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1997 04 22 PC2 Qum& F`yOFTHt� PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California April 22, 1997 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 97-028 Beginning Minute Motion 97-005 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of April 8, 1997 B. Department Report PC/AGENDA V. PUBLIC HEARINGS A. Item .................. Applicant ............ Location ............. Request ............... Action ................ B. Item ................... Applicant ............. Location .............. Request ............... Action ................. VI. BUSINESS ITEMS TENTATIVE TRACT MAP 28410 AND SITE DEVELOPMENT PERMIT 97-602 McComic Consolidated, Inc. South of PGA Boulevard along the east side of Cedar Crest, south of Riviera along the east and west sides of Medinah, South of Merion along the west side of Interlachen, and west of Colonial 1) To subdivide 17 acres into 69 single family and other common lots in PGA West resort and club, and 2) approval of three house plans (compatibility review) Resolution 97- , Resolution 97- TENTATIVE TRACT 28444 KSL Land Corporation The south side of the southern terminus of PGA Boulevard and west of Madison Street abutting the Tom Weiskopf and Jack Nicklaus Tournament Golf Courses Approval of the subdivision of 38.36 acres into 69 single family and other common or street lots Resolution 97- A. Item .................. HIGHWAY 111 GUIDELINES Applicant ............ City of La Quinta Location ............. Highway 111 from the easterly City limits to the westerly limits Request .............. Approval of landscaping, entry signs, bus stops and building design guidelines Action ............... Minute Motion 97- VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Report of the City Council meeting of April 15, 1997. III. ADJOURNMENT PC/AGENDA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, California April 8, 1997 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:00 P.M. by Chairman Abels who asked Commissioner Woodard to lead the flag salute. B. Chairman Abels requested the roll call: Present: Commissioners Butler, Gardner, Newkirk, Tyler, Woodard, and Chairman Abels. It was moved and seconded by Commissioners Tyler/Gardner to excuse Commissioner Seaton. Unanimously approved. C. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. CONFIRMATION OF THE AGENDA: Confirmed III. PUBLIC COMMENT: None IV. CONSENT CALENDAR A. Chairman Abels asked if there were any changes to the Minutes of March 4, 1997 or March 25, 1997. Commissioner Tyler asked that the Minutes of March 4, 1997 be amended as follows: Page 6: first sentence referred to "Lots 230-235"; the last sentence changed to read: "it appears there is no legal basis to deny the request"; and correct the wording for the motions for Items 26, 27, 29, 32, and 33. Commissioner Gardner asked that Page 2, Item 7 revised to read: "....was designed to handle in excess of what the 100-year storm...."; and "The water that ran in the storm channel...". Commissioner Tyler asked that wherever the "basin" was referred to it be either a "retention" basin or "detention" basin. There being no further corrections PC4-8-97 Planning Commission Meeting April 8, 1997 to the Minutes of March 4, 1997 or March 25, 1997, it was moved and seconded by Commissioners Tyler/Butler to approve the minutes as corrected and submitted. Unanimously approved. B. Department Report: None V. PUBLIC HEARINGS: A. CONDITIONAL USE PERMIT 96-032; a request of Mr. and Mrs. Fred Wolff for approval of the use of an existing detached guest room as a one bed and breakfast unit in conjunction with a single family residence. 1. Chairman Abels 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 Abels asked if there were any questions of staff. 3. Commissioner Tyler asked if Avenida Madero was located was a cul-de-sac. Staff stated it was. 4. Commissioner Woodard asked the height of the guest cottage. Staff referred the question to the applicant. Chairman Abels asked if the applicant would like to address the Commission. Mrs. Kay Wolff, applicant, stated she would be available for any questions the Commission may have. 6. Commissioner Woodard asked Mrs. Wolff to identify the location of the windows and doors on the guest room. Ms. Wolff identified where the windows were located. 6. Chairman Abels asked if the preparation and serving of food was under the jurisdiction of the Health Department. Ms. Wolff responded that she had been inspected and approved by the Riverside County Health Department. 7. There being no further comment, it was moved and seconded by Commissioners Butler/Newkirk to adopt Planning Commission Resolution 97-025 approving Conditional Use Permit 96-032, subject to the findings and Conditions of Approval as recommended. PC4-8-97 2 Planning Commission Meeting April 8, 1997 ROLL CALL: AYES: Commissioners Butler, Gardner, Newkirk, Woodard, and Chairman Abels. NOES: None. ABSENT: Commissioner Seaton. ABSTAIN: Commissioner Tyler. B. CONDITIONAL USE PERMIT 97-033 AND PARCEL MERGER 97-318; a request of Thomas Dodd for approval to construct a detached secondary "Granny" unit and carport structure adjacent to an existing single family house and merge two and a half parcels into one parcel. Chairman Abels 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. 2. Chairman Abels asked if there were any questions of staff. 3. Commissioner Woodard asked staff what the height of the landscaping required in Condition #9. Planning Manager Christine di Iorio stated it was to be 36-inches. 4. There being no public comment, Chairman Abels closed the public hearing. 5. There being no further comment or questions, it was moved and seconded by Commissioners Tyler/Gardner to adopt Planning Commission Resolution 97- 026 approving Conditional Use Permit 96-033, subject to the findings and Conditions of Approval as submitted. ROLL CALL: AYES: Commissioners Butler, Gardner, Newkirk, Tyler, Woodard, and Chairman Abels. NOES: None. ABSENT: Commissioner Seaton. ABSTAIN: None. 6. It was moved and seconded by Commissioners Butler/Newkirk to adopt Planning Commission Resolution 97-027 approving Parcel Merger 97-318. ROLL CALL: AYES: Commissioners Butler, Gardner, Newkirk, Tyler, Woodard, and Chairman Abels. NOES: None. ABSENT: Commissioner Seaton. ABSTAIN: None. PC4-8-97 Planning Commission Meeting April 8, 1997 C. TENTATIVE TRACT MAP 28410 AND SITE DEVELOPMENT PERMIT 97-602; a request of McComic Consolidated, Inc. for approval to subdivide 17 acres into 69 single family and other common lots in PGA West resort and club and compatibility approval of three house plans. Chairman Abels noted that the applicant had requested to have this item continued. 2. It was moved and seconded by Commissioners Tyler/Gardner to continue Tentative Tract 28410 and Site Development Permit 97-602 to April 22, 1997, as requested by the applicant. Unanimously approved. VI. BUSINESS ITEMS: A. SITE DEVELOPMENT PERMIT 96-590; a request of Lapis Energy Organization for approval of a revised layout for Parcel 1 of Tentative Parcel Map 28422, relating to the public fueling facility. 1. Chairman Abels asked for the staff report. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Abels asked if there were any questions of staff. There being no questions, Chairman Abels asked if the applicant would like to address the Commission. Mr. John Gabbard, the applicant, stated he was available to answer any questions. 3. Commissioner Woodard asked staff to clarify the site for the public art and the open space area. 4. Commissioner Gardner asked staff to identify what appeared to be a new structure between the two buildings. Staff stated it indicated two underground tanks. 5. Commissioner Tyler stated his concern about the location of the underground tanks. Would the supply trucks block traffic coming and going onto Dune Palms. Mr. Gabbard stated the drawing showed a delivery truck parked when it would be dispensing. As shown on the drawing, it would not block any traffic. Commissioner Tyler asked how they could guarantee the truck would park there. Mr. Gabbard stated they could only lay out the procedures and instruct the drivers. PC4-8-97 Planning Commission Meeting April 8, 1997 6. Commissioner Woodard asked why the redesign of the parking area on the rear or east property line generated a lot of open space in that area. This open space could be used in the front portion. Mr. Gabbard stated the redesign was an attempt to help the flow of traffic and increase the landscaping in this area. It would also allow room for the building to be expanded if the adjacent tenant wanted to. Commissioner Woodard stated that if the floor space of the building was increased, it would require more parking and that would require taking away open space. He suggested that the area stay as it was originally designed and move the parking to the east and generate open space into the center of the project. 7. Commissioner Woodard asked staff to explain what they were wanting in regard to Condition 80. Planning Manager Christine di Iorio stated staff was concerned about the traffic/pedestrian circulation and not the landscaping. The landscaping would be approved at a later date. Commissioner Butler asked where on the site would the parking be, if the building was expanded. Mr. Gabbard stated the existing proposed parking already exceeds their requirements and the expansion would not require any additional parking. 9. Commissioner Woodard stated that any additions to the buildings would come back to the Commission for review, and that is fine. However, he thought the parking should be moved east to open up the center area and create more landscaping to the front of the project. 10. Commissioner Tyler stated that would expose a lot more asphalt instead of landscaping. Commissioner Woodard explained that it would increase the landscaping instead of asphalt. Discussion followed regarding the orientation of the parking and landscaping. 11. Commissioner Butler stated that the redesign would negate the issue as there already was an expansive amount of landscaping in the center portion. 12. There being no further comment it was moved and seconded by Commissioners Tyler/Newkirk, to adopt Minute Motion 97-005 approving Site Development Permit 96-590, subject to the findings and Conditions of Approval as recommended. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. PC4-8-97 Planning Commission Meeting April 8, 1997 VIII. COMMISSIONERS ITEMS. A. Commissioner Tyler gave a report of the City Council meeting of April 1, 1997. B. Commissioner Gardner asked staff to clarify why the Conditional Use Permit was approved prior to the parcel merger for the Dodd application. If the parcel merger had not been approved, there would be no use for the conditional use permit. Staff stated it should have been first. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Newkirk/Butler to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on April 22, 1997, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:42 p.m. on April 8, 1997. PC4-8-97 PH #A STAFF REPORT PLANNING COMMISSION DATE: APRIL 22, 1997 (CONTINUED FROM APRIL 8, 1997) CASE NOS.: TENTATIVE TRACT MAP 28410 AND SITE DEVELOPMENT PERMIT 97-602 REQUESTS: (1) APPROVAL OF THE SUBDIVISION OF 17-ACRES INTO 69 SINGLE FAMILY AND OTHER COMMON AMENITY LOTS, AND (2) APPROVAL OF PROTOTYPE HOUSES WHICH RANGE IN SIZE FROM APPROXIMATELY 2,203 TO OVER 3,000 SQUARE FEET (COMPATIBILITY REVIEW) LOCATION: GENERALLY 560-FEET SOUTH OF PGA BOULEVARD ALONG THE EAST SIDE OF CEDAR CREST, SOUTH OF RIVIERA ALONG THE EAST AND WEST SIDES OF MEDINAH, SOUTH OF MERION ALONG THE WEST SIDES OF INTERLACHEN AND COLONIAL APPLICANT: MC COMIC CONSOLIDATED, INCORPORATED (R. GEOFFREY MC COMIC, PROJECT MANAGER) PROPERTY OWNER: SEOKTOP/MC COMIC, LLC ENGINEERS: LAND DEVELOPMENT CONSULTANTS (MR. STEVE SOMMERS AND MR. BRIAN ESGATE) ARCHITECT: THE MC KINLEY ASSOCIATES LANDSCAPE ARCHITECT: HORTON SHEPARDSON ASSOCIATES ENVIRONMENTAL CONSIDERATION: THESE APPLICATIONS ARE FOR A SITE THAT IS PART OF THE PGA WEST RESORT, AND HAVE BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER SECTION 65457(A) OF PLANNING AND ZONING LAW BECAUSE AN ENVIRONMENTAL IMPACT REPORT WAS PREPARED FOR THE "PGA WEST SPECIFIC PLAN" AND STPC410R-13, RESO410-13, COND410-7 1 CERTIFIED BY THE CITY COUNCIL ON MAY 1, 1984. THE EIR DOCUMENT WAS SUBSEQUENTLY AMENDED BY THE COUNCIL IN 1988. THEREFORE, NO ADDITIONAL ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) ZONING/ SPECIFIC PLAN DESIGNATIONS: RL (LOW DENSITY RESIDENTIAL) AND SPECIFIC PLAN RESIDENTIAL PER SP 83-002 (AMENDMENT #3) BACKGROUND: Planning Commission Action On April 8, 1997, the Planning Commission, on a 6-0 vote, continued the public hearing for these cases to April 22, 1997, at the request of the applicant. PGA West History In 1984, the City approved the Landmark Land (LML) PGA West Specific Plan (83-002) permitting 5,000 single family homes, a Resort Village (400 hotel room units, 250 apartment/condominium cottages, and support facilities), four 18-hole golf courses, and other commercial resort facilities on 1,600+ acres. In 1996, the City Council approved a third amendment to SP 83-002 by Resolution 96-67 with KSL Land Corporation to resolve and/or delete many of the obsolete policies or graphics in the Plan that were not consistent with the long term development plans of KSL Land Corporation or the Zoning Code (Attachment 1, Land Use Plan - Reduced). The purpose of the Plan is to "guide the character, design and standards of development at PGA West." Site Background /Tract History The project site is vacant. The streets within the project were installed by a prior developer. The properties can gain access to PGA Boulevard by using Jack Nicklaus STPC410A-13, RESO410-13, COND410-7 2 Boulevard via Riviera or other streets in this area of PGA West. Interlachen, a private street, provides direct access to 581' Avenue, a public street. Project Request This map proposes to create 69 single family residential and various other miscellaneous lots on approximately 17-acres in the southern portion of the PGA West development (Attachments 2 and 3). The lots vary in size from 7,983 to 17,498 square feet, with most lots measuring 55' to 60' in width by 150' in depth. Two common recreation lots (Lots "A" and "B") are located on opposite ends of the project. The single family lots back up to the existing golf course fairways of the Jack Nicklaus Private Course with the exception of Lots 54 and 55 which abut Common Lot "B". The applicant has submitted plans to develop prototype houses for this map which range in size from 2,203 to 3,013 square feet. All proposed houses are one-story and do not exceed 20-feet in overall height excluding chimneys. The architectural plans have not been distributed because they are still incomplete. This problem is addressed later in the report. Public Notice This map application was advertised in the Desert Sun newspaper on March 16, 1997. All affected property owners within 500-feet were mailed a copy of the public hearing notice as required by Title 13 (Subdivision Ordinance) of the La Quinta Municipal Code and Charter. Letters received are discussed in Issue 7 of this Report. On April 8, 1997, the Planning Commission continued these cases to April 22, 1997, pursuant to the written request of the applicant. Environmental Assessment As noted, this site has received prior environmental consideration and the Community Development Department deems no further review is warranted. STATEMENT OF THE ISSUES: Based on the provisions of the General Plan, SP 83-002, Zoning Code, and the Subdivision Ordinance (Title 13) the following overview of the project is provided: Issue 1 - General Plan Consistency/PGA West Specific Plan (SP 83-002) The City's General Plan designates the site as Low Density Residential (2-4 dwellings per acre) which allows single family housing. The specific plan is consistent with the existing General Plan and its internal elements because only 5,000 homes are allowed in the PGA STPC410A-13, RESO410-13, COND410-7 3 West development along with other commercial resort amenities. The proposed single family development is consistent with the City's General Plan and PGA West Specific Plan as designed because detached single family houses are permitted in the SPR District of SP 83-002 (Chapter 3). The adopted Specific Plan for this community outlines its long term development pattern for this mixed -use project. Its text includes a land use map and narrative describing all land uses in the area. The proposed tract map is in a residential district area of the Plan (i.e., SPR District). Under Specific Plan 83-002, the developer is not required to provide common recreational facilities unless attached single family houses are proposed (e.g., one per 30 houses). The developer is proposing two common recreation areas with pool facilities even though attached housing units are not being proposed. The developer has stated to staff that they are proposing common recreation areas at sites previously planned for common recreational facilities by the Sunrise Company under Tentative Tract Map 25499. Condition #43 ensures those common recreation facilities shown on the map application are installed during development of the Tract. Issue 2 - Tract Design/Improvements The streets within the Tract are improved at this time. Access to PGA Boulevard is possible by using Jack Nicklaus Boulevard or other streets in the development. Cedar Crest, a 1,400-foot long cul-de-sac street, will be required to be extended north into Tentative Tract Map 28259 thereby improving traffic circulation within PGA West. Cedar Crest, when extended to the north, will comply with the provisions of the Subdivision Ordinance which requires cul-de-sac streets to be less than 660-feet in overall length per Chapter 13.24. No major infrastructure improvements are necessary for development of the property. The recommended conditions will ensure that all on -site work is consistent with City standards. Issue 3 - Environmental Consideration The City Council certified the EIR and approved this master planned development request in May of 1984 and amended it in 1988, as previously noted. The project is exempt from further environmental consideration because the Tentative Tract Map complies with the Specific Plan and accompanying EIR. Issue 4 - Compatibility Review Under the Zoning Code provisions, this development is required to receive approval of the new units through a Compatibility Review (Section 9.60.290). Since the architectural STPC410A-13, RESO410-13, COND410-7 plans are not completed, the applicant has requested that the Planning Commission continue the public hearing for Site Development Permit 97-602 to May 13, 1997. Issue 5 - Health and Safety Concerns All necessary infrastructure improvements for this project are either installed or will be constructed as required by the attached Conditions. This includes water, sewer, streets, and other necessary improvements. Issue 6 - Public Agency Comments All agency comments received have been made a part of the Conditions of Approval for this case. The letters are on file with the Community Development Department. Issue 7 - Neighborhood Letters of Concern On April 16, 1997, Mr. Robert W. Foulk, an adjacent property owner, submitted a letter (Attachment 4) identifying various concerns he has with this project accompanied by petitions from his neighbors (Attachment 5, Sample Petition). Mr. Foulk's letter states that he and his neighbors are concerned that houses are being planned on the small island in the vicinity of Colonial and Interlachen (Lots 54 and 55), and these off -fairway houses are "... not in keeping with the good planning objectives" for PGA West. Copies of the petitions are on file with the Community Development Department. Staff Comments On April 15, 1997, staff spoke with the applicant by telephone concerning the architectural plans for the project. Mr. Mc Comic stated that his architect has not had time to revise the plans for his project, but that he would like to the Commission to consider the subdivision application. A recommendation based on this request is provided. Concerning Lots 54 and 55 of the Map, the Sunrise Company in 1990 had plans to build two houses facing Interlachen as requested by the applicant. Staff has reviewed the provisions of SP 83-002 (PGA West Specific Plan), and determined that the proposed lots (or houses) are allowed per Section 3.1.1 of the Zoning and Development Regulations provided the lot frontage of each lot is 55-feet or larger. The lots in question have frontages of not less than 72 feet with depths of approximately 150-feet which comply with the minimum standards set by the Commission and Council in 1996. CONCLUSION: Findings as noted in the attached Resolution for a recommendation of approval for the subdivision map can be made. The tentative tract map, as conditioned, is consistent with STPC410A-13, RESO410-13, COND410-7 5 the existing PGA West facilities in the immediate area. No Conditions are recommended by staff which limit development of Lots 54 and 55. RECOMMENDATIONS: Adopt Planning Commission Resolution 97 =, recommending to City Council conditional approval of Tentative Tract Map 28410, subject to Conditions; and 2. Adopt Minute Motion 97- , continuing the public hearing for Site Development Permit 97-602 to May 13, 1997, as requested by the applicant. Attachments: 1. PGA West Land Use Map - Reduced 2. Location Map 3. TTM 28410 - Reduced 4. Letter from Mr. Robert W. Foulk 5. Sample Petition Letter 6. Large Exhibits (Planning Commission Only) Prepared by: Greg 3 sdell, Associate Planner I I Submitted by: Christine di lorio, Planning Manager STPC410A-13, RESO410-13, COND410-7 6 PLANNING COMMISSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 28410 TO SUBDIVIDE 17-ACRES INTO 69 SINGLE FAMILY AND OTHER COMMON LOTS IN PGA WEST RESORT APPROXIMATELY 560-FEET SOUTH OF PGA BOULEVARD ALONG THE EAST SIDE OF CEDAR CREST, SOUTH OF RIVIERA ALONG THE EAST AND WEST SIDES OF MEDINAH, SOUTH OF MERIO.N ALONG THE WEST SIDES OF INTERLACHEN AND COLONIAL CASE NO.: TTM 28410 APPLICANT: MC COMIC CONSOLIDATED, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the a and 22"d days of April, 1997, hold duly noticed Public Hearings and consider the request of Mc Comic Consolidated to approve a 17-acre site with 69-single family and other common lots in the PGA West Resort approximately 560-feet south of PGA Boulevard along Cedar Crest, Merion, Medinah, Colonial and Interlachen (private streets), more particularly described as: Portions of Section 21, T6S, R7E, S.B. B.M. (APN: 761-481-017, 018, 026 and 027, and 761-491-015) in the City of La Quinta, County of Riverside, State of California WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Director has determined that the original Environmental Impact Report for Specific Plan 83-002 (PGA West Specific Plan) approved by the City Council in 1984, and as amended in 1988, is still valid and binding on this development request. Therefore, no additional environmental review is warranted; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following Mandatory Findings of approval to justify to the City Council approval of Tentative Tract Map 28410: A. The proposed map is consistent with the City of La Quinta General Plan and any applicable specific plans. The project is in a Low Density Residential (LDR) District per the provisions of the General Plan. Therefore, the density requirement of the Land Use Element RESOPC410-13/COND410-7 Resolution 97- Tentative Tract Map 28410 (Chapter 2) shall be met. The Tract, as designed, is consistent with the goals, policies and intent of Specific Plan 83-002 (Amendment #3) which permits 5,000 residential units in PGA West, a master planned golf resort. The site is zoned Low Density Residential (RL District) and designated Specific Plan Residential (SPR) under SP 83-002 (Amendment #3) which permit single family developments (i.e., attached or detached housing units). All plans for future single family homes shall be consistent with the provisions of the Specific Plan and Zoning Code in effect at the time building permits are acquired. The development of the project, as conditioned, will be compatible with the surrounding area. B. The design or improvement of the proposed subdivision is consistent with the La Quinta General Plan and any applicable specific plans. The density and design standards for the Tract will comply with the Specific Plan 83-002 and the Land Use Element of the General Plan (Chapter 2). All streets and improvements in the project conform to City standards of the General Plan and Subdivision Ordinance as designed. All on -site streets are private and will be maintained by a Homeowner's Association. Cedar Crest, an existing cul-de-sac street, will be extended north into Tentative Tract Map 28259 to enhance the circulation system within the southern portion of PGA West. C. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The subject site is physically suitable for the proposed land division and is part of other previously approved subdivision maps by The Sunrise Company approved by the City but not fully completed. The original development plan will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures were required during the grading of the site by Landmark Land Company and The Sunrise Company a few years ago. Dust control measures shall be required during any further on -site construction work as required by Chapter 6.16 of the Municipal Code. D. The design of the subdivision or type of improvements are not likely to cause serious public health problems. Health and safety concerns were addressed in 1984 and 1988, during consideration and approval of the master planned PGA West Resort. Mitigation measures were imposed to reduce noise, traffic and other environmental concerns under Specific Plan 83-002 (Amendment #3). The design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. RESOPC410-13/COND410-7 Resolution 97- Tentateve Tract Map 28410 E. The design of the subdivision or type easements, acquired by the public at large within the proposed subdivision. of improvements will not conflict with for access through, or use of, property The proposed private streets are planned to provide direct access to each single family lot. All required public easements will provide access to the site or support necessary infrastructure improvements. The project as designed and conditioned complies with all City requirements and Specific Plan 83-002 (Amendment #3). WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered, the effect of the contemplated action on housing needs of the region for purposes of balancing those needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby reconfirm the conclusions of the Environmental Impact Report for Specific Plan 83-002 (as amended) and originally approved in 1984; 3. That it does hereby recommended to the City Council approval of Tentative Tract Map 28410 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 22nd day of April, 1997, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California RESOPC410-13/C OND410-7 Resolution 97- Tentative Tract Map 28410 ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California RESOPC410-13/COND410-7 PLANNING COMMISSION RESOLUTION 97- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 28410 MC COMIC CONSOLIDATED APRIL 22, 1997 CONDITIONS OF APPROVAL GENERAL 1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply (APN: 761-481-017, 018, 026, 027 and 761-491- 015). 2. Tentative Tract Map No. 28410 shall comply with the requirements and standards of §§ 66410-66499.58 of the California Government Code (the Subdivision Map Act) and Title 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following conditions. This map approval shall expire and become void within two years of the City Council approval unless extended based on the provisions of Section 13.12.150 of the Subdivision Ordinance. 3. Prior to the issuance of a grading permit or building permit for construction of any building or use contemplated by this approval, 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/Coachella Valley Unified School Districts - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For subdivisions requiring project -specific NPDES construction permits, the applicant shall include a copy of the application for the COND410-7/RESO410-13 PLANNING COMMISSION RESOLUTION 97-_ TENTATIVE TRACT MAP 28410 APRIL 22, 1997 Notice of Intent with grading plans submitted for plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of the proposed Storm Water Pollution Protection Plan for review by the Public Works Department. 4. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. PROPERTY RIGHTS 5. All easements, rights of way and other property rights required of the tentative map or otherwise necessary to facilitate the ultimate use of the development and functioning of improvements shall be dedicated, granted or otherwise conferred, or the process of said dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing of a certificate of compliance for waiver of a final map. The conferral shall include irrevocable offers to dedicate or grant easements to the City for access to and maintenance, construction, and reconstruction of all essential improvements which are located on privately -held lots or parcels. 6. 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. 7. The applicant shall dedicate 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. The applicant shall dedicate 10-foot public utility easements contiguous with and along both sides of all private streets. 9. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, and common areas. FINAL MAP(S) AND PARCEL MAP(S) 10. As part of the filing package for final map approval, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files COND410-7/RES0410-13 2 PLANNING COMMISSION RESOLUTION 97-_ TENTATIVE TRACT MAP 28410 APR IL 22, 1997 shall utilize standard AutoCad menu choices so they 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 including approved revisions to the plans. If the plans were not produced in AutoCad or another program which is convertible to AudoCad, the applicant may substitute scanned raster -image files of the as -built plans in place of the AutoCad files required above. IMPROVEMENT PLANS 11. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading" and, if necessary, "Drainage" and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 12. 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. 13. When final plans are approved by the City, and prior to approval of the final map, 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 choices so they 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 including approved revisions to the plans. IMPROVEMENT AGREEMENT 14. 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 agendization of a final map or parcel map or issuance CONN I 0-7/RESO410-13 3 PLANNING COMMISSION RESOLUTION 97-_ TENTATIVE TRACT MAP 28410 APR I L 22, 1997 of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Title 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. 15. If improvements are secured, the applicant shall provide approved estimates of improvement costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, tract 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. 16. If the applicant desires to phase improvements and obligations required by the conditions of approval and secure those phases separately, a phasing plan shall be submitted to the Public Works Department for review and approval by the City Engineer. The applicant shall complete required improvements and satisfy obligations as set forth in the approved phasing plan. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase unless a construction sequencing plan for that phase is approved by the City Engineer. 17. If improvements are phased with multiple final maps or other administrative approvals (conditional use permits, etc.), development -wide improvements (ie: retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City Engineer. GRADING 18. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. COND410-7/RES0410-13 4 PLANNING COMMISSION RESOLUTION 97-_ TENTATIVE TRACT MAP 28410 APR IL 22, 1997 19. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 20. The applicant shall comply with the City's flood protection ordinance. 21. The applicant shall furnish a thorough preliminary geological and soils engineering report (the "soils report") with the grading plan. 22. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s), if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 23. The applicant shall endeavor to minimize differences in elevation at the interface of this development with abutting properties and of separate tracts within this development, if any. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract, but not sharing common street frontage, where the differential shall not exceed five feet. If the applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve alternatives that preserve community acceptance and buyer satisfaction with the proposed development. 24. Prior to issuance of building permits, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that lists actual building pad elevations for the building lots. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. DRAINAGE 25. Storm drainage shall comply with the drainage and hydrology plan approved for the PGA West Specific Plan area. COND410-7/RES0410-13 5 PLANNING COMMISSION RESOLUTION 97-_ TENTATIVE TRACT MAP 28410 APRIL 22, 1997 UTILITIES 26. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 27. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. LANDSCAPING 28. Landscape and irrigation plans for landscaped lots and landscape setback areas shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 29. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 30. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. QUALITY ASSURANCE 31. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 32. The applicant shall arrange and bear the cost of measurement, sampling and testing not included in the City's permit inspection program but which are required by the City to provide evidence that materials and their placement comply with plans and specifications. COND410-7/RESO410-13 6 PLANNING COMMISSION RESOLUTION 97-_ TENTATIVE TRACT MAP 28410 APR IL 22, 1997 33. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 34. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the plan computer files previously submitted to the City to reflect the as -constructed condition. MAINTENANCE 35. The applicant shall make provisions for continuous maintenance of drainage, landscaping and on -site street improvements. The applicant shall maintain off -site public improvements until final acceptance of improvements by the City Council. 36. The applicant shall provide an executive summary maintenance booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. FEES AND DEPOSITS 37. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. FIRE DEPARTMENT 38. Schedule A fire protection approved Super fire hydrants (6" X 4" X 2.5" X 2.5") will be located at each street intersection spaced not more than 330-feet apart in any direction with any portion of any frontage more than 165-feet from a fire hydrant. Minimum fire flow will be 1,000 G.P.M. for a two-hour duration at 20 PSI. COND410-7/RESO410-13 7 PLANNING COMMISSION RESOLUTION 97-_ TENTATIVE TRACT MAP 28410 APR IL 22, 1997 39. Prior to recordation of the final map, the applicant/developer will furnish one blueline copy of the water system plans to the Fire Department for review and approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed and approved by the 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." 40. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. MISCELLANEOUS 41. The provisions of Specific Plan 83-002 (PGA West Specific Plan), including sideyard setbacks, shall be met prior to issuance of building permits. 42. Developer agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. 43. The site developer shall submit the recreation amenity package to the Community Development Department for review and approval prior to issuance of building permits. Restroom facilities shall be provided at each of the common pool lots. Separate restroom facilities shall be accessible to the golf course maintenance workers and homeowner gardeners during their normal working hours. 44. All agency letters received for this case are made part of the case file documents for plan checking purposes. COND410-7/RES0410-13 ATTACHMENTS WEST RESORT LOCATION MAP KC/l1/�'TYMAP NOT TO SCALE ATTACHMENT CASES: TENTATIVE TRACT MAP NO. 28410 AND SITE DEVELOPMENT PERMIT 97-602 /At THE' CITY OF LA allINTA, COUNTY OF HIVHRSIE>H Tt=NTA TI VAE TRA OT NO. 28410 ®GA WHST OECEMBER, Noe LAND DEVELOPMENT CONSULTANTS w WV&7YUW raa m vJ Lii31L A�7�1� P4LPltJMNP�l9 dI fJIPP NIL PaIP iarm d DmO N a M� m �eJ n IMra6ir P; eraec Para Cm� P /els© oxrt auaM _ �� �n smmr�'me, rviaQ wrr - monv -urr scv ®era sor - mvmu aura eru ®on rom - Pmsa sorer sm maoa nmen LOYSLAALQAf' ue r xieaw v - amoe- ros �a•rol -me .aa sao a - roar ss LIMCC Q? tiros 8•/4 /rOtO N[OI 1-41D qse - I rNf 1� H r� rurr /-I yglpf 1HIrC .f P�1r mu rOV GGPlRM rase®rdr � av muosasmsr nwlesorr LW 1eC IOM P2�L4�iVMeP AROUSg4sA&M IAM& B ran � a0Y I 5L-q=- '°m' PLANNING - ATTACHMENT 3 12 bo0%1 c.,n. 11 10 c� 0 TRACT NLt 21842 202/51-61 GOLF COURSE —1 N b Ir w.rssa ® C 1 � A b N IL-da FA jngrr 1 LEii91D ' ®r "4 — om— oes rws nsaar ,ere ar.mN ,.,,, ®vi.•ar, /1 Nr/oom noaMSe1 s ® � ,.tie �rrn ®v<.rrP, r v. wmea�s ry rsev,.re .rs Jek, Bl/! %�i' %R�'iN �OT-A ®�•�r,,sa P '�v�rwc® . mePra* Nr •sv >o mrJ 3 �C�j, � � �y � � Irwmnima�,® is wo°�rt'`r p G®Np�l�Ig7 '� � y ®vt � �� IV siF.y�q .NLP A LOTH AS ry 0' TRACT NO. 2B11B FA/RMIAY ROBERT W. F'OULK 5 7-5 40 I NTERLACH EN LA OUINTA, CA.,92253 (6 19)77 1- 1 649 pril 16, 1997 ity of LaQuinta arming Commission i y Hall, Lucinda onorable Chairman and Members of the Commission ATTACHMENT 4 aclosed are signed petitions from 47 homeowners in the close vicinity of Interlachen and Colonial, (small land island) which town on Tentative Map No. 2841, PGA West, presently under consideration by you. Specifically these petitions are to reque 3u deny housing on this particular interior block GA West is a well planned community with all back yards adjacent and touching open space areas of golf course or water ;apes. The developed areas within the community have a definite open space characteristic unique to the Coachella Valley ai Ktremely well done at PGA West. These two lots, ( surrounded by streets and limited open space )if allowed, will not provide teir subsequent users an ambiance simalar or equal to that of the other 1500 plus homes existing in the community. additionally, the Architectural Guidelines for home construction in PGA West Res. 2 allows but does not encourage rear ya: rivacy walls limited to 20" in height (previously 36"). Two homes within the subject island area would not afford any priva4 their inhabitants as they would have a street both in front of and behind the houses with a maximum 20" high privacy wall. be rather shallow open area shown to the rear of these lots is not sufficient to screen the rear of the houses from the Colonial treet loop. 'he subject island of land is not suited for lotting by it's size, shape and interior location. Any housing on such a small irregu haped interior parcel is simply not in keeping with good planning objectives. I urge you to disallow housing on the subject Bland to maintain the integrity of the overall PGA West Planned Community. Very Truly Yours Robert W. Foulk IUD � I� APR 16 1997 CITY OF LAQUCNTA PLANNING DEPAPIDAENT SPECIFICALLY THE COLON IAL-INTERLACH EN ISLAND ATTACHMENT 5, We, the undersigned respectfully request you deny the portion of the tentative map that shows two lots on the approx. 1 acl island that is surrounded by Interlachen and Colonial within the PGA West community for the following reason. 1- There are numerous small islands in the developed portions OF PGA West of a similar size, all of which are pool or manicured open space sites, none with houses. 2- All PGA West existing homes have rear yards that front on vast acreage golf course or interior lakes negating the need I rear yard fencing or walls to screen the buildings from opposite neighbors, not possible for the proposed two lots. 3- There are no interior blocks of houses in PGA West, but rather a character of lineal streets with one set of houses each and frequent visual relief along the streets with golf course, triangular parks and pools, each street set apart from others t large open areas of golf course, or interior block lakes 4- These two lots if allowed would stand alone in the community as the only properties not conforming to the concept of re yard openness and would appear out of place with respect the rest of PGA West as developed. 5- Interlachen is a relatively long block with an auxiliary gate out of the property to 58th, and ultimately may have many c residents traveling along it. The tentative map proposed shows virtually solid housing along both Interlachen and Medinah the exception of a very small amount of open space surrounding these two ill conceived lots. 6- The proposed two lots violate the integrity of the land use example established at PGA West, proposing the first ever configuration of homes, basically surrounded by other homes and streets rather than golf course or other open amenities, actually projecting a local crowded appearance. 7- A 1 acre, plus or minus interior block with housing, surrounded by other houses and streets cannot be found any when PGA West or any other Planned Development in the Coachella Valley and appears to be an attempt to maximize land yiel builder at the expense of the cominnunity. In sununary, the island of land is not suited for lotting by its shape, size and 'ulterior location, is isolated from open space and would -create substandard lots. Putting it to open space use in it's entirety would enhance their proposed land plan by breaking the monotony of continuous rows of housing on both Medinah and Interlachen as they propose. We urge you to disallow housing on the subject island to maintain the integrity of the overall planned development at PGA West and not to be compromised by crowding lots into areas not desirable for such a use. Thank you for your attention and consideration. Very Truly Yours ,� A -a rL E , 1% R tie, Name:,�-' - Address:, • G �.� /�/�/ b �� cc. Robert W. Foulk 57-540 Interlachen LaQuinta, Ca.,92253 r PG& WEST. April 16, 1997 Jerry Herman, Director Community Development Department City of La Quinta P. O. Box 1504 La Quinta CA 92253 Re: Tentative Tract Map No. 28410 Submitted By McComic Consolidated Dear Mr. Herman: PGA WEST II RESIDENTIAL ASSOCIATION, INC. P.O. BOX 1282, LA QUINTA, CA 92253 (619) 776-5100 FAX (619) 776-5111 ;APR 7 1997 J CITY OF LACiUNT=, PLANNING DEPARTMENT Thank you for meeting with our property manager John Handel and his assistant John Monahan yesterday to review various concerns of both the Board of Directors and individual homeowners in PGA WEST 11 Residential Association, as they relate to the above -referenced tract map submitted by McComic Consolidated. The purpose of this letter is to communicate those concerns in writing to the La Quinta Planning Commission, for consideration at the April 2214 Public Hearing. The Association's four concerns prioritized in order of importance: 1) PLACEMENT OF THE PROPOSED MODEL COMPLEX - The model complex should be placed on Cedar Crest at the cul-de-sac, to minimize security concerns with public access through our residential gatehouse on Jack Nicklaus Blvd. By locating the models just inside the gate, on a connecting road off of Jack Nicklaus Blvd., the flow of sales traffic can be controlled much more effectively, without giving the public access to other private residential streets. The Board feels very strongly about this issue. As the roadway for ingress and egress will require the cooperation of KSL, our Board looks forward to working with Seoktop and KSL to resolve this issue to our mutual benefit. 2) ADDITIONAL POOLS ARE NEEDED - The Board requests that Seoktop install community pools at the following locations: Southeast side of Cedar Crest, halfway between the cul-de-sac and Riviera, West side of Medinah halfway between Riviera and Merion, North side of Merion at the intersection of Merion and Interiachen, the island on Colonial, and the cul-de-sac on Cedar Crest.. These sites are in conformance with the original specific plan as developed by Sunrise Company, and coincide with the existing ratio of community pools to finished homes in that area. d:\john\pgares2\city re tract map 28410 - seoktop 4.16.97.doc MR. JERRY HERMAN APRIL 16, 1997 PAGE TWO 3) POOL/GREENBELT ONLY ON COLONIAL ISLAND - Nowhere at PGA WEST are there homes on an "Island" created by surrounding streets such as those proposed by Seoktop on Colonial. A much more appropriate use for this parcel would be a large community pool, park and greenbelt. Homes at this location would not complement the surrounding development and are not acceptable to many of the existing residents on lnterlachen. 4) GOLF CART/MAINTENANCE EQUIPMENT ACCESS - Along Medinah and lnterlachen, as proposed, there would be no golf cart or equipment access. The Board respectfully requests that you study a means of providing access along these two streets. It is the Association's firm desire to see a successful development of new homes by Seoktop, as part of PGA WEST 11 Residential Association. To that end, we want to work closely with the Developer to achieve a good relationship - one that will benefit all parties. We thank your for the opportunity to communicate our concerns with the proposed Tentative Tract Map 28410. Sincerely, BOARD OF DIRECTORS PGA WEST 11 RESIDENTIAL ASSOCIATION cc: Geoff McComic, McComic Consolidated John Handel, Association Manager dAjohn\pgares2\c1ty re tract map 28410 - seoktop 4.16.97.doc PGA WEST II RESIDENTIAL ASSOCIATION, INC. P.O. BOX 1282, LA QUINTA, CA 92253 (619) 776-5100 FAX (619) 776-5111 'GSA WEST. April 16, 1997 Greg Trousdale, Associate Planner Community Development Department City of La Quinta P. O. Box 1504 La Quinta CA 92253 Re: Preliminary Elevations/Floor Plans Tract Map No. 28410 Submitted By McComic Consolidated Dear Mr. Trousdale: At the request of Geoff McComic of McComic Consolidated, we are writing to you to advise that the Architectural Committee and Board of Directors of PGA WEST 11 Residential Association have reviewed the elevations and floor plans for three product types in the above -referenced tract map. Please be advised that the Association has approved the conceptual drawings as compatible in design and size with existing single family homes within the Association. Please feel free to contact our Property Manager, John Handel, at 776-5100 with any questions regarding these plans as they relate to the Association. Sincerely, BOARD OF DIRECTORS PGA WEST 11 RESIDENTIAL ASSOCIATION cc: Geoff McComic, McComic Consolidated John Handel, Association Manager dAlohn\pgares2\city re seoktop plans elevations 4.16.97.doc 17 1997 PIA D. R. Lutz 54-424 TANGLEWOOD �� E G C. ,I V IE (� i 11, La Quinta, Ca 92253-4735 ir, APR 21 1997 CITY OF LAQUINTA PLANNING DEPARTMENT —Tel: 760/771-2139 La Quinta April 17, 1997 Board of Directors and Members PGA WEST MASTER ASSOCIATION PO BOX 1516 La Quinta, Ca 92253 re: KSL Tent Map 28444 Gentlemen I am sure all of you are in receipt of the City of La Quinta Planning Commission Notice of Public Hearing regarding above referenced tract map. My survey of this map indicates a total absence of the required infrastructure to support the PGA WEST PROJECT. This infrastructure is identified in the Master Declaration of Covenants, Conditions and Restriction for our community. It includes among others an Exterior Wall and Exterior Wall Landscaping on Madison Street and PGA Blvd. Failure by KSL to adhere to the Master Association Declaration will impact our community safety, security and ambiance thereby further depressing our property values. The Board of Directors of this association may consider a bond by KSL to assure completion of the infrastructure after annexation of this parcel into the Master Association. However the Developer and the City of La Quinta must be cognizant that the covenants and restrictions of this Master Association will be strictly enforced. Sincerely �z D. R. Lutz cc: Greg Trousdell, City of La Quinta HOAI PH #B DATE: CASE NO.: REQUEST: STAFF REPORT PLANNING COMMISSION APR IL 22, 1997 TENTATIVE TRACT MAP 28444 APPROVAL OF THE SUBDIVISION OF 38.36-ACRES INTO 69 SINGLE FAMILY AND OTHER COMMON OR STREET LOTS LOCATION: ON THE SOUTH SIDE OF THE SOUTHERN TERMINUS OF PGA BOULEVARD AND WEST OF MADISON STREET ABUTTING THE TOM WEISKOPF AND JACK NICKLAUS TOURNAMENT GOLF COURSES APPLICANT/ PROPERTY OWNER: REP: ENGINEERS: ENVIRONMENTAL CONSIDERATION: KSL LAND CORPORATION MR. S. CHEVIS HOSEA, VICE PRESIDENT OF LAND AND COMMERCIAL DEVELOPMENT M.D.S. CONSULTING (MR. STANLEY C. MORSE, P.E.) THIS TRACT MAP APPLICATION IS PART OF PGA WEST, AND HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER SECTION 65457(A) OF THE PLANNING AND ZONING LAW BECAUSE AN ENVIRONMENTAL IMPACT REPORT WAS PREPARED FOR THE "PGA WEST SPECIFIC PLAN" AND CERTIFIED BY THE CITY COUNCIL ON MAY 1, 1984. A SUBSEQUENT EIR WAS PREPARED AND ADOPTED AS PART OF AMENDMENT #1 IN 1988 (SEPTEMBER 20, 1988). THEREFORE, NO ADDITIONAL ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) STRPTPC28444-14, 1 RES028444-14, COND28444-14 ZONING/ SPECIFIC PLAN DESIGNATIONS: RL (LOW DENSITY RESIDENTIAL) AND RESIDENTIAL PER SP 83-022, AMENDMENT #3 BACKGROUND: Site Background/Tract History The PGA West Resort is made up of numerous tentative tract maps which have been approved since 1984. Some of the tracts have been completely built out while others have not. Prior to KSL Recreation Corporation building within PGA West, eight different unit series had been approved varying in size from 1,290 to 4,165 square feet excluding the custom lots on Cherry Hill. The housing units vary from single family detached to single family attached and two story six and eight- unit buildings. In 1995, KSL Recreation Corporation received approval to build single family detached housing within PGA West that ranged in size from 2,065 to 4,542 square feet (Plot Plan 95-552). This was the first compatibility review application within PGA West. Additional houses were added by KSL under Plot Plan 95-565 in 1995 but the unit range remained unchanged. The proposed parcels shown on the map exhibit are vacant, and surrounded by the existing Jack Nicklaus Tournament and Tom Weiskopf golf courses to the northeast and southwest, respectively. The site has access to Jack Nicklaus Boulevard, a gated private street south of PGA Boulevard, built under Tract Map 25499 in the early 1990's (previously a portion of Tract Map 21642). In 1996, KSL remapped the residential lots along Jack Nicklaus, and to the south, under Tentative Tract Map 28340. Phase #1 of the map was recorded on August 1996. The properties, around this area, are designated for residential development by the PGA West Specific Plan (Land Use Plan). A third amendment to Specific Plan 83-002 was approved by the City Council in 1996 (Attachment 1). To the east, across Madison Street, is a future master planned community of 880 residential houses on 220-acres (Specific Plan 90-017). The future houses will be placed around the existing Tom Weiskopf golf course. Project Request This map proposes to create 69 single family and various other non-residential lots on +38-acres in the southeast section of the PGA West development (Attachment 2). The project density is approximately 1.8 dwellings per acre. All residential lots will front onto Weiskopf Street, a newly created 54 foot wide private street which provides access to Jack Nicklaus Boulevard and Winged Foot and emergency -only access to PGA Boulevard and STRPTPC28444-14, 2 RES028444-14, COND28444-14 Madison Street. Enhanced paving areas with raised landscape medians are proposed on this new street. The lots vary in size but are generally from 86-feet in width by 165-feet in depth (0.3-acres) to approximately 105-feet in width by 172-feet in depth (0.4-acres). The smallest residential lot is 12,750 square feet. The developer anticipates building Masters and Heritage Collection housing units on these lots pursuant to Plot Plans 95-552 and 95-562 (Compatibility Review) which were approved by the Planning Commission and City Council in 1995. The single family lots on the south side of Weiskopf Street back onto the existing Tom Weiskopf golf course whereas the lots on the north back onto the existing Jack Nicklaus Tournament golf course. The applicant is proposing access to the north of the site from proposed Weiskopf Street via reserved Lots "T" and "U". Public Notice This map application was advertised in the Desert Sun newspaper on April 3, 1997. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required by Title 13 (Subdivision Ordinance) of the La Quinta Municipal Code. Additionally, the applicant requested that public hearing notices be mailed to all property owners within PGA West (and within 500-feet of the development's boundaries) to insure that all property owners in the area are made aware of their development application. This expanded noticing request exceeds the City's requirements under the provisions of the Subdivision Ordinance. Public Agency Review Staff sent a copy of the applicant's request to all public agencies and City Departments on March 21, 1997. All written comments received are on file with the Community Development Department. All agency comments received have been made Conditions of Approval for this case. Environmental Assessment An Environmental Impact Report was prepared for the PGA West Specific Plan in 1984 (SP 83-002). The City Council certified this document on May 1, 1984. Subsequent amendments have been permitted and certified by the Commission and Council. Therefore, this site has received prior environmental consideration and no further considerations are deemed warranted. STATEMENT OF THE ISSUES: Based on the provisions of the General Plan, SP 83-002, Zoning Code and the Subdivision Ordinance (Title 13) the following overview of the project is provided: STRPTPC28444-14, 3 RES028444-14, COND28444-14 Issue 1 - General Plan Consistency/PGA West Specific Plan (SP 83-002) The City's General Plan designates the site as Low Density Residential (2-4 dwellings per acre) which allows single family housing (e.g., attached or detached housing units). The PGA West Specific Plan is consistent with the existing General Plan and its internal elements because only 5,000 homes (1.8 dwellings per acre) are allowed in the PGA West development along with other commercial resort amenities. The proposed single family development is consistent with the City's General Plan and PGA West Specific Plan as designed because detached single family houses are permitted in the SPR District of SP 83-002 (Chapter 3). The adopted Specific Plan for this community outlines its long term development pattern for this mixed -use project. Its text includes a land use map and narrative describing all land uses in the area. The proposed map is in a residential district area of the Plan (i.e., SPR District) which permits lots of not less than 6,500 square feet for detached residential housing projects. This map proposes lots of greater than 12,750 square feet which is almost twice the size required under PGA West Specific Plan. The proposed single family development is consistent with the City's General Plan and Zoning Code as designed. The adopted Specific Plan for this community outlines its long term development pattern for this mixed -use project. Its text includes a land use map and narrative describing all land uses in the area. The proposed tract map is in a residential district area of the Plan. Specific Plan 83-002 does not require common recreational facilities when detached housing units are proposed because it has been shown that private pools will be built instead. Therefore, no common pools/spas or restroom buildings are proposed. Issue 2 - Tract Design/improvements Private streets are proposed for this subdivision map as required by Specific Plan 83-002. Access to the site will be from existing (or future) streets within PGA West. All proposed streets will be a minimum width of 36-feet as established by the General Plan, Subdivision Ordinance and SP 83-002. Street and other infrastructure improvements are required for this project. The minimum lot sizes allowed for this area are 6,500 square feet with lot frontage of at least 50-feet. This map complies with these minimum standards. The recommended Conditions will ensure that all on -site work is consistent with City standards. Issue 3 - Environmental Consideration An EIR was prepared for the PGA West Resort in the early 1980's. The City Council certified the EIR and approved this master planned development request in May of 1984. The project is exempt from further environmental consideration because no changes are proposed greater than that which was planned or approved between 1984 and 1988. STRPTPC28444-14, 4 RES028444-14, COND28444-14 Issue 4 - Health and Safety All necessary infrastructure improvements for this project are either installed or will be constructed as required by the attached Conditions. This includes water, sewer, streets, and other necessary improvements. All electric services will be installed in under ground piping and will meet all requirements of the service agencies (gas, electric, water, etc.). CONCLUSION: The property owner's request conforms with the Land Use and Circulation Maps of Specific Plan 83-002 (Amendment ##3) and City Codes. The tentative map, as Conditioned, is consistent with the existing golf courses in the immediate area. RECOMMENDATION: Adopt Planning Commission Resolution 97 =, recommending to City Council conditional approval of Tentative Tract Map 28444, subject to the recommended Conditions. Attachments: 1. PGA West Land Use Map 2. TTM 28444 -Reduced 3. TTM 28444 (Large Exhibit - Commission Only) 11 r Pj ard,d by: [e r ro' odell, Associate Planner Submitted by:4 j hrastine di lorio, Planning Manager STRPTPC28444-14, 5 RE5o28444-14, COND28444-14 PLANNING COMMISSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 28444 TO SUBDIVIDE 38.36-ACRES INTO 69 SINGLE FAMILY AND OTHER COMMON LOTS IN PGA WEST RESORT (SPECIFIC PLAN 83-002, AMENDMENT #3) SOUTH OF THE SOUTHERN TERMINUS OF PGA BOULEVARD ABUTTING THE JACK NICKLAUS TOURNAMENT AND TOM WEISKOPF GOLF COURSES AND WEST OF MADISON STREET CASE NO.: TTM 28444 APPLICANT: KSL LAND CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22"d day of April, 1997, hold a duly noticed Public Hearing and consider the request of KSL Land Corporation to approve a 69-single family and other common lots on a 38.36-acre site in the PGA West Resort at the southern terminus of PGA Boulevard abutting the Jack Nicklaus Tournament and Tom Weiskopf golf courses, more particularly described as: Portions of Section 21, Township 6S, Range 7E, S.B.B.M. (APN: 769-730- 003, 769-520-001 and 002, 769-530-001, 769-720-003, 761-080-073 and 074, and 761-090-050) in the City of La Quinta, County of Riverside, State of California WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Director has determined that the original Environmental Impact Report for Specific Plan 83-002 (PGA West Specific Plan) approved by the City Council in 1984, and as amended in 1988, is still valid and binding on this development request. Therefore, no additional environmental review is warranted; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following Mandatory Findings of approval to justify to the City Council a recommendation for approval of Tentative Tract Map 28444: A. The proposed map is consistent with the City of La Quinta General Plan and any applicable specific plans. The project is in a Low Density Residential (LDR) District per the provisions of the General Plan. Therefore, the density requirement of the Land Use Element RESOPC28444-14/COND28444-14/STRPTPC28444-14 Planning Commission Resolution 97-, Tentative Tract Map 28444 (Chapter 2) shall be met. The Tract, as designed, is consistent with the goals, policies and intent of Specific Plan 83-002 (Amendment #3) which permits 5,000 residential units in PGA West, a master planned golf resort. The site is zoned Low Density Residential (RL District) and designated Specific Plan Residential (SPR) under SP 83-002 (Amendment #3) which permit single family developments (i.e., attached or detached housing units). All plans for future single family homes shall be consistent with the provisions of the Specific Plan and Zoning Code in effect at the time building permits are acquired. The development of the project, as conditioned, will be compatible with the surrounding area. B. The design or improvement of the proposed subdivision is consistent with the La Quinta General Plan and any applicable specific plans. The density and design standards for the Tract will comply with the Specific Plan 83-002 and the Land Use Element of the General Plan (Chapter 2). All streets and improvements in the project conform to City standards of the General Plan and Subdivision Ordinance as designed. All on -site streets are private and will be maintained by a Homeowner's Association. The new extension of Weiskopf Street between PGA Boulevard and Madison Street will enhance the circulation system within the southeastern section of PGA West. C. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The subject site is physically suitable for the proposed land division and is part of other previously approved subdivision maps by The Sunrise Company approved by the City but not fully completed. The original development plan will not cause substantial environmental damage or injury to fish or wildlife, or their habitat because mitigation measures were required during the grading of the site by the Sunrise Company and KSL during construction of the existing golf courses. D. The design of the subdivision or type of improvements are not likely to cause serious public health problems. Health and safety concerns were addressed in 1984 and 1988, during consideration and approval of the master planned PGA West Resort. Mitigation measures were imposed to reduce noise, traffic and other environmental concerns under Specific Plan 83-002 (Amendment #3). The design of the subdivision, as conditionally approved, will not cause serious public health problems because they will install urban improvements based on City, State, and Federal requirements. Dust control measures shall be required during any further on -site construction work as required by Chapter 6.16 of the Municipal Code. RESOPC28444-14/COND28444-14/STRPTPC28444-14 Planning Commission Resolution 97- Tentative Tract Map 28444 E. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. The proposed private streets are planned to provide direct access to each single family lot. All required public easements will provide access to the site or support necessary infrastructure improvements. The project as designed and conditioned complies with all City requirements and Specific Plan 83-002 (Amendment #3). WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered, the effect of the contemplated action on housing needs of the region for purposes of balancing those needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby reconfirm the conclusions of the Environmental Impact Report for Specific Plan 83-002 (as amended) since its original approval in 1984; 3. That it does hereby recommended to the City Council approval of Tentative Tract Map 28444 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 22"d day of April, 1997, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California RESOPC28444-14/COND28444-14/STRPTPC28444-14 Planning Commission Resolution 97- Tentative Tract Map 28444 ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California RESOPC28444-14/COND28444-14/STRPTPC28444-14 PLANNING COMMISSION RESOLUTION 97-_ CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 28444 KSL LAND CORPORATION APRIL 22, 1997 CONDITIONS OF APPROVAL GENERAL 1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply (APN: 769-730-003, 769-520-001 and 002, 769- 530-001, 769-720-003, 761-080-073 and 074, and 761-090-050). 2. Tentative Tract Map No. 28444 shall comply with the requirements and standards of §§ 66410-66499.58 of the California Government Code (the Subdivision Map Act) and Title 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following conditions. This map approval shall expire and become void within two years unless extended based on the provisions of Section 13.12.150 of the Subdivision Ordinance. 3. Prior to the issuance of a grading permit or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Community Development Department - Riverside Co. Environmental Health Department - Coachella Valley Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For subdivisions requiring project -specific NPDES construction permits, the applicant shall include a copy of the application for the Notice of Intent with grading plans submitted for plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of the COND28444-14/RES028444-14 Planning Commission Resolution 97-_ Tentative Tract Map 28444 April 22, 1997 proposed Storm Water Pollution Protection Plan for review by the Public Works Department. 4. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. PROPERTY RIGHTS 5. All easements, rights of way and other property rights required of the tentative map or otherwise necessary to facilitate the ultimate use of the development and functioning of improvements shall be dedicated, granted or otherwise conferred, or the process of said dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing of a certificate of compliance for waiver of a final map. The conferral shall include irrevocable offers to dedicate or grant easements to the City for access to and maintenance, construction, and reconstruction of all essential improvements which are located on privately -held lots or parcels. 6. 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. 7. The applicant shall dedicate 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. The applicant shall dedicate 10-foot public utility easements contiguous with and along both sides of all private streets. 9. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, and common areas. 10. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval 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. COND28444-14/RES028444-14 2 Planning Commission Resolution 97-_ Tentative Tract Map 28444 April 22, 1997 FINAL MAP(S) AND PARCEL MAPS 11. As part of the filing package for final map approval, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu choices so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or another program which is convertible to AutoCad, the applicant may substitute a scanned raster image file of the map. IMPROVEMENT PLANS 12. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading" and, if necessary, "Drainage" and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Street and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 13. 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. 14. When final plans are approved by the City, and prior to approval of the final map, 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 choices so they 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 including approved revisions to the plans. COND28444-14/RES028444-14 Planning Commission Resolution 97-_ Tentative Tract Map 28444 April 22, 1997 IMPROVEMENT AGREEMENT 15. 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 agendization 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 Title 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. 16. If improvements are secured, the applicant shall provide approved estimates of improvement costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, tract 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. 17. If the applicant desires to phase improvements and obligations required by the conditions of approval and secure those phases separately, a phasing plan shall be submitted to the Public Works Department for review and approval by the City Engineer. The applicant shall complete required improvements and satisfy obligations as set forth in the approved phasing plan. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase unless a construction sequencing plan for that phase is approved by the City Engineer. 18. If improvements are phased with multiple final maps or other administrative approvals (site development permits, conditional use permits, etc.), off -site improvements and development -wide improvements (ie: retention basins, perimeter walls & landscaping, gates, etc.) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City Engineer. 19. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of improvements which have been or will be constructed by others (participatory improvements). COYD28444-14/RES028444-14 4 Planning Commission Resolution 97-_ Tentative Tract Map 28444 April 22, 1997 Participatory improvements for this development include: A. Fifty percent of the cost to design and construct improvements to Madison Street from the currently -improved section at Airport Boulevard to the most easterly southeast corner of the revised PGA West Specific Plan (Specific Plan). When construction is warranted, the improvements may be constructed by the applicant, by the City or by others. B. Design and construction of perimeter landscaping form the north boundary of this Tract to the most easterly southeast corner of the Specific Plan. The applicant's obligations for all or a portion of the participatory improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. GRADING 20. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 21. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 22. The applicant shall comply with the City's flood protection ordinance. 23. The applicant shall furnish a copy of the soils report with the grading plan. 24. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s), if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 25. The applicant shall endeavor to minimize differences in elevation at the interface of this development with abutting properties and of separate tracts within this development, if any. Building pad elevations on contiguous lots shall not differ by COND28444-14/RES028444-14 5 Planning Commission Resolution 97-_ Tentative Tract Map 28444 April 22, 1997 more than three feet except for lots within a tract, but not sharing common street frontage, where the differential shall not exceed five feet. If the applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve alternatives that preserve community acceptance with the proposed development. 26. Prior to issuance of building permits, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that lists actual building pad elevations for the building lots. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. UTILITIES 27. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 28. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 29. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map or issuance of a certificate of compliance for any waived final map, the development or portions thereof may be subject to the provisions of the Ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall be responsible for all street and traffic improvements required herein. 30. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS COND28444-14/RES028444-14 6 Planning Commission Resolution 97-_ Tentative Tract Map 28444 April 22, 1997 1) Madison Street (Primary Arterial) - 86 feet curb to curb plus sidewalks and median. The applicant shall secure 50% of the cost to design and construct the west half of the street from the currently -improved section at Airport Boulevard to the most easterly southeast corner of the Specific Plan. B. PRIVATE STREETS AND CULS DE SAC 1) Residential - 36 feet wide if double loaded (builds on both sides), 32 feet if single loaded 2) Collector (z300 homes or 3,000 vpd) - 40 feet wide 3) Cul de sac curb radius - 45' Main entry streets and interior circulation routes, bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths or other measures as determined by the City Engineer. 31. Improvements shall include all appurtenances such as traffic signs, channelization markings and devices, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 32. The City Engineer may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the city's standards and practices. 33. Improvement plans for all on- and off -site streets and access gates shall be prepared by registered professional engineer(s) authorized to practice in the State of California. Improvements shall be designed and constructed in accordance with the LQMC, adopted Standard and Supplemental Drawings and Specifications, and as approved by the City Engineer. Plans for Madison Street shall be prepared by the applicant or others when the improvements are warranted as determined by the City. 34. Street right-of-way geometry for cull de sac, knuckle turns and comer cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. COND28444-14/RES028444-14 % Planning Commission Resolution 97-_ Tentative Tract Map 28444 April 22, 1997 35. All streets proposed to serve residential or other access driveways shall be designed and constructed with vertical curbs and gutters or shall have other approved methods to convey nuisance water without ponding in yard or drive areas and to facilitate street sweeping. 36. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" The listed structural sections are minimums, not defaults. Street pavement sections shall be designed using Caltrans design procedures with site -specific data for soil strength and traffic volumes. The applicant shall submit current (no more than two years old) mix designs for base materials, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. For mix designs over six months old, the submittal shall include recent (no more than six months old at the time proposed for construction) aggregate gradation test results to confirm that the mix design gradations can be reproduced in production of the base or paving material. Construction operations shall not be scheduled until mix designs are approved. 37. Prior to occupancy of homes or other permanent buildings within the development, the applicant shall install all street and sidewalk improvements, traffic control devices and street name signs along access routes to those buildings. If on -site streets are initially constructed with only a portion of the full thickness of pavement, the applicant shall complete the pavement when directed by the City but in any case prior to final inspections of any of the final ten percent of homes within the tract. LANDSCAPING 38. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be constructed prior to final inspection and occupancy of any homes within the COtiD28444-14aESO28444-14 8 Planning Commission Resolution 97-_ Tentative Tract Map 28444 April 22, 1997 tract unless a phasing plan or construction schedule is approved by the City Engineer. 39. The applicant shall provide landscape improvements in the perimeter setback areas or lots along the following streets: A. Madison Street from the north boundary of this tract to the most easterly southeast corner of the Specific Plan. The improvements may be secured for installation when street improvements are constructed. 40. Landscape and irrigation plans for landscaped lots and landscape setback areas shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 41. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 42. 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 five -feet of curbs along public streets. 43. Unless otherwise approved by the City Engineer, common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 44. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. PUBLIC SERVICES 45. The applicant shall provide transit amenities as required by Sunline Transit and or the City Engineer. COND28444-14/RES028444-14 9 Planning Commission Resolution 97-_ Tentative Tract Map 28444 April 22, 1997 UALITY ASSURANCE 46. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 47. The applicant shall arrange and bear the cost of measurement, sampling and testing not included in the City's permit inspection program but which are required by the City to provide evidence that materials and their placement comply with plans and specifications. 48. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 49. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the plan computer files previously submitted to the City to reflect the as -constructed condition. MAINTENANCE 50. The applicant shall make provisions for continuous maintenance of drainage, landscaping and on -site street improvements. The applicant shall maintain off -site public improvements until final acceptance of improvements by the City Council. 51. The applicant shall provide an executive summary maintenance booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. COND28444-14/RES028444-14 10 Planning Commission Resolution 97- Tentative Tract Map 28444 April 22, 1997 FEES AND DEPOSITS 52. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. FIRE DEPARTMENT 53. Schedule A fire protection approved Super fire hydrants (6" X 4" X 2.5" X 2.5") will be located at each street intersection spaced not more than 330-feet apart in any direction with any portion of any frontage more than 165-feet from a fire hydrant. Minimum fire flow will be 1,000 G.P.M. for a two-hour duration at 20 PSI. 54. Prior to recordation of the final map, the applicant/developer will furnish one blueline copy of the water system plans to the Fire Department for review and approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed and approved by the registered civil engineer and the local water company with the following certification: "/ certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 55. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. MISCELLANEOUS 56. The provisions of Specific Plan 83-002 (PGA West Specific Plan), including sideyard setbacks, shall be met prior to issuance of building permits. 57. All agency letters received for this case are made part of the case file documents for plan checking purposes. 58. Developer agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. COND28444-14/RES028444-14 11 ATTACHMENTS -- --�-- *I9 ____ ___ ; __ .__________r__Z_i..—. + ------------ t n i Hal 'x ATTACHMENT 2 ' "" � 6 �Ea�����iel��Qi�l� R,,, � ;I,��f:,1 I a t' � ��\• � ,J . t , i � 6 ' (j1 r• �. !1 .--� III ae!' �•�� ° '`; 1' � (� (� ®,, Hit C Ao 9 Is \. 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Y. •'' o f// 1� %��' 9' !' i' � ; � � �� . i♦ " a ',v' ' Ott q'�/•� ! — 8 '+ • i I _ I _ F� g _ •9 ;e tv JA it 'Y' RAY ,�.�-.,� � ='4 �..' 1 <� ('-� �' 8 A'e�D� �Q���A�g Ala y��y� e3 �899 � •� d • \; i841 �Q 1 ' ' �.•, I ' '�y Ya6.S �, , , , till lmbb iie u D•w, ' ' 41'1 r + w ' a•�.,,'� _� , dal ' 6?� d9 �6�e 5!glEll R a 1'311 1 a trrr d ® a BI #A STAFF REPORT PLANNING COMMISSION DATE: APRIL 22, 1997 CASE NO.: HIGHWAY 111 LANDSCAPE GUIDELINES APPLICANT: CITY OF LA QUINTA ARCHITECT: RAY LOPEZ, LANDSCAPE ARCHITECT REQUEST: DISCUSSION RELATING TO HIGHWAY 111 LANDSCAPE AND BUILDING DESIGN THEME LOCATION: ALONG THE ENTIRE HIGHWAY 111 CORRIDOR BACKGROUND AND OVERVIEW: The City Council at its February 25, 1997 Study Session reviewed several design themes for the Highway 111 corridor incorporating landscape concepts for the right- of-way, medians and major driveway entrances, bus stop and entry sign design and materials (Attachment 1). The City Council, on November 19, 1996, approved a contract for Professional Services with Ray Lopez and Associates to provide professional landscape architectural services for the Highway 111 Design Theme. Landscape Concept The landscape architect has submitted draft design guidelines (Attachment 2) for the Highway 111 project. A general description, of those guidelines, follows: 1. Right-of-way. The design theme is unique; all proposed tree species will be flowering during different times of the year. A color plant palette will be available for viewing at the meeting. Turf areas are proposed with concrete mow curbs. The plant material consists of low maintenance drought tolerant shrubs of varying heights. Groundcover is also proposed with some areas covered in Palm Springs Gold Fines. 2. Medians. Similar plant materials are proposed with the exception of the trees and turf. Caltrans typically does not allow trees of any significant size within median islands. 3. Driveway Entrances. All major entrances to retail establishments with full turn movements, will be accented with Palm trees. This will better assist in identifying the entrance. The plant materials will be similar to the right-of-way landscaping. p:\hwy111-pcC42297 Ray Lopez has been in contact with Sunline Busline so as to comply with their requirements. Of note is that the bus stops must meet ADA regulations and the view of pedestrians must not be blocked for the bus drivers. 1. Bus stop "A". The bus stop shed roof is covered with concrete Mission the supported with a solid white smooth troweled plaster wall on one side and the other side will be open in the middle. This allows the bus driver visibility of the passengers. A metal ribbed sun shade is proposed along the back of the bus stop. The facade is highlighted with a 4 x 10 rough sawn wood beam, corbeled at the ends. One side will be highlighted with a tile mosaic panel. This style is reminiscent of the historic La Quinta Hotel. The stucco base drinking fountain and waste receptacle are attached to the sidewalls. The bench will consist of a concrete seat and back with contrasting ornate trim. Wheelchair space will be provided. 2. Bus stop "B". The bus stop roof is covered with concrete Mission the supported by two smooth trowel stucco side walls. One wall will be angled to allow the bus driver to see the passengers. Attached also at an angle will be a rustic ornate wrought iron canes representing an "Ocotillo". Other sculptured metal plants or other design elements may be substituted for the Ocotillo. The other side wall will be highlighted with a the mosaic panel. The facade is highlighted with a 4 x 10 rough sawn beam, corbeled at the ends. The stucco base drinking fountain and waste receptacle are attached to the sidewalls. The bench will consist of a concrete seat and back with contrasting ornate trim. Wheelchair space will be provided. Gateway Signs 1. Size will be determined at a later date. The monument sign will consist of a sand stone "peach" color granite slab attached on one side with a manufactured indigenous rock outcropping. The City seal is also proposed. The copy will read "City of La Quinta." The copy will consist of torch burnt letterings on galvanized metal. Internal illumination is proposed. 2. Size will be determined at a later date. The monument sign will consist of a smooth trowel plaster sign face flanked with stucco columns. Three spigots on each side of the sign copy are proposed with a the water fountain basin at the base of the sign. The sign is arched shaped and the central portion of the sign face is covered with a combination of 4" X 4" Mexican field and decorative tile. The City seal is also proposed. The copy will read "City of La Quinta." The copy will consist of torch burnt lettering on galvanized metal. Internal illumination is proposed. p:\hwy1i1-pc042297 Architectural Design Guidelines The design guidelines are intended to be used as a design aid by developers proposing large commercial development along Highway 1 1 1. Staff has prepared a list of possible design guidelines (Attachment 3). These directives can be modified or deleted. By minute motion, approve the draft landscape and architectural design guidelines. Christine di lorio Planning Manager Attachments: 1. City Council February 25, 1997 minutes (excerpt) 2. Landscape Architect's Draft Guidelines 3. Staff -drafted Architectural Design Guidelines p:\hwyI11-pc042297 ATTACHMENT 1 LA QUINTA CITY COUNCIL MINUTES SPECIAL MEETING FEBRUARY 25, 1997 Special meeting of the La 'Quinta City Council of February 25, 1997 was called to order by Mayor Holt. PRESENT: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt ABSENT: None LGAK01 616 14 ► 11• . 1. DISCUSSION RELATING TO HIGHWAY 111 LANDSCAPE DESIGN THEME. Ms. di lorio, Planning Manager, advised that in November 1996, Council approved a contract with Ray Lopez & Associates for the development of various landscape design themes for Highway 111. She advised that this discussion would consist of typical landscaping along Highway 111 and at major driveway entrances into the City. The consultant and architect would review the landscape themes, bus stop designs, and monument sign alternatives. Ray Lopez, P. 0. Box 12885, Palm Desert, of Ray Lopez & Associates, advised that in an attempt to come up with a design concept unique to La O.uinta, they're proposing to use a variety of evergreen, flowering trees as opposed to the desert landscape theme as used in Palm Desert and the use of palm trees in Indian Wells. The landscaping will include some subtle low -mounding areas and a substantial amount of turf that will be kept away from the curb. Medium -high shrubs will be used to screen the backs of buildings, parking lot areas, etc. He advised that the undulation would vary. In response to Council Member Adolph, Mr. Lopez advised that trees cannot be used in medians, but the medians would be designed similar to the rights -of - way with the use of Ocotillos, Mexican and Red Bird of Paradise, and some small palms if approved by Caltrans. He advised that turf, mounding, flowering shrubs and trees, and ocotillos would be used at the driveway entrances, but fan palms would also be used there to designate those areas as entries. The meandering sidewalks along the rights -of -way would end and begin at each driveway. City Council Minutes 2 February 25, 1997 Council Member Henderson advised that she didn't like ocotillos and pointed out that they are used throughout the length of Palm Desert's median. Mr. Lopez advised that his intent was to plant them in groups. He further advised that boulders up to 12 inches high and indigenous to this area would be used throughout the landscaping. He also reviewed the different types of shrubs that would be used. In response to Council Member Adolph, Mr. Lopez advised that, although Palm Springs Gold will be used initially, it will eventually be taken over by ground cover. Javier Garcia, P. 0. Box 12885, Palm Desert, of Ray Lopez & Associates reviewed the bus stop designs, advising that Design A would be made of concrete and metal construction with either a stand-alone or built-in bench and an ocotillo art feature, a water fountain designed to look like an obelisk to match the street signs, and a waste receptacle. Design B would have a theme similar to the La Quinta Hotel with a concrete mission tile roof, a wood beam across the top, and a metal shade canopy across the back. It would also have a built-in water fountain, trash receptacle, and a mosaic tile art theme embedded in the wall. The mosaic tile could be a mural, bus route, some type of advertising , or art work selected through an art contest. Council Member Henderson preferred Design B, but with obelisks on each side. Mayor Holt agreed with Design B. In response to Council Member Adolph, Mr. Garcia advised that metal was selected for the benches because it's lightweight, easy to install and can be painted to alleviate corrosion. It's also maintenance -free and not easily broken. The roof would have mission the on the top and stucco underneath. Council Member Adolph felt that drinking fountains could require a lot of maintenance. In response to Council Member Sniff, Mr. Herman, Community Development Director, advised that there would be 8 to 10 of these structures built along Highway 111. In response to Council Member Perkins, Mr. Lopez advised that he's spoken to SunLine and it hasn't yet been determined who would be responsible for maintenance of the bus stops. City Council Minutes 3 February 25, 1997 Council Member Sniff asked if telephones had been considered to which Council Member Perkins pointed out the problem of vandalism. In response to Council Member Perkins, Mr. Garcia advised that the bus stops would be illuminated at night. Council Member Henderson suggested the use of solar lighting. She felt that both efforts were great and that it's a sad commentary that drinking fountains and telephones can't be provided without the concern of vandalism. Council Member Perkins advised that some of the drinking fountains are fairly well vandal -proof, but the telephones are likely to be stolen. Council Member Henderson pointed out that the bus stops would be in the line of traffic and possibly less prone to vandalism. She wished to see an obelisk used somewhere in Design B. In response to Council Member Perkins, Mr. Vogt, Public Works Director, advised that there would be curb -cuts to allow buses to get out of the main flow of traffic. Mr. Garcia then reviewed the monument sign designs, advising that Design A is concrete with oxidized -metal lettering and illuminated with flood lights. In response to Council Member Sniff, Mr. Genovese, City Manager, advised that, although, a monument sign has already been approved, these alternatives are being presented as part of the entire entry design and statement to ensure continuity of design between the monument signs and the bus stops. Mr. Garcia felt that Design D is more compatible with the bus stop designs and advised that it would be stucco construction with a stainless steel, brushed finish, with neon -lighted, raised lettering and a 6" X 8' timber embedded in the top of the structure. It would be maintenance -free except for replacement of the neon lighting. In response to Council Member Sniff, Mr. Garcia advised that the back side of the sign could be with or without lettering, noting that landscaping would most likely exist behind the sign. Mr. Genovese advised that the back side of some of the signs might be visible, but the locations are still yet to be determined. City Council Minutes 4 February 25, 1997 In response to Council Member Henderson, Mr. Herman advised that contact was made with Mr. Shovlin in regard to moving or eliminating the fence behind the art structure foundation at Highway 111 and Washington Street, but no decision has been made. Council Member Perkins felt that a 16-foot sign was too small to which Mr. Garcia responded that a typical gateway sign is 4' X 9'. Mr. Garcia advised that Design B would use obelisks held together by an ornate rod and the lettering would be torch -cut. It would be concrete -colored and include the City logo. He advised that Design C is identical to Design D except that the 6" X 8' timber isn't shown all the way across the top of the structure. Council Member Perkins didn't like the word "welcome" on the sign. Council Member Sniff agreed and advised that otherwise, he liked Design A and didn't like any of the designs with the wood beam. Council Member Henderson suggested some type of rugged -mountain design along the top of Design A. Council Member Adolph wished to see something larger and more unique. Council Member Perkins Wished to see a rugged mountain design as suggested by Council Member Henderson. Mayor Holt felt that the consensus was for something larger and more distinctive. Council Member Adolph suggested using a water feature or planter.with the sign. Council Member Sniff liked a larger version of the original design and the idea of a water feature. Council Member Perkins suggested a water spray behind the sign with colored lights shining on it. Mr. Genovese advised that staff would bring back a revised version of Design A with a rugged -mountain skyline on top and possibly a water feature for Council's consideration. City Council Minutes 5 February 25, 1997 Council Member Perkins advised that he and Council Member Sniff would be meeting with Supervisor Wilson at 3:30 p.m. on February 27th. He advised that Supervisor Wilson has also requested that he and Council Member Henderson meet with him at 9:00 a.m. on March 3rd for a meeting with two Council Members from Indio and Brad Hudson, a County representative. He felt that Supervisor Wilson's purpose was to try to mediate between the two jurisdictions. Ms. Honeywell, City Attorney, pointed out that this has not been agendized for discussion and she felt that there may be some problem with three Council Members meeting outside the City to discuss the same issue. There being no further business, it was moved by Council'Members Sniff/Henderson to adjourn. Motion carried unanimously. Reps ectfully submitted, SAUNDRA I` JUHOLA, City Clerk City of La Quinta, California ATTACHMENT 2 HIGHWAY 111 DESIGN THEME prepared for CITY OF LA QUINTA date: 418-97 prepared by: RAY LOPEZ ASSOCIATES LANDSCAPE ARCHITECTURE & PLANNING POST OFFICE BOX 12885 PALM DESERT, CALIFORNIA 92211 Phone: 760 / 772-3123 TABLE OF CONTENTS PAGE 1 OBJECTIVES PAGE 2 LANDSCAPE GUILDLINES PAGE 3 PLANT PALETTE / GROUPINGS PAGE 4 PLANT PALETTE / GROUPINGS DRAWING L-I PLAN - LANDSCAPE FRONTAGE & ISLAND DRAWING L-2 ELEVATION - LANDSCAPE FRONTAGE & ISLAND DRAWING L-3 PLAN - LANDSCAPE ENTRY (left side) DRAWING L-4 ELEVATION - LANDSCAPE ENTRY (left side) DRAWING L-5 PLAN - LANDSCAPE ENTRY (right side) DRAWING L-6 ELEVATION - LANDSCAPE ENTRY (right side) DRAWING A-7 PLAN - BUS STOP `A' DRAWING A-8 ELEVATION - BUS STOP `A' DRAWING A-9 PLAN - BUS STOP `B' DRAWING A-10 ELEVATION - BUS STOP `B' DRAWING A-1 I PLAN & ELEVATION - SIGN `A' DRAWING A-12 PLAN & ELEVATION - SIGN `B' RAY LOPEZ ASSOCIATES LANDSCAPE ARCHITECTURE / PLANNING / CONSTRUCTION MANAGEMENT POST OFFICE BOX 12885 PALM DESERT, CALIFORNIA 92255 Phone: 760 / 772-3123 Fax: 760 / 772-0243 April 18, 1997 Ms. Christine Di Iorio, Planning Manager CITY OF LA QUINTA Post Office Box 1504 78-495 Calle Tampico La Quinta, CA 92253 RE: Highway I I I Landscape Design Theme LANDSCAPE DESIGN GUIDELINES Dear Christine: The design objectives for Highway I I I landscape shall respond to both functional and aesthetic requirements, and are expressed below: * to conform to the design guidelines set forth by CVWD * the use of water efficient landscape material * control and or eliminate runoff into the gutters and street * promote motorist and pedestrian safety * minimize maintenance requirements * screen undesirable views from the roadway * provide seasonal color year round * salvage and or re -use existing vegetation * create a community identity Design concepts and guidelines outlined have been developed to respond to the objectives presented above and to aid the City of La Quinta in creating an enhanced water efficient / colorful landscape theme for Highway 111. Landscape, irrigation, grading, signage and lighting should continue to reinforce these objectives. The function of highway planting is three -fold: to provide a physical barrier between lanes of oncoming traffic , to mitigate headlight glare, and to reduce potential for driver monotony. Plant arrangement should consist of long runs of meandering shrubs punctuated by brief groups of accents plants. The Landscape Architect is responsible for generating all conceptual and final working drawings as necessary to coordinate the landscape and irrigation systems. This will also include, but not be limited to: 1) location of materials with legend listing type, size and quantities; 2) appropriate irrigation design, and 3) a Special Provisions section to be included with the construction specifications indicative of the City of La Quinta. Page 1 GUIDELINES FOR HIGHWAY 111 PLANTING * Design shrub planting for an informal, natural arrangement of plants; avoid straight lines or rectangular massing. * Utilize several different plant species to eliminate the hazards of monoculture planting (die -out of large areas of plant material, spread of disease, etc.). * Avoid planting shrubs immediately surrounding tree trunks for a distance equal to one third of mature * Avoid monotonous repetition in plant spacing; vary the number of plants in adjoining groups, vary the distance between accents, etc. * Flowering trees in some locations may be arranged in a formal pattern (refer to graphic example). * Accent shrubs occasionally may be set in a formal pattern (refer to graphic example). * General concept is informal, flowering with gentle mounds of 1 to 2'/2 high maximum. * Masses shall be placed in "drifts", arranged to allow maintenance access to emitters. * Each continuous mass of trees or shrubs shall contain a single species (except accents). * Plants used for visual screening must be evergreen. * Minimum clear distance of four feet must be provided along highway pavements, based on mature spread of plants. * Avoid the appearance of measured repetition, vary the number of plants in adjoining runs (e.g. 17, 43, 7, 37, 55, 25, 9, 45, 19, etc.) * When planting in front of walls utilize screening plants to minimize hardness and graffiti.. * Minimize the use of deciduous plants. * Maximize use of fast growing shrubs that recover quickly from injury. Slow growers should be reserved for use as accents. * Accent groups may consist of any Large Shrub or Accent species, as long as an evident contrast with surrounding plants is provided (bloom, texture, foliage color, etc.). * Maintain 30 foot Cal Trans setback from curbface for all trees. * Maintain City required site lines at all intersections. * Erosion control is a primary goal when locating plant material and or creating mounds. Page 2 PLANTING PALETTE / GUIDELINES FOR HIGHWAY I II MEDIAN ISLAND and FRONTAGE LANDSCAPE CITY OF LA QUINTA A plant palette has been set forth to ensure plant viability and continuity in planting design. The palette was selected with the help of Coachella Valley area plants specialists. Plant material for the proposed roadway development shall be separated into 8 major groups. It is the intent of the City of La Quints to use plant material whose characteristics are those of low water and minimal maintenance requirements. The following is a list of each of the plant groups. GROUPI-PALMS PLANTING SIZE - 10' Brown Trunk Height Minimum 1. WASHINGTONIA FILIFERA - California Fan Palm 2. WASHINGTONIA ROBUSTA - Mexican Fan Palm GROUP 2-TREES PLANTING SIZE - 24" Box Minimum 1. ACACIA SMALLII - Sweet Acacia 2. CERCIDIUM PRAECOX - Palo Brea 3. CHILOPSIS LINEARIS - Desert Willow 4. CHORISIA SPECIOSA - Floss Silk Tree 5. JACARANDA MIMOSIFOLIA - Jacaranda 6. LAGERSTROEMIA INDICA - Crape Myrtle 7. SOPHORA SECUNDIFLORA - Texas Mountain Laurel GROUP 3 - SHRUBS / SCREENING PLANTING SIZE - 5 Gallon minimum 1. BACHARRIS SAROTHROIDES - Desert Broom 2. CASSIA ARTEMISIOIDES - Feathery Cassia 3. CASSIA NEMOPHILA - NCN 4. DODONAEA VISCOSA - Hopseed Bush 5. LEUCOPHYLLUM FRUTESCENS `Green Cloud' - Texas Ranger 6. LEUCOPHYLLUM FRUTESCENS `White Cloud' - Texas Ranger GROUP 4 - GROUND COVERS PLANTING SIZE - I Gallon minimum 1. ACACIA REDOLENS `Prostrate' 2. AMBROSIA DUMOSA - White Bursage 3. BACHARRIS `Centennial' 4. DALEA GREGGII - Trailing Indigo Bush 5. LANTANA MONTEVIDENSIS - Purple Trailing Lantana 6. LANTANA M. `Gold Mound' Page 3 GROUP 4A - GROUND COVER -TURF 1. HYDRO-STOLENIZED BERMUDA 9328 or HYDRO -SEEDED PERENNIAL RYE. GROUP 5 - ACCENT PLANTS PLANTING SIZE - 5 Gallon minimum I. BOUGAINVILLEA `La Jolla' - Bush Bougainvillea 2. CAESALPINIA PULCHERRIMA - Red Bird of Paradise 3. CHAMAEROPS HUMILIS - Mediterranean Fan Palm 4. DASYLIRION WHEELERI - Desert Spoon 5. LEUCOPHYLLUM FRUTESCENS `Green Cloud' - Texas Ranger 6. PSOROTHAMNUS SPINOSUS - Smoke Tree GROUP 5A - ACCENT COMBO PLANTING SIZE - 1 Gallon Minimum 1. HESPERALOE PARVIFLORA - Red Yucca (2 plants min.) 2. BOULDERS - (1) 4 foot diameter & (2) 3 foot diameter GROUP 6 - SIGNATURE ACCENT PLANT PLANTING SIZE - 9 Cane minimum / All canes minimum Thigh 1. FOUQUIERIA SPLENDENS - Ocotillo GROUP 7 - MEDIUM SHRUBS PLANTING SIZE - 1 Gallon minimum 1. CALLIANDRA CALIFORNICA - Baja Fairy Duster 2. DALEA PULCHRA - Indigo Bush 3. ENCELIA FARINOSA - Brittle Bush 4. JUSTICIA CALIFORNICA - Chuparosa 5. RUELLIA PENINSULARIS - Ruellia 6. PSOROTHAMNUS SCHOTTII - Indigo Bush GROUP 8 - INERT MATERIAL 1. PALM SPRINGS GOLD FINES - Minimum 2 inches thick 2. ANGULAR GRANITE BOULDERS - Pennion stained prior to installion & set into grade 3. CONCRETE MOWSTRIP - 8 Inches wide by 4 inches deep, color -conditioned concrete by L.M. Schofield. Color to be selected by City of La Quinta. Page 4 d-V NOIIYA919 / NOU99G wo "00— m Q o ® ®o 60 0 e 0 o fail OCL v� 0 ti' T 0 ..a e �i 0 N 4) LU b a o ao H W 2 W H 1 1- 8 A cc *)-I I- W 7 cc d Z J IL ii J z W 2 W 141) - z W H V W O cc a I Z J d z w a ul ac z w I-- V w 7 O cc a z O p a w .j w I U1 1 L O V / V 1 1-1--J 1-1--- I Z-19 w a a Q 0 0 0 o'o Wei s wow .J VOOPb �OLL w .JW— z UJ OV N V z — �I O N (� I zp �w d LLI �OV p �� O �>a �w �V w m d �m< any o J r N m yW T CL m oN LUMCL �Vkn PAR -11-4 O m z O Q } W —1 W LL O 4 a W a� ao 0�00 sow N oool+ 00 o roc" ?:ILL 11 L-1(O „ZI W W Q Q I— Q W Of) W W z O i m s LL O Kq dw Nw pON �v q OQ w v m Q NIi O z w s► v wOU) �- O w oov �LU d �Oz yoo �n w i �Q m< w QO I_ N CD II> OL z �D� CD LL Z ;e W z afi O 1`� a N 000« N X0 d s ►- It M O 000 = �as oil tl a o °i WIC a Ni tSl LU 0 z f • ; an a •f f ...L\_.\\\ ■ i■\117\\\\\\\iiis / j ■ m : w uI -Gou\r_:au_ / G■.Qi\ /\\\\\\ial �■ \ J7■ imme 1\\\ 1 \v'\\\\\�.\\ wNEa 'ED : • Ufa\:.\\•:\\! hr\\\\\\\"-a . �U.\\\\\\\r \\ al zo o� N< LU lu Q ON ATTACHMENT 3 ARCHITECTURAL STANDARDS A. Development along Highway 111 is to avoid becoming a random series of unrelated, shallow depth, impulse -buyer -oriented, sign -intensive commercial uses with frequent driveways onto Highway 111. B. The Highway 111 corridor is the window into La Quinta. The background vistas consist of three horizontal elements: desert, mountains and sky. Developments shall be sensitive to their effect on background vistas along Highway 111. 1. No particular architectural style or building materials shall be required as a whole, except that high quality building materials and architectural designs are encouraged. 2. To promote individuality among the structures, expressive shapes, notched entryways, building off -sets, overhangs are encouraged. 3. Within individual development projects, a unifying architectural theme shall be provided. This then may restrict architectural style, building materials, landscaping materials, paving materials, or other design factors and features to be applied to future developments within the project. In general, "standard" design of franchises and other multiple location business shall not be allowed unless determined to be consistent with the overall theme of the project. 4. Structures and all supportive design elements including landscaping, shall exhibit designs, heights, bulk, masses, shapes, places, textures, and materials which are compatible with the desert setting and does not obscure or distract from the mountains and sky vistas. 5. Properties abutting the Whitewater Wash shall be designed so that the view is acceptable from the residential land uses to the north across the Wash. This may require internal service areas, and orienting buildings so that their service side does not face north. 6. Strip commercial is discouraged as it is arranged in a linear fashion along the road for maximum visibility from the street. 7. The impression formed while traveling along a strip commercial segment is that it is "never ending". A designation -bound buyer can't find what he/she is p:\christi\arch-standards Page -1- seeking because of the clutter of uses. 8. Encourage development that contributes to La Quinta as a unique place by reflecting its physical character and adding to it in appropriate ways. The guidelines are by no means intended to limit creativity; it is the City's hope that they will serve as a useful tool for design professionals engaged in site specific design in context with this goal. 9. Facades and exterior walls should be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community's identity, character and scale. The intent is to encourage a more human scale. 10. Buildings should have architectural features and patterns that provide visual interest, at the scale of the pedestrian, and reduce massive aesthetic effects and local character. The architectural elements should be integral parts of the building fabric and not superficially applied trim or graphics or paints. 11. Variations in roof lines should be used to add interest to and reduce the massive scale of large buildings. 12. Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. 13. All facades of the buildings visible from adjoining properties and/or public streets should contribute to the pleasing scale and features of the buildings and encourage community integration by featuring characteristics similar to the facade. 14. Buildings should offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances and parking lots should be configured to be functional and inviting with walking conveniently tied to logical destinations. 15. Projects which are designed too comply with these guidelines are actively encouraged. However, creative and sensitive projects complying with the purpose and intent of these guidelines but do not strictly conform to detailed aspects will be given careful consideration by the City. 16. The City discourages the design of buildings which are essentially contemporary but gratuitously provide a tiled parapet arched entry or similar feature that creates a veneer of the traditional styles. 18. The City recognizes that a more traditional design may be difficult to accomplish due to the differences in scale and mass between historical and p:\christi\arch-standards Page -2- new structures. Many contemporary buildings will, by nature of their uses, incorporate larger building spaces than that associated with older buildings. Therefore, the design of such buildings are discouraged from incorporating mission tile and/or stucco as an afterthought. 19. Architectural designs should incorporate an appropriate variety of qualities including compatibility with adjoining buildings, intimacy of space, layering of views, accent landscaping, richness of materials, and appropriateness of rooflines. 20. Pedestrian and vehicle circulation should be designed to provide safe and convenient access between the adjoining street and the parking area and between the parking area and building entrances. 21. Light standards within the parking lots and on buildings will stress a low profile design compatible with the architectural design of the building. 22. Signs along Highway 111 shall be oriented to auto traffic, but shall emphasize the name and theme of the complex, not a directory listing of facility/tenant names. 23. Loading areas and outdoor storage areas exert visual and noise impacts on surrounding neighborhoods. These areas, when visible from adjoining properties and/or public streets, should be screened, recessed, or enclosed. p:\christi\arch-standards Page -3- BI #A STAFF REPORT PLANNING COMMISSION DATE: APRIL 22, 1997 CASE NO.: HIGHWAY 111 LANDSCAPE GUIDELINES APPLICANT: CITY OF LA QUINTA ARCHITECT: RAY LOPEZ, LANDSCAPE ARCHITECT REQUEST: DISCUSSION RELATING TO HIGHWAY 111 LANDSCAPE AND BUILDING DESIGN THEME LOCATION: ALONG THE ENTIRE HIGHWAY 111 CORRIDOR BACKGROUND AND OVERVIEW: The City Council at its February 25, 1997 Study Session reviewed several design themes for the Highway 111 corridor incorporating landscape concepts for the right- of-way, medians and major driveway entrances, bus stop and entry sign design and materials (Attachment 1). The City Council, on November 19, 1996, approved a contract for Professional Services with Ray Lopez and Associates to provide professional landscape architectural services for the Highway 111 Design Theme. • .•- M91OW14• The landscape architect has submitted draft design guidelines (Attachment 2) for the Highway 111 project. A general description, of those guidelines, follows: 1. Right-of-way. The design theme is unique; all proposed tree species will be flowering during different times of the year. A color plant palette will be available for viewing at the meeting. Turf areas are proposed with concrete mow curbs. The plant material consists of low maintenance drought tolerant shrubs of varying heights. Groundcover is also proposed with some areas covered in Palm Springs Gold Fines. 2. Medians. Similar plant materials are proposed with the exception of the trees and turf. Caltrans typically does not allow trees of any significant size within median islands. 3. Driveway Entrances. All major entrances to retail establishments with full turn movements, will be accented with Palm trees. This will better assist in identifying the entrance. The plant materials will be similar to the right-of-way landscaping. p:\hwy111-pc042297 Ray Lopez has been in contact with Sunline Busline so as to comply with their requirements. Of note is that the bus stops must meet ADA regulations and the view of pedestrians must not be blocked for the bus drivers. 1. Bus stop "A". The bus stop shed roof is covered with concrete Mission tile supported with a solid white smooth troweled plaster wall on one side and the other side will be open in the middle. This allows the bus driver visibility of the passengers. A metal ribbed sun shade is proposed along the back of the bus stop. The facade is highlighted with a 4 x 10 rough sawn wood beam, corbeled at the ends. One side will be highlighted with a tile mosaic panel. This style is reminiscent of the historic La Quinta Hotel. The stucco base drinking fountain and waste receptacle are attached to the sidewalls. The bench will consist of a concrete seat and back with contrasting ornate trim. Wheelchair space will be provided. 2. Bus stop "B". The bus stop roof is covered with concrete Mission tile supported by two smooth trowel stucco side walls. One wall will be angled to allow the bus driver to see the passengers. Attached also at an angle will be a rustic ornate wrought iron canes representing an "Ocotillo". Other sculptured metal plants or other design elements may be substituted for the Ocotillo. The other side wall will be highlighted with a the mosaic panel. The facade is highlighted with a 4 x 10 rough sawn beam, corbeled at the ends. The stucco base drinking fountain and waste receptacle are attached to the sidewalls. The bench will consist of a concrete seat and back with contrasting ornate trim. Wheelchair space will be provided. Gateway Signs 1. Size will be determined at a later date. The monument sign will consist of a sand stone "peach" color granite slab attached on one side with a manufactured indigenous rock outcropping. The City seal is also proposed. The copy will read "City of La Quinta." The copy will consist of torch burnt letterings on galvanized metal. Internal illumination is proposed. 2. Size will be determined at a later date. The monument sign will consist of a smooth trowel plaster sign face flanked with stucco columns. Three spigots on each side of the sign copy are proposed with a the water fountain basin at the base of the sign. The sign is arched shaped and the central portion of the sign face is covered with a combination of 4" X 4" Mexican field and decorative tile. The City seal is also proposed. The copy will read "City of La Quinta." The copy will consist of torch burnt lettering on galvanized metal. Internal illumination is proposed. p:\hwy111-pc042297 Architectural Design Guidelines The design guidelines are intended to be used as a design aid by developers proposing large commercial development along Highway 111. Staff has prepared a list of possible design guidelines (Attachment 3). These directives can be modified or deleted. likirastelas By minute motion, approve the draft landscape and architectural design guidelines. Christine di lorio Planning Manager Attachments: 1. City Council February 25, 1997 minutes (excerpt) 2. Landscape Architect's Draft Guidelines 3. Staff -drafted Architectural Design Guidelines p:\hwy111-pc042297 ATTACHMENT 1 LA QUINTA CITY COUNCIL MINUTES SPECIAL MEETING FEBRUARY 25, 1997 Special meeting of the La *Quinta City Council of February 25, 1997 was called to order by Mayor Holt. PRESENT: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt ABSENT: None 1. DISCUSSION RELATING TO HIGHWAY 111 LANDSCAPE DESIGN THEME. Ms. di lorio, Planning Manager, advised that in November 1996, Council approved a contract with Ray Lopez & Associates for the development of various landscape design themes for Highway 111. She advised that this discussion would consist of typical landscaping along Highway 111 and at major driveway entrances into the City. The consultant and architect would review the landscape themes, bus stop designs, and monument sign alternatives. Ray Lopez, P. 0. Box 12885, Palm Desert, of Ray Lopez & Associates, advised that in an attempt to come up with a design concept unique to La Quinta, they're proposing to use a variety of evergreen, flowering trees as opposed to the desert landscape theme as used in Palm Desert and the use of palm trees in Indian Wells. The landscaping will include some subtle low -mounding areas and a substantial amount of turf that will be kept away from the curb. Medium -high shrubs will be used to screen the backs of buildings, parking lot areas, etc. He advised that the undulation would vary. In response to Council Member Adolph, Mr. Lopez advised that trees cannot be used in medians, but the medians would be designed similar to the rights -of - way with the use of Ocotillos, Mexican and Red Bird of Paradise, and some small palms if approved by Caltrans. He advised that turf, mounding, flowering shrubs and trees, and ocotillos would be used at the driveway entrances, but fan palms would also be used there to designate those areas as entries. The meandering sidewalks along the rights -of -way would end and begin at each driveway. City Council Minutes 2 February 25, 1997 Council Member Henderson advised that she didn't like ocotillos and pointed out that they are used throughout the length of Palm Desert's median. Mr. Lopez advised that his intent was to plant them in groups. He further advised that boulders up to 12 inches high and indigenous to this area would be used throughout the landscaping. He also reviewed the different types of shrubs that would be used. In response to Council Member Adolph, Mr. Lopez advised that, although Palm Springs Gold will be used initially, it will eventually be taken over by ground cover. Javier Garcia, P. 0. Box 12885, Palm Desert, of Ray Lopez & Associates reviewed the bus stop designs, advising that Design A would be made of concrete and metal construction with either a stand-alone or built-in bench and an ocotillo art feature, a water fountain designed to look like an obelisk to match the street signs, and a waste receptacle. Design B would have a theme similar to the La Quinta Hotel with a concrete mission tile roof, a wood beam across the top, and a metal shade canopy across the back. It would also have a built-in water fountain, trash receptacle, and a mosaic the art theme embedded in the wall. The mosaic the could be a mural, bus route, some type of advertising , or art work selected through an art contest. Council Member Henderson preferred Design B, but with obelisks on each side. Mayor Holt agreed with Design B. In response to Council Member Adolph, Mr. Garcia advised that metal was selected for the benches because it's lightweight, easy to install and can be painted to alleviate corrosion. It's also maintenance -free and not easily broken. The roof would have mission tile on the top and stucco underneath. Council Member Adolph felt that drinking fountains could require a lot of maintenance. In response to Council Member Sniff, Mr. Herman, Community Development Director, advised that there would be 8 to 10 of these structures built along Highway 111. In response to Council Member Perkins, Mr. Lopez advised that he's spoken to SunLine and it hasn't yet been determined who would be responsible for maintenance of the bus stops. City Council Minutes 3 February 25, 1997 Council Member Sniff asked if telephones had been considered to which Council Member Perkins pointed out the problem of vandalism. In response to Council Member Perkins, Mr. Garcia advised that the bus stops would be illuminated at night. Council Member Henderson suggested the use of solar lighting. She felt that both efforts were great and that it's a sad commentary that drinking fountains and telephones can't be provided without the concern of vandalism. Council Member Perkins advised that some of the drinking fountains are fairly well vandal -proof, but the telephones are likely to be stolen. Council Member Henderson pointed out that the bus stops would be in the line of traffic and possibly less prone to vandalism. She wished to see an obelisk used somewhere in Design B. In response to Council Member Perkins, Mr. Vogt, Public Works Director, advised that there would be curb -cuts to allow buses to get out of the main flow of traffic. Mr. Garcia then reviewed the monument sign designs, advising that Design A is concrete with oxidized -metal lettering and illuminated with flood lights. In response to Council Member Sniff, Mr. Genovese, City Manager, advised that, although, a monument sign has already been approved, these alternatives are being presented as part of the entire entry design and statement to ensure continuity of design between the monument signs and the bus stops. Mr. Garcia felt that Design D is more compatible with the bus stop designs and advised that it would be stucco construction with a stainless steel, brushed finish, with neon -lighted, raised lettering and a 6" X 8' timber embedded in the top of the structure. It would be maintenance -free except for replacement of the neon lighting. In response to Council Member Sniff, Mr. Garcia advised that the back side of the sign could be with or without lettering, noting that landscaping would most likely exist behind the sign. Mr. Genovese advised that the back side of some of the signs might be visible, but the locations are still yet to be determined. City Council Minutes 4 February 25, 1997 In response to Council Member Henderson, Mr. Herman advised that contact was made with Mr. Shoviin in regard to moving or eliminating the fence behind the art structure foundation at Highway 111 and Washington Street, but no decision has been made. Council Member Perkins felt that a 16-foot sign was too small to which Mr. Garcia responded that a typical gateway sign is 4' X 9' . Mr. Garcia advised that Design B would use obelisks held together by an ornate rod and the lettering would be torch -cut. It would be concrete -colored and include the City logo. He advised that Design C is identical to Design D except that the 6" X B' timber isn't shown all the way across the top of the structure. Council Member Perkins didn't like the word "welcome" on the sign. Council Member Sniff agreed and advised that otherwise, he liked Design A and didn't like any of the designs with the wood beam. Council Member Henderson suggested some type of rugged -mountain design along the top of Design A. Council Member Adolph wished to see something larger and more unique. Council Member Perkins Wished to see a rugged mountain design as suggested by Council Member Henderson. Mayor Holt felt that the consensus was for something larger and more distinctive. Council Member Adolph suggested using a water feature or planter.with the sign. Council Member Sniff liked a larger version of the original design and the idea of a water feature. Council Member Perkins suggested a water spray behind the sign with colored lights shining on it. Mr. Genovese advised that staff would bring back a revised version of Design A with a rugged -mountain skyline on top and possibly a water feature for Council's consideration. City Council Minutes 5 February 25, 1997 Council Member Perkins advised that he and Council Member Sniff would be meeting with Supervisor Wilson at 3:30 p.m. on February 27th. He advised that Supervisor Wilson has also requested that he and Council Member Henderson meet with him at 9:00 a.m. on March 3rd for a meeting with two Council Members from Indio and Brad Hudson, a County representative. He felt that Supervisor Wilson's purpose was to try to mediate between the two jurisdictions. Ms. Honeywell, City Attorney, pointed out that this has not been agendized for discussion and she felt that there may be some problem with three Council Members meeting outside the City to discuss the same issue. There being no further business, it was moved by Council' Members Sniff/Henderson to adjourn. Motion carried unanimously. Re�oectfully submitted, SAUNDRA C JUHOLA, City Clerk City of La Quinta, California ATTACHMENT 2 TABLE OF CONTENTS PAGE 1 OBJECTIVES PAGE 2 LANDSCAPE GUILDLINES PAGE 3 PLANT PALETTE / GROUPINGS PAGE 4 PLANT PALETTE / GROUPINGS DRAWING L-1 PLAN - LANDSCAPE FRONTAGE & ISLAND DRAWING L-2 ELEVATION - LANDSCAPE FRONTAGE & ISLAND DRAWING L-3 PLAN - LANDSCAPE ENTRY (left side) DRAWING L-4 ELEVATION - LANDSCAPE ENTRY (left side) DRAWING L-5 PLAN - LANDSCAPE ENTRY (right side) DRAWING L-6 ELEVATION - LANDSCAPE ENTRY (right side) DRAWING A-7 PLAN - BUS STOP `A' DRAWING A-8 ELEVATION - BUS STOP `A' DRAWING A-9 PLAN - BUS STOP `B' DRAWING A-10 ELEVATION - BUS STOP `B' DRAWING A -I 1 PLAN & ELEVATION - SIGN `A' DRAWING A-12 PLAN & ELEVATION - SIGN `B' RAY LOPEZ ASSOCIATES LANDSCAPE ARCHITECTURE / PLANNING / CONSTRUCTION MANAGEMENT POST OFFICE BOX 12885 PALM DESERT, CALIFORNIA 92255 Phone: 760 / 772-3123 Fax: 760 / 772-0243 April 18, 1997 Ms. Christine Di Iorio, Planning Manager CITY OF LA QUINTA Post Office Box 1504 78-495 Calle Tampico La Quinta, CA 92253 RE: Highway 111 Landscape Design Theme LANDSCAPE DESIGN GUIDELINES Dear Christine: The design objectives for Highway 111 landscape shall respond to both functional and aesthetic requirements, and are expressed below: * to conform to the design guidelines set forth by CVWD * the use of water efficient landscape material * control and or eliminate runoff into the gutters and street * promote motorist and pedestrian safety * minimize maintenance requirements * screen undesirable views from the roadway * provide seasonal color year round * salvage and or re -use existing vegetation * create a community identity Design concepts and guidelines outlined have been developed to respond to the objectives presented above and to aid the City of La Quinta in creating an enhanced water efficient / colorful landscape theme for Highway 111. Landscape, irrigation, grading, signage and lighting should continue to reinforce these objectives. The function of highway planting is three -fold: to provide a physical barrier between lanes of oncoming traffic , to mitigate headlight glare, and to reduce potential for driver monotony. Plant arrangement should consist of long runs of meandering shrubs punctuated by brief groups of accents plants. The Landscape Architect is responsible for generating all conceptual and final working drawings as necessary to coordinate the landscape and irrigation systems. This will also include, but not be limited to: 1) location of materials with legend listing type, size and quantities; 2) appropriate irrigation design, and 3) a Special Provisions section to be included with the construction specifications indicative of the City of La Quinta. Page 1 GUIDELINES FOR HIGHWAY 111 PLANTING * Design shrub planting for an informal, natural arrangement of plants; avoid straight lines or rectangular massing. * Utilize several different plant species to eliminate the hazards of monoculture planting (die -out of large areas of plant material, spread of disease, etc.). * Avoid planting shrubs immediately surrounding tree trunks for a distance equal to one third of mature * Avoid monotonous repetition in plant spacing; vary the number of plants in adjoining groups, vary the distance between accents, etc. * Flowering trees in some locations may be arranged in a formal pattern (refer to graphic example). * Accent shrubs occasionally may be set in a formal pattern (refer to graphic example). * General concept is informal, flowering with gentle mounds of I to 2 '/2 high maximum. * Masses shall be placed in "drifts", arranged to allow maintenance access to emitters. * Each continuous mass of trees or shrubs shall contain a single species (except accents). * Plants used for visual screening must be evergreen. * Minimum clear distance of four feet must be provided along highway pavements, based on mature spread of plants. * Avoid the appearance of measured repetition, vary the number of plants in adjoining runs (e.g. 17, 43, 7, 37, 55, 25, 9, 45, 19, etc.) * When planting in front of walls utilize screening plants to minimize hardness and graffiti.. * Minimize the use of deciduous plants. * Maximize use of fast growing shrubs that recover quickly from injury. Slow growers should be reserved for use as accents. * Accent groups may consist of any Large Shrub or Accent species, as long as an evident contrast with surrounding plants is provided (bloom, texture, foliage color, etc.). * Maintain 30 foot Cal Trans setback from curbface for all trees. * Maintain City required site lines at all intersections. * Erosion control is a primary goal when locating plant material and or creating mounds. Page 2 PLANTING PALETTE / GUIDELINES FOR HIGHWAY I II MEDIAN ISLAND and FRONTAGE LANDSCAPE CITY OF LA QUINTA A plant palette has been set forth to ensure plant viability and continuity in planting design. The palette was selected with the help of Coachella Valley area plants specialists. Plant material for the proposed roadway development shall be separated into 8 major groups. It is the intent of the City of La Quinta to use plant material whose characteristics are those of low water and minimal maintenance requirements. The following is a list of each of the plant groups. GROUPI-PALMS PLANTING SIZE - 10' Brown Trunk Height Minimum 1. WASHINGTONIA FILIFERA - California Fan Palm 2. WASHINGTONIA ROBUSTA - Mexican Fan Palm GROUP 2-TREES PLANTING SIZE - 24" Box Minimum 1. ACACIA SMALLII - Sweet Acacia 2. CERCIDIUM PRAECOX - Palo Brea 3. CHILOPSIS LINEARIS - Desert Willow 4. CHORISIA SPECIOSA - Floss Silk Tree 5. JACARANDA MIMOSIFOLIA - Jacaranda 6. LAGERSTROEMIA INDICA - Crape Myrtle 7. SOPHORA SECUNDIFLORA - Texas Mountain Laurel GROUP 3 - SHRUBS / SCREENING PLANTING SIZE - 5 Gallon minimum 1. BACHARRIS SAROTHROIDES - Desert Broom 2. CASSIA ARTEMISIOIDES - Feathery Cassia 3. CASSIA NEMOPHILA - NCN 4. DODONAEA VISCOSA - Hopseed Bush 5. LEUCOPHYLLUM FRUTESCENS `Green Cloud' - Texas Ranger 6. LEUCOPHYLLUM FRUTESCENS `White Cloud' - Texas Ranger GROUP_ 4 - GROUND COVERS PLANTING SIZE - 1 Gallon minimum 1. ACACIA REDOLENS `Prostrata' 2. AMBROSIA DUMOSA - White Bursage 3. BACHARRIS `Centennial' 4. DALEA GREGGII - Trailing Indigo Bush 5. LANTANA MONTEVIDENSIS - Purple Trailing Lantana 6. LANTANA M. 'Gold Mound' Page 3 GROUP 4A - GROUND COVER -TURF 1. HYDRO-STOLENIZED BERMUDA 4328 or HYDRO -SEEDED PERENNIAL RYE. GROUP 5 - ACCENT PLANTS PLANTING SIZE - 5 Gallon minimum I. BOUGAINVILLEA `La Jolla' - Bush Bougainvillea 2. CAESALPINIA PULCHERRIMA - Red Bird of Paradise 3. CHAMAEROPS HUMILIS - Mediterranean Fan Palm 4. DASYLIRION WHEELERI - Desert Spoon 5. LEUCOPHYLLUM FRUTESCENS `Green Cloud' - Texas Ranger 6. PSOROTHAMNUS SPINOSUS - Smoke Tree GROUP 5A - ACCENT COMBO PLANTING SIZE - I Gallon Minimum 1. HESPERALOE PARVIFLORA - Red Yucca (2 plants min.) 2. BOULDERS - (1) 4 foot diameter & (2) 3 foot diameter GROUP 6 - SIGNATURE ACCENT PLANT PLANTING SIZE - 9 Cane minimum / All canes minimum Thigh 1. FOUQUIERIA SPLENDENS - Ocotillo GROUP 7 - MEDIUM SHRUBS PLANTING SIZE - 1 Gallon minimum 1. CALLIANDRA CALIFORNICA - Baja Fairy Duster 2. DALEA PULCHRA - Indigo Bush 3. ENCELIA FARINOSA - Brittle Bush 4. JUSTICIA CALIFORNICA - Chuparosa 5. RUELLIA PENINSULARIS - Ruellia 6. PSOROTHAMNUS SCHOTTII - Indigo Bush GROUP 8 - INERT MATERIAL 1. PALM SPRINGS GOLD FINES - Minimum 2 inches thick 2. ANGULAR GRANITE BOULDERS - Permion stained prior to installion & set into grade 3. CONCRETE MOWSTRIP - 8 Inches wide by 4 inches deep, color -conditioned concrete by L.M. Schofield. Color to be selected by City of La Quinta. Page 4 H-H N011Y 919 / NOLL99G m r 111 0 ..i j O H W J W Z O t� W 0 ., w ..n •❑ N e W S W � s sip FI! tj 0 :i J J Z W 2 UA Z W v W .2 O cc 0. Z a LL O — o_ U- a > 0 � W ..1 i-�] W LL a J ry Q Q VV� X mpOm m `O` 0 6 fV 0 m o b � w �$ ts¢ a � 0 O 0 • i •d �, II •,Q • -lill m W- I E 1- H n cc H W W 3 0 ic 9L 1 d I z w o� z w u w 0 w IL z 0 p a w J w OL Q) _ C. U) zz z= QLL IIZ-19 w ►_ zLU o v N .v ..: Z(Z) Tp w Q) � � O w p w �z w�Lp w� �N Od w mvd > m O �Q amU C �-- - w w N ~ w w v w a: �v�fl N w ip zQ my Ow w z w- ~ uQ� z OC v � LU Ul �o is) Wn Cl -1 > 3:FIC)Z gffe �f YO �IOf0 �N z Z d �w zz �vN p u.. I C ® O W F— W Z a CD z g N i N i Iz z O N iLL �o z w 01F- e L wON °w Z�Q oov �LU �oz goo w zz L, a zZ �O OL 0 CD —1 �IW z O LL lz C) CD D s W ao •116 M voo« p No 04 4IL �� o ;•S $S3 18� z d a U4w� zQOQ XO X o �o- a i ,0 � IBM a �u-■ I u• .15 ..■.r. C■ NEWS:: � :door r 1:- ■u am MuNnif- IC Jaw As no - cons s'�.....Mu_I/• O -4 tit Ql zw �N _�� .9-9 N r ATTACHMENT 3 ARCHITECTURAL STANDARDS 1[►lfimm A. Development along Highway 111 is to avoid becoming a random series of unrelated, shallow depth, impulse -buyer -oriented, sign -intensive commercial uses with frequent driveways onto Highway 111. B. The Highway 111 corridor is the window into La Quinta. The background vistas consist of three horizontal elements: desert, mountains and sky. Developments shall be sensitive to their effect on background vistas along Highway 111. 1. No particular architectural style or building materials shall be required as a whole, except that high quality building materials and architectural designs are encouraged. 2. To promote individuality among the structures, expressive shapes, notched entryways, building off -sets, overhangs are encouraged. 3. Within individual development projects, a unifying architectural theme shall be provided. This then may restrict architectural style, building materials, landscaping materials, paving materials, or other design factors and features to be applied to future developments within the project. In general, "standard" design of franchises and other multiple location business shall not be allowed unless determined to be consistent with the overall theme of the project. 4. Structures and all supportive design elements including landscaping, shall exhibit designs, heights, bulk, masses, shapes, places, textures, and materials which are compatible with the desert setting and does not obscure or distract from the mountains and sky vistas. 5. Properties abutting the Whitewater Wash shall be designed so that the view is acceptable from the residential land uses to the north across the Wash. This may require internal service areas, and orienting buildings so that their service side does not face north. 6. Strip commercial is discouraged as it is arranged in a linear fashion along the road for maximum visibility from the street. 7. The impression formed while traveling along a strip commercial segment is that it is "never ending". A designation -bound buyer can't find what he/she is pAchristi\arch-standards Page -1- seeking because of the clutter of uses. 8. Encourage development that contributes to La Quinta as a unique place by reflecting its physical character and adding to it in appropriate ways. The guidelines are by no means intended to limit creativity; it is the City's hope that they will serve as a useful tool for design professionals engaged in site specific design in context with this goal. 9. Facades and exterior walls should be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community's identity, character and scale. The intent is to encourage a more human scale. 10. Buildings should have architectural features and patterns that provide visual interest, at the scale of the pedestrian, and reduce massive aesthetic effects and local character. The architectural elements should be integral parts of the building fabric and not superficially applied trim or graphics or paints. 11. Variations in roof lines should be used to add interest to and reduce the massive scale of large buildings. 12. Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. 13. All facades of the buildings visible from adjoining properties and/or public streets should contribute to the pleasing scale and features of the buildings and encourage community integration by featuring characteristics similar to the facade. 14. Buildings should offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances and parking lots should be configured to be functional and inviting with walking conveniently tied to logical destinations. 15. Projects which are designed too comply with these guidelines are actively encouraged. However, creative and sensitive projects complying with the purpose and intent of these guidelines but do not strictly conform to detailed aspects will be given careful consideration by the City. 16. The City discourages the design of buildings which are essentially contemporary but gratuitously provide a tiled parapet arched entry or similar feature that creates a veneer of the traditional styles. 18. The City recognizes that a more traditional design may be difficult to accomplish due to the differences in scale and mass between historical and p:\christi\arch-standards Page -2- new structures. Many contemporary buildings will, by nature of their uses, incorporate larger building spaces than that associated with older buildings. Therefore, the design of such buildings are discouraged from incorporating mission tile and/or stucco as an afterthought. 19. Architectural designs should incorporate an appropriate variety of qualities including compatibility with adjoining buildings, intimacy of space, layering of views, accent landscaping, richness of materials, and appropriateness of rooflines. 20. Pedestrian and vehicle circulation should be designed to provide safe and convenient access between the adjoining street and the parking area and between the parking area and building entrances. 21. Light standards within the parking lots and on buildings will stress a low profile design compatible with the architectural design of the building. 22. Signs along Highway 111 shall be oriented to auto traffic, but shall emphasize the name and theme of the complex, not a directory listing of facility/tenant names. 23. Loading areas and outdoor storage areas exert visual and noise impacts on surrounding neighborhoods. These areas, when visible from adjoining properties and/or public streets, should be screened, recessed, or enclosed. p:\christAarch-standards Page -3-