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1992 05 26 PCLl� f®rt a� F c j� i81 1991 O®A..• AI" 16atat L/cLauc .PLANNING COMUS,SION AGENDA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado La Quinta, California May 26, 1992 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAYBE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 92-021 Beginning Minute Motion 92-017 CAg.L TC:) ®RmER — Flag Salute ROg.L (--AI:..L PUBLIC HEARINGS► 1. Item ................ SPECIFIC PLAN 90-020 AMENDMENT #1 & PARCEL MAP 26471, AMENDMENT #1 Applicant ........... Stuart Enterprises, Ltd. Location ............ West side of Madison Street between 52nd and 53rd Avenue, and at southeast corner of Madison Street & 52nd Avenue. Request ............. Amendment to Conditions of Approval for residential project which permits 850 single family residences in 7 villages on 271+ acres. Action .............. Resolution 92- Resolution 92- PC/AGENDA 1 PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. When addressing the Planning Commission, please state your name and address. BUSINESS SESSION 1. Item ............... Applicant ........... Location ............ Request............. Action .............. 2. Item ............... Applicant ........... Location ............ Request............. Action .............. CONSENT CALENDAR SPECIFIC PLAN 89-014 Washington/Adams Partnership (Transpacific Development Company Area bounded by Whitewater Channel on north, Highway III on south, Adams Street on the east, and Washington Street on the west. Annual review of specific plan for commercial shopping center on 60+ acres. Minute Motion 92- Plot Plan 92-460 Shell Oil Company Northwest corner of Highway 111 and Adams Street within the 111 La Quinta Center. Approval of a one year time extension for a plot plan which allows construction and operation of a service station and car wash. Minute Motion 92- Approval of the Minutes of the regular Planning Commission meeting held April 28, 1992. OTHER ADJOURNMENT -------------------- STUDY SESSION MONDAY, MAY 25, 1992 CANCEL L E D PC/AGENDA PH # 1 STAFF REPORT PLANNING COMMISSION MEETING DATE: MAY 26, 1992 CASE NO: SPECIFIC PLAN 90-020, AMENDMENT #1 AND PARCEL MAP 26471, AMENDMENT #1 APPLICANT: STUART ENTERPRISES LIMITED (CRAIG BRYANT) PLANNER/ ENGINEER: KEITH COMPANIES (MIKE ROWE) REQUEST: AMENDMENT TO CONDITIONS OF APPROVAL FOR RESIDENTIAL PROJECT WHICH PERMITS 850 SINGLE FAMILY RESIDENCES IN 7 VILLAGES ON 271+ ACRES. LOCATION: WEST SIDE OF MADISON STREET BETWEEN 52ND AND 53RD AVENUES AND AT THE SOUTHEAST CORNER OF MADISON STREET AND 52ND AVENUE. GENERAL PLAN LAND USE DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 UNITS PER ACRE) WEST OF MADISON STREET AND VERY LOW DENSITY RESIDENTIAL (0-2 UNITS PER ACRE) EAST OF MADISON STREET. EXISTING ZONING OF SITE: R-1 WEST OF MADISON STREET R-1-20,000 EAST OF MADISON STREET ENVIRONMENTAL CONSIDERATIONS: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT WAS ADOPTED BY THE CITY COUNCIL AT ITS MEETING OF JANUARY 21, 1992, ON THE ORIGINAL PROJECT. THE CHANGES REQUESTED AT THIS TIME WOULD NOT HAVE A SIGNIFICANT AFFECT ON THAT DETERMINATION. THEREFORE NO FURTHER DOCUMENTATION IS DEEMED NECESSARY. SURROUNDING ZONING & LAND USES: NORTH: W-1, R-1-20-000/AGRICULTURAL LAND, VACANT LAND, SINGLE FAMILY RESIDENTIAL AND POLO FIELDS. SOUTH: R-1/AGRICULTURAL EAST: R-1-20,000 AND RIVERSIDE COUNTY/AGRICULTURAL. WEST: R-1 / VACANT . PCST.062 1 BACKGROUND: These applications were approved by the City Council at the meeting of January 21, 1992, after numerous City Council and Planning Commission hearings. The approval came after the Applicant made modifications to the project and the City Council imposed 12 new conditions and amended other conditions (see attached City Council minutes for the meeting of January 21, 1992) . For the most part, the new conditions tightened control of the development and sought to create a more rural or country type development. APPLICANT'S AMENDMENT REQUEST: The Applicant has requested that seven conditions of the specific plan and two conditions of the parcel map be amended. Further the Applicant has requested that the City review four conditions of the specific plan and two conditions of the parcel map for interpretations to insure that what he is proposing will be acceptable. At a City Council Study Session on April 21, 1992, the Applicant presented these requested amendments and interpretations to the City Council. A majority of the City Council supported the interpretations as presented by the Applicant. No determination or conclusions were made regarding the proposed amended conditions since the item was presented only as a study session item. ANALYSIS: The Applicant has submitted a letter detailing the specific conditions and his requested amendment. The first four conditions concern interpretation of the conditions. Those conditions pertaining to interpretation are as follows: 1. Condition #16 of Specific Plan and Condition #6 of Parcel Map. The condition requires that the, "Applicant provide meandering landscaping setback lots with the smallest width to be 20 feet adjacent to the following street right-of- ways: a. 52nd Avenue -• 40 feet wide b . Madison Street - 40 feet wide C. 53rd Avenue - 40 feet wide" The Applicant has submitted Exhibit "A" (attached) to show how this would be handled. Rather than an actual curvilinear meandering, the Applicant is showing a setback and wall location which is staggered in and out. 2. Condition #23 of Specific Plan and Condition #13 of Parcel Map. The Condition reads, "The Applicant shall construct a six foot wade meandering sidewalk with equestrian and split -rail type fence in the landscaped setback lots along 52nd, 53rd Avenues and Madison Street to the satisfaction of the City." The Applicant has submitted Exhibit "G" (see attached) which shows an equestrian trail and split -rail fence only on the east side of Madison Street. No sidewalk is indicated on this side of Madison Street. A sidewalk is shown on the west side of Madison Street. PCST.062 3. Condition #32 of Specific Plan. The condition reads, "Architecture themes for the specific plan text shall be revised to only allow rural, country, and ranch type designs. " The Applicant has submitted Exhibit "B" (see attached) which is a collection of drawings and photographs of single family units which he feels would meet the intent of this condition. 4. Condition #33 of the Specific Plan: The Condition reads, "Adjacent to 52nd and 53rd Avenues and Madison Street, each Village shall provide at least one amenity core (open space%passive green belt area), similar to that shown on Land Use Plan in specific plan for Village #5. The area shall have a minimum size of one half acre. It The Applicant has submitted Exhibit "A" and "G" (attached) to show where and the approximate size for these landscape amenities. Exhibit "G" also shows typical landscaping and amenities for these areas. The Applicant has requested amendment of the following conditions: 1. Condition #4 of Specific Plan: The Condition reads, "Seventy-five percent of the dwelling units within 150 feet of Madison Street and 53rd Avenue right-of- way, shall be limited to one story in height. All one story units in the project shall be a maximum 18 feet in height with two story units in project a maximum of 24 feet in height. Dwelling units within 150 feet of 52nd Avenue shall be one story in height, maximum of 18 feet in height. The Applicant has submitted Exhibit "C" (see attached) to address this item. Basically the Exhibit shows that the Applicant needs 28 feet 4 inches for a two story structure. It The Applicant requests that the condition be revised as follows: "Seventy- five percent of the dwelling units within 150 feet of Madison Street, 52nd Avenue and 53rd Avenue right-of-way shall be limited to one story, 18 feet in hei ht . All other units located within the specific plan area shall have buildin-a hei-ahts Der the CitV standards. 2. Condition #13 of Specific Plan: The Condition reads: "If area is determined to be a potential habitat by the State Department of Fish and Game a biological assessment to determine if the Flat -Tailed Horned Lizard is present on the project site shall be conducted prior to recordation of Parcel Map. Mitigation measures as recommended shall be implemented." The Applicant has requested that the condition be reworded as follows: "If the Flat Tailed Horned Lizard is determined at the time of grading permits, to be threatened or endangered by the State Department of Fish and Game then a biological assessment to determine if the Flat -Tailed Horned Lizard is present on the project site shall be conducted prior to recordation of the parcel map. Mitigation measures as indicated shall be implemented. PCST.062 3 3 . Condition #16 C of Specific Plan and Condition O.C. of Parcel Map: The condition reads: "Applicant shall provide meandering landscaped setback lots with the smallest width to be 20 feet adjacent to the fallowing streets right-of- ways: c. 53rd Avenue - 40 feet wide The Applicant has submitted Exhibits "A" and "G" to address this item. Item A shows how the landscaped setback lots would be staggered or indented while Exhibit "G" shows landscape treatment along the perimeter streets. The Applicant has requested that the condition be reworded as follows: "Applicant shall provide meandering landscaped setback lots with the smallest width to be 20 feet along 52nd Avenue and Madison Street and 10 feet along 53rd Avenue adjacent to the following streets right-of-ways: C. 53rd Avenue - 40 feet wide The Applicant is requesting that the minimum setback along 53rd Avenue be permitted to be 10 feet rather than 20 feet. 4. Condition #25 of Specific Plan and Condition #17 of Parcel Map: The Condition reads: "Applicant shall establish a master landscaping maintenance association that is funded by the future homeowners associations of the seven villages as noted in Specific Plan 90-020. The master association shall be responsible for all perimeter landscaping and sound walls contiguous to this tract along 52nd and 53rd Avenues, Madison Street, and "A" and "B" streets." The Applicant has requested that the condition be reworded as follows: "Applicant shall meet with the Council to establish and the creation of a special benefit zone for incorporation into the Landscaping and Lighting District or a master landscaping maintenance association that is funded by the future homeowners associations of the seven villages, for the responsibility of maintaining all perimeter landscaping and sound walls contiguous to this tract, along 52nd Avenue, 53rd Avenue, Madison Street, "A" and "B" streets. The original condition was recommended for inclusion by the Engineering Department. 5. Condition #28 of the Specific Plan: The Condition reads: "All residential lots within 200 feet of 52nd, 53rd Avenues and Madison Street shall have a minimum lot width of 100 feet. The lots along cul-de-sac or similar lots shall have a average 100 feet width. All other lots shall have a minimum 80 feet width and cul-de-sac and similar lots having an average 80 foot lot width." The Applicant has submitted Exhibit "E" (see attached) to address this condition. PCST.062 4 The Applicant requests that the condition be reworded as follows: "All lots within the specific plan area shall have a minimum 80 feet width with cul-de- sac and similar curvilinear lots to have an average lot width of 80 feet. The Applicant is requesting that 100 foot lot width minimum be eliminated and that all lots be at least 80 feet wide. 6. Condition #36 of the Specific Plan: The Condition reads: "The minimum setback shall be: a. Front - 25 feet b. Rear - 20 feet C. Side - 10 feet d. Street side - 20 feet The Applicant has submitted Exhibit "F" (see attached) to address this condition. The Exhibit shows that the fronts of the units will not be flat and will have varying setbacks due to the design of the units. The side setbacks will still total 20 feet with a minimum five feet (other side would then be 10 feet). The Applicant is requesting that the condition be reworded as follows: "The minimum setback shall be: a. Front - 20 feet (25% meandering to 25 feet) b . Rear - 20 feet C. Side - 5 feet (20 feet total) d. Street side - 20 feet STAFF COMMENTS: The majority of the conditions for interpretation and amendment were added or amended by the City Council during the January 19, 1992, approval. The conditions which fall under this category are as follows: 1. Condition #16 of the Specific Plan and #6 of the Parcel Map - amended by City Council. 2. Condition #23 of the Specific Plan and #13 of the Parcel Map - amended by City Council. 3. Condition #32 of the Specific Plan - added by City Council. 4. Condition #33 of the Specific Plan - added by City Council. 5. Condition #4 of the Specific Plan - amended by City Council. 6. Condition #16 . C . of the Specific Plan and #6 . C . of the Parcel Map -- amended by the City Council. 7. Condition #28 of the Specific Plan - amended by the City Council. PCST.062 5 8. Condition #30 of the Specific Plan - added by the City Council. 9. Condition #36 of the Specific Plan - added by the City Council. Regarding Condition #25 of the Specific Plan which is requested for revision, the Engineering Department has submitted revised wording as follows: "The Applicant shall establish a covenant in the homeowners association bylaws for each village that the seven village homeowners associations will each in their respective proportions financially participate in and co -administer either directly or with the assistance of an agent, a single maintenance contract for all landscaped lots and common areas created by Parcel Map 26471. Planning and Development Staff has reviewed this request and feels that with the exception of Condition #4 of the Specific Plan which is requested for modification that the revisions and interpretations are acceptable. With regards to Condition #4 the Planning and Development Department Staff recommends that rather than a maximum 35 foot high two story structure, that two story construction be limited to no more than 30 feet in height. This would still permit the two story units as presented by the Applicant on Exhibit "C" . The Applicant has indicated that he feels the requested interpretation and amendments are for the most part simple and stay within the spirit and intent of the City Council's approval. The Applicant has indicated that during the Council's approval, that he indicated that some modification of the conditions may be necessary. One letter of protest has been received and is attached for your review. FINDINGS: Staff feels that the findings which were used to approve the project originally can be made for these interpretations and amendments. Attached are the original resolutions and conditions approving the specific plan and parcel map. Staff will amend the resolutions and conditions of approval based upon the Planning Commissions action. RECOMMENDATION: Subject to amendments as recommended by the Engineering and Planning Departments, Staff believes that the amendments are acceptable. The Planning Commission should review this request and determine acceptability by adoption of ]Resolutions for the specific plan and parcel map. Attachments: 1. Location map 2. Letter of request from Applicant. 3. Exhibits submitted by Applicant. 4. Existing resolutions and Conditions parcel map. 5. City Council minutes of January 21, S. Letter of protest received. of Approval for the specific plan and 1992. PCST.062 6 LOCATION MAP CASE MAP A - CASE •SP 9 , , • PM 26471 SCALE: NTS ®THE KEITH COMPANIES - INLAND EMPIRE, INC. 1",. VISTA SANTA ROSA CITY OF LA QUINTA MAY 26, 1992 PLANNING COMMISSION 1. OVERVIEW or PROJECT HISTORY A. Began preliminary meetings with City Staff - June 1990 B. Vista Santa Rosa project submitted - December 1990 C. Planning Commission Approval - July 1991 D. City Council Approval - January 1992 2. CONDITIONS WHICH COULD BE INCORPORATED INTO THE PROJECT - AS WRITTEN - THROUGH COUNCIL INTERPRETATION A. Condition 16: Applicant shall provide meandering landscaped setback lots with the smallest width to be 20 feet adjacent to the following street right of way(s): a. Avenue 52, 40-feet wide; b. Madison Street, 40-feet wide; C. Avenue 53, 40-feet wide. o PER EXHIBIT A o B . Condition 23: Applicant shall construct a six-foot wide meandering sidewalk with equestrian trail and split rail type fence in the landscaped setback lots along 52nd, 53rd Avenues, and Madison Street to the satisfaction of the City. o PER EXHIBIT G - (EQUESTRIAN TRAIL AND SPLIT RAIL FENCE ON EAST SIDE OF MADISON ONLY) o C . Condition 32: Architectural themes for the Specific Plan text shall be revised to only allow rural, country and ranch style designs. o PER EXHIBIT B o F811-004/9971-KD-B Page 1 1619 %6-9844 FAX (619) 346-9368 41.89; Boardwalk Suite 101 Palm Deser, CA 92263 D . Condition 33: Adjacent to 52nd, 53rd Avenue, and Madison Street, each Village shall provide at least one amenity core (open space/passive green belt area), similar to that shown on Land use Plan in Specific Plan for Village i5. The areas shall have a minimum size of 1/2 acre. o PER EXHIBITS A & G o 3. CONDITIONS NEEDING TO BE REVISED A. Condition 4: 75% of the dwelling units within 150 feet of the Madison Street and 53rd Avenue right-of-way shall be limited to one story in height. All one story units in project shall be a maximum 18 feet in height with two story units in project a maximum 24 feet in height. Dwelling units within 150 feet of 52nd Avenue shall be one story in height, maximum of 18 feet in height. o SEE EXHIBIT C o Revised Condition: Condition 4: 75% of the dwelling units within 150 feet of the Madison Street, 52nd Avenue, and 53rd Avenue right-of-way shall be limited to one story, J8 feet in height. Al other units located within the Specific Plan area shall have building heights Per the city standard. B . Condition 13: If area is determined to be a potential habitat by State Department of Fish and Game a biological assessment to determine if the Flat -Tailed Horned Lizard is present on the project site shall be conducted prior to recordation of the Parcel Map. Mitigation measures as recommended shall be implemented. Revised Condition: Condition 13: If the Flat -Tailed Horned Lizard is determined at the time of grading ermit s to be threatened or endan eyed b the State De artment of Fish and Game then a biological assessment to determine if the Flat -Tailed Horned Lizard is present on the project site shall be conducted prior to recordation of the Parcel Map. Mitigation measures as recommended shall be implemented. C . Condition 16c: Applicant shall provide meandering landscaped setback lots with the smallest width to be 20 feet adjacent to the following street right of way(s): G. Avenue 53, 40-feet wide. o SEE EXHIBITS A & G o Revised Condition: Condition 16c: Applicant shall provide meandering landscaped setback lots with the smallest width to be 20 feet along 52nd Avenue and Madison Street and 10 feet along_ 53rd Avenue adjacent to the following street right of way(s): C. Avenue 53, 40-feet wide. F811-004/9971-KD-B Page 2 THE KEITH COMPANIES D . Condition 25: Applicant shall establish a master landscaping maintenance association that is funded by the future homeowner's associations of the seven villages as noted in Specific Plan 90-020. The master association shall be responsible for all perimeter landscaping and sound walls contiguous to this tract along 52nd and 53rd Avenues, Madison Street, and A and B streets. Revised Condition: Condition 25: Applicant shall meet with the Council to establish the creation of a special benefit zone for incorporation into the Landscaping and Lighting District. or a master landscaping maintenance association that is funded by the future homeowners associations of the seven villages, for the responsibility of maintaining all perimeter landscaping and sound walls contiguous to this tract, along 52nd Avenue. 53rd Avenue, Madison Street, A and B streets. E . Condition 28: All residential lots within 200 feet of 52nd, 53rd Avenues, and Madison Street shall have a minimum size of 10,000 to 12,000 square feet. The remainder of residential lots in the Specific Plan area shall have a minimum size of 9,000 square feet. o SEE EXHIBIT D o Revised Condition: Condition 30: "All residential lots within the Specific Plan area shall have a minimum size of 9,000 square feet Emphasis in the design of the individual villages should be given to achieve a lot size greater than 10.000 square feet for 90X of the lots abutting 52nd Avenue Madison Street and 53rd Avenue". F . Condition 30: All lots within 200 feet of 52nd, 53rd Avenues, and Madison Street shall have a minimum lot width of 100 feet. Lots along cul-de-sac or similar lots shall have an average 100 feet width. All other lots shall have a minimum 80 feet width with cul-de-sac and similar lots having an average 80 feet lot width. o SEE EXHIBIT E o Revised Condition: Condition 30: All lots within the Specific Plan area shall have a minimum 80 feet width with cul-de-sac and similar curvilinear lots to have an average lot width of 80 feet. F811-004/9911-KD-B Page 3 THE KEITH COMPANIES G . Condition 36: The minimum setbacks shall be: a. Front - 25 feet b. Rear - 20 feet C. Side - 10 feet e. Street side - 20 feet o SEE EXHIBIT F o Revised Condition: Condition 36: The minimum setbacks shall be: a. Front - 20 feet (25% meandering to 25 feetl b. Rear - 20 feet C. Side - 5 feet (20 feet tgtall d. Street side - 20 feet 4. SCHEDULE OF SUBSEQUZNT CITY COUNCIL MEETING F811-004/9971-KD-B Page 4 THE KEITH COMPANIES RESOLUTION 92- 11 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CONCURRING WITH THE ENVIRONMENTAL ASSESSMENT AND APPROVING SPECIFIC PLAN 90-020 CASE NO. SP 90-020 -• STUART ENTERPRISES, LTD. (CRAIG BRYANT) WHEREAS, the Planning Commission of the City of La Quinta did on the 25th day of June, 1991, hold a duly noticed Public Hearing and continued Public Hearing on the 9th of July, 1991, to consider the request of Stuart Enterprises, Ltd. ( Craig Bryant) , for approval of a Specific Plan to allow 925 total residential units in 7 master planned villages (or tracts) on 271+ acres in the R-1 and R-1 20,000 zones on the west side of Madison Street between 52nd and 53rd Avenues and at the southeast corner of Madison Street and 52nd Avenue, more particularly described as: PORTIONS OF 1. SECTION 10, T6S, R7E, S. B . B .M. 2. SECTION 9, T6S, R7E, S.B.B.M. WHEREAS, the City Council of the City of La Quinta, California, did on the 16th day of July, 1991, hold a duly noticed Public Hearing and continued Hearings on September 17, 1991, November 19, 1991, December 17, 1991, and January 21, 1992, to consider the Applicant's request and recommendation of the Planning Commission concerning the Environmental Analysis and Specific Plan; and, WHEREAS, said Specific Plan request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" ( County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5) , in that the Planning Director has conducted an initial study and has determined that, although the project could have a significant adverse impact on the environment, the mitigation measures incorporated into the Conditions of Approval will mitigate those project impacts to levels of insignificance; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts to justify approval of said Specific Plan: 1. The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan. 2. The Specific Plan is compatible with the existing and anticipated area development. 3. The project will be provided with adequate utilities and public services to ensure public health and safety. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: RESOCC.019 1. That the above recitations are true and correct and constitute the findings of the Council in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 90- 183 , indicating that the proposed Specific Plan will not result in any significant environmental impacts that cannot be mitigated by the recommended Conditions of Approval, and therefore a Negative Declaration is recommended; 3. That it does hereby approve of the above described Specific Plan request for the reasons set forth in this Resolution, and subject to the Conditions of Approval, attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 21st day of January, 1992, by the following vote, to wit: AYES: Council Members Franklin, Rushworth, Sniff & Mayor Pena NOES: None ABSENT: None ABSTAIN: Council Member Bohnenberger rk\(� JO NA , r City of La Quinta, California ATTF,T: City of La Quinta, ornia APPROVED AS TO FORM DAWN 1' ONEYWELL, City Attorney City of La Quinta, California RESOCC.019 2 CITY COUNCIL RESOLUTION 92- 11 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 90-020 JANUARY 21, 1992 * Mitigation measures for Environmental Assessment 90-183 + Amended by Planning Commission July 9, 1991 ++ Added by Planning Commission July 9, 1991 ** Amended by City Council January 21, 1992 *** Added by City Council January 21, 1992 PLANNING DEPARTMENT: 1. The development shall comply with Exhibit 1, the Specific Plan document for Specific Plan 90-020 and the following conditions, which shall take precedence in the event of any conflict with the provisions of the Specific Plan. 2. Public improvements shall be provided as required by the Engineering Department and Parcel Map 2647. 3. Development of Parcel Map 26471 shall comply with standards and guidelines in the Specific Plan. *4 . 75% of the dwelling units within 150 feet of the Madison Street and 53rd Avenue + right-of-way shall be limited to one story in height. All one story units in project shall be a maximum 18 feet in height with two story units in project a maximum 24 feet in height. Dwelling units within 150 feet of 52nd Avenue shall be one story in height, maximum of 18 feet in height. *5 . A master landscaping plan for all perimeter street parkways shall be submitted and approved by the Design Review Board and Planning Commission prior to issuance of a building permit for the first village. Landscaping materials to be native and drought tolerant. Irrigation system to utilize emitter irrigation system where possible. Within 5 feet of curb, no spray irrigation heads nor lawn shall be used. Within this area only emitters and spreading shrubs and groundcover may be used. 6. Six foot high masonry walls shall be provided around each village. Walls adjacent to public streets shall match for all villages and be approved by the Design Review Board. 7. Landscaping and architectural plans for individual lots and dwellings shall be reviewed and approved by the Design Review Board. 8. Use of metal roofs shall be subject to approval of the Design Review Board. 9. Lighting of permanent subdivision identification signs shall be permitted. +*10. Pages 15 and 16 of Specific Plan 90-020 text shall be revised as recommended by the Coachella Valley Water District (CVWD) in their letter dated May 22, 1991, or as agreed upon by Applicant and Coachella Valley Water District. CONAPR.VL . 021 Conditions of Approval Specific Plan 90-020 January 21, 1992 11. Specific Plan 90-020 text shall be revised as approved within a minimum two sets of text being submitted to the Planning and Development Department for approval prior to issuance of first recordation of first tract map in project area. +*12. That all Conditions of Approval for the following shall be met: a. CVWD - letter dated May 22, 1991, or as may be agreed upon by Applicant and CVWD. b. Sunline Transit - letter dated December 28, 1990 C. Palmer Cablevision - letter dated January 23, 1991 +*13. if area is determined to be a potential habitat by State Department of Fish and Game a biological assessment to determine if the Flat -Tailed Horned Lizard is present on the project site shall be conducted prior to recordation of the Parcel Map. Mitigation measures as recommended shall be implemented. 14. The Conditions, Covenants and Restrictions (CC & R's) for each tract or subdivision shall disclose that there are legally boarded horses in the surrounded areas. CC & R's to be reviewed by the Planning and Development :Director prior to their recordation. ENGINEERING DEPARTMENT: +15. Applicant shall dedicate public street right of way and utility easements in conformance with the city's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer, as follows: a. Avenue 52 - Primary Arterial, 55-foot half width; b. Madison Street - Primary Arterial, 55-foot half width; c. Avenue 53 - Collector Street, 32-foot half width; d. A and B streets - Local Street, 60-foot full width; e. Right of way geometry for corner cut -backs at intersections shall conform with Riverside County Standard Drawing #805 unless otherwise approved by the City Engineer. **16. Applicant shall provide meandering landscaped setback lots with the smallest width to be 20 feet adjacent to the following street right of ways): a. Avenue 52, 40-feet wide; b. Madison Street, 40-feet wide; c. Avenue 53, 40-feet wide. *17. Applicant shall vacate vehicle access rights to Avenue 52 and 53 and Madison Street from all abutting lots. Access to these streets from this land division shall be restricted to A and B street intersections only. CONAPRVL.021 2 Conditions of Approval Specific Plan 90-020 January 21, 1992 **18. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk and equestrian trail. 19. 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 the final map without the approval of the City Engineer. 20. Applicant shall pay all fees charged by the city as required for processing, plan checking and construction inspection. The fee amount (s) shall be those which are in effect at the time the work is undertaken and accomplished by the city. +*21. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these conditions of approval. All street improvements shall be designed and constructed in accordance with the LQMC and adopted Standard Drawings,and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by city General P1an.Street design shall take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for residential streets shall be 3" AC over 4" Class 2 Base. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. ON -SITE STREETS 1. A and B streets - full width Local Street, 40 feet wide, refer to Std Dwg #105 b. OFF -SITE STREETS The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land. If the ordinance is adopted, all land division maps prepared pursuant to C©NAPRVL.021 3 Conditions of Approval Specific Plan 90-020 January 21, 1992 this Specific Plan shall be subject to payment of fees, or construction of improvements in lieu of, as set forth in the ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. The fees shall be paid, or agreed to be paid, prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the off -site street improvement responsibility, including design and construction, shall be as follows: 1. Avenue 52 (portion contiguous to specific plan area) Install three-quarter width Primary Arterial (3 of 4 travel lanes for 86' width improvement option), improvement includes full width raised median and 16-foot wide west bound travel lane, refer to Std Dwg #100; 2. Madison Street: a. (Portion contiguous to the northerly quarter -mile of the specific plan area) Install full -width Primary Arterial (86' width improvement option) , improvement includes full width raised median, refer to Std Dwg #100; b. (Portion contiguous to the southerly quarter -mile of the specific plan area) Install three-quarter width Primary Arterial (86' width improvement option) , improvement includes full width raised median and a 16-foot wide north bound travel lane, refer to Std Dwg #100. 3. Avenue 53 (portion contiguous to specific plan area) Install three-quarter width Collector (40-foot option) , improvement includes standard half width plus one 14-foot wide east bound travel lane, refer to La Quinta General Plan Figure VII-2. ++4. Full turn access cut in Avenue 52 median shall be provided at Green Valley Ranches. 5. Traffic signals at the following locations: a. Avenue 52; 1.) Jefferson Street: 12.5% fair share responsibility; 2.) Madison Street: 25% fair share responsibility; 3.) Street B : 50% fair share responsibility; b. Avenue 53; 1.) Jefferson Street: 12.5% fair share responsibility; 2.) Madison Street: 25% fair share responsibility; CONAPRVL.021 4 Condit:.ons of Approval Specif:.c Plan 90-020 January 21, 1992 c. Madison Street; 1.) Street A: 50% fair share responsibility. The signals will be installed by the City when warranted by traffic conditions. 22. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the final map is recorded. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. *23. Applicant shall construct an six-foot wide meandering sidewalk with equestrian ** trail and split rail type fence in the landscaped setback lots along 52nd, 53rd Avenues, and Madison Street to the satisfaction of the City. *24. Turning movements of traffic accessing the subject land division from adjoining public streets shall be as follows: 52nd Avenue a. Street B : left and right turns in and out are allowed; ;Madison Street a. Street A: left and right turns in and out are allowed. 25. .Applicant shall establish a master landscaping maintenance association that is funded by the future homeowner's associations of the seven villages as noted in Specific Plan 90-020. The master association shall be responsible for all perimeter landscaping and sound walls contiguous to this tract along 52nd and 53rd Avenues, Madison Street, and A and B streets. FIRE MARSHAL: 26. All water mains and fire hydrants providing the required flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 27. Each village shall be provided with two access points (minimum of one to be full turn access, second may be emergency) to satisfaction of Fire Marshal. CONAPRVL.021 5 MISCELLANEOUS **28. All residential lots within 200 feet of 52nd, 53rd Avenues, and Madison Street ++ shall have a minimum size of 10,000 to 12,000 square feet. The remainder of residential lots in the Specific Plan area shall have a minimum size of 9,000 square feet. **29. Specific Plan text shall be updated to reference approved lot sizes. Five copies of the revised text shall be submitted to the City prior to approval of first tentative tract map. 30. All lots within 200 feet of 52nd, 53rd Avenues, and Madison Street shall have *** a minimum lot width of 100 feet. Lots along cul-de-sac or similar lots shall have an average 100 feet width. All other lots shall have a minimum 80 feet width with cul-de-sac and similar lots having an average 80 feet lot width. 31. Maximum overall density of the development shall be 3.13 dwelling units per *** acre as noted in Specific Plan text. 32. Architectural themes for the Specific Plan text shall be revised to only allow *** rural, country and ranch style designs. 33. Adjacent to 52nd, 53rd Avenues, and Madison Street, each Village shall *** provide at least one amenity core (open space/passive green belt area), similar to that shown on Land Use Plan in Specific Plan for Village #5. The areas shall have a minimum size of 1/2 acre. 34. The perimeter wall of the Specific Plan area adjacent to 52nd, 53rd Avenues, *** and Madison Street shall meander with the meandering landscape area. 35. The minimum house size shall be 1,800 square feet, excluding garage area. 36. The minimum setbacks shall be: a. Front - 25 feet b. Rear -• 20 feet C. Side •• 10 feet e. Street side - 20 feet 37. Architectural variety: when houses using similar architectural styles are *** located within two hundred fifty feet of each other, exterior building elevations shall make provision for architectural variety by using different colors, styles, roof treatments, window treatments, garage door treatments, and similar methods. (No two identical architectural styles shall be constructed adjacent to each other.) CONAPRVL.021 6 RESOLUTION 92-_12_ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 26471 TO ALLOW THE CREATION OF SIX PARCELS ON A 235+ ACRE SITE. CASE NO. TPM 26471 - STUART ENTERPRISES, LTD. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of June, 1991, hold a duly noticed Public Hearing and continued Public Hearing on the 9th of July, 1991, to consider the request of Stuart Enterprises, Ltd. to subdivide 235+ acres into six parcels in the R-1 zone located on the west side of Madison Street between 52nd and 53rd Avenues, more particularly described as: A PORTION OF SECTION 10, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN. WHEREAS, the City Council of the City of La Quinta, California, did on the 16th day of July, 1991, hold a duly noticed Public Hearing and continued Hearings on September 17, 1991, November 19, 1991, December 17, 1991, and January 21, 1992, to consider the Applicant's request and recommendation of the Planning Commission concerning the Environmental Analysis and Tentative Parcel Map; and, WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" ( County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5) , in that the Planning Director conducted an initial study, and has determined that the proposed Tentative Parcel Map will not have an adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts to justify the approval of said Tentative Parcel Map: 1. That Tentative Parcel 26471, as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1 Zoning District development standards, and design requirements of the Subdivision Ordinance. 2. The proposed circulation design as conditioned, are suitable for the proposed land division. 3. That the design of Tentative Parcel Map 26471 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard. RESOCC.018 1 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Parcel Map 26471 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Parcel Map 26471, as conditioned, provides for adequate maintenance of the landscape common areas. 7. That the proposed Tentative Parcel Map 26471, as conditioned, provides storm water retention, park facilities, and noise mitigation as the parcels are developed. 8. That general impacts from the proposed Parcel Map were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS , in the review of this Tentative Parcel Map, the City Council has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the 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 City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Council in this case; 2. That it does hereby confirm the conclusion of EA 90-183 relative to the environmental concerns of the Parcel Map; 3. That it does hereby approve the subject Tentative Parcel Map 26471 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 City Council, held on this 21st day of January, 1992, by the following vote, to wit: AYES: Council Members Franklin, Rushworth, Sniff & Mayor Pena NOES: None ABSENT: None ABSTAIN: Council Member Bohnenberger JO NA, or City of La Quinta, California RESocC.018 2 ATTEST: AUNDRA L. JUHOL , City Clerk City of La Quinta, California APPROVED AS TO FORM DA N HONEYV LL, ity Attorney City of La Quinta, California RESocc.oi8 CITY COUNCIL RESOLUTION 92- CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 26471 JANUARY 21, 1992 * Mitigation Measures for Environmental Assessment 90-183 + Amended by Planning Commission 7-9-91 ++ Added by Planning Commission 7-9-91 ** Amended by City Council 1-21-92 GENERAL CONDITIONS OF APPROVAL 1. Tentative Parcel Map 26471, labeled Exhibit "A" on file in the Planning and Development Department shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Parcel Map approval shall expire two years after the original (late of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Approval of Parcel Map shall be subject to approval of Specific Plan 90-020. 4. :Development of parcels shall not occur unless a Tentative Tract, Parcel Map, or Plot Plan, as applicable is approved on the property. ENGINEERING DEPARTMENT CONDITIONS: *5. Applicant shall dedicate public street right of way and utility easements in + conformance with the city's General Plan, 'Municipal Code, applicable Specific Plans if any, and as required by the City Engineer, as follows: a. Avenue 52 - Primary Arterial, 55-foot half width; b. Madison Street - Primary Arterial, 55-foot half width; C. Avenue 53 - Collector Street, 32-foot half width; d. A and B streets - Local Street, 60-foot full width; e. Right of way geometry for corner cut -backs at intersections shall conform with Riverside County Standard Drawing #805 unless otherwise approved by the City Engineer. **6. Applicant shall provide meandering landscaped setback lots with the smallest width to be 20 feet adjacent to the following street right of way(s) : a. Avenue 52, 40-feet wide; b. Madison Street, 40-feet wide; C. Avenue 53, 40-feet wide. *7. Applicant shall vacate vehicle access rights to Avenue 52 and 53 and Madison Street from all abutting lots. Access to these streets from this land division shall be restricted to A and B street intersections only . C©NAPRNL.016 1 Conditions of Approval Tentative Parcel Map 26471 January 21, 1992 8. Applicant shall provide a blanket easement that covers the entire landscaped .setback lots for the purpose of a meandering public sidewalk. 9. 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 the final map without the approval of the City Engineer. 10. .Applicant shall pay all fees charged by the city as required for processing, plan checking and construction inspection. The fee amounts) shall be those which are in effect at the time the work is undertaken and accomplished by the city. +*11. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these conditions of approval. All street improvements shall be designed and constructed in accordance with the LQMC and adopted Standard Drawings,and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by city General Plan. Street design shall take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for residential streets shall be 3" AC over 4" Class 2 Base. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. ON -SITE STREETS 1. A and B streets - full width Local Street, 40 feet wide, refer to Std Dwg #105; b. OFF -SITE STREETS The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land. If the ordinance is adopted, this parcel map shall be subject to payment of fees, or construction of improvements in lieu of, as set forth in the CONAPRVL.016 Conditions of Approval Tentative Parcel Map 26471 January 21, 1992 ordinance, provided the ordinance is adopted 60 days -rior to recordation of the map. The fees shall be paid, or agreed to'--e paid, prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the off -site street improvement responsibility, including design and construction, shall be as follows: 1. Avenue 52 (portion contiguous to specific plan area, Install three-quarter width Primary Arterial (3 of 4 travel lanes for 86' width improvement option), improvement includes fu.1 width raised median and 16-foot wide west bound travel lane, refer to Std Dwg #100; 2. :Madison Street: a. (Portion contiguous to the northerly quarter-mi.e of the specific plan area) Install full -width Primary Arterial (86' width improvement option) , improvement includes full width raised median, refer to Std Dwg #100; b. (Portion contiguous to the southerly quarter-mi:e of the specific plan area) Install three-quarter width Primary Arterial (86' width improvement option) , improvement includes full width raised median and a 16-foot wide north bound travel lane, refer to Std Dwg #100. 3. Avenue 53 (portion contiguous to specific plan area Install three-quarter width Collector (40-foot option), improvement includes standard half width plus one 14-foot wide east bound travel lane, refer to La Quinta General Plan Figure VII-2. ++4. Full turn access cut in Avenue 52 median shall be prcvided at Green Valley Ranches. 12. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the final map is recorded. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. *13. Applicant shall construct an six-foot wide meandering sidewalk with equestrian ** trail and split rail type fence in the landscaped setback lots along 52nd, 53rd Avenues, and Madison Street to the satisfaction of the City. CONAPRVL.016 Conditions of Approval Tentative Parcel Map 26471 January 21, 1992 *14. Turning movements of traffic accessing the subject land division from adjoining public streets shall be as follows: Avenue 52 a. Street B : left and right turns in and out are allowed; '.Madison Street a. Street A: left and right turns in and out are allowed. *15. Applicant is responsible for the cost to design and construct traffic signals at the following locations. a. Avenue 52; 1. Jefferson Street: 12.5% fair share responsibility; 2. 'Madison Street: 25% fair share responsibility; 3. Street B : 50% fair share responsibility; b . Avenue 53 ; 1. Jefferson Street: 12.5% fair share responsibility; 2. Madison Street: 25% fair share responsibility; C. '.Madison Street; 1. Street A: 50% fair share responsibility. The signals will be insta.led by the City when warranted by traffic conditions. Regardless of the fair share responsibility, Applicant shall fund up to two times the fair share of the signal installation if other developer paid fair share funds for the subject signal are not available. The Applicant may be reimbursed for costs in excess of the standard fair share responsibility from other developer paid fair share funds received for the subject signal. 16. Applicant may seek reimbursement for those costs that exceed the Applicant's fair share responsibility from fair share funds paid by another developer for the specific improvement for which reimbursement is sought. Eligibility for reimbursement requests shall be subject to City Council approval and the availability of funds. +17. Applicant shall establish a master landscaping maintenance association that is funded by the future homeowner's associations of the six (6) parcels created by this parcel map and Village at southeast corner of 52nd Avenue and Madison. The master association shall be responsible for all perimeter landscaping and sound walls contiguous to this tract along 52nd and 53rd Avenues, Madison Street, and A and B streets. CONAPRVL.016 4 Condit:.ons of Approval :.entat:.ve Parcel Map 26471 January 21, 1992 FIRE MARSHAL: 18. Schedule A fire protection approved Super fire hydrants, (6" X 4" X 2-1/2" X 2-1/2") shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1000 gpm for 2 hours duration at 20 psi. 19. Prior to recordation of the final map, Applicant/Developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. 20. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building imaterial being placed on an individual lot. A temporary water supply for fire protection may be allowed for the construction of model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 21. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. CONAPRVL.016 City Council Minutes 12 January 21, 1992 2. CONTINUED HEARING ON SPECIFIC PLAN 90-020, PARCEL MAP 25471 AND ENVIRONMENTAL ASSESSMENT 90-183 TO ALLOW 925 RESIDENTIAL UNITS IN 7 MASTER -PLANNED VILLAGES ON 271 ACRES LOCATED ON THE WEST SIDE OF MADISON STREET BETWEEN 52ND & 53RD AVENUE AND CONFIRMATION OF ENVIRONMENTAL ASSESSMENT. APPLICANT: STUART ENTERPRISES, LTD. Council Member Bohnenberger stated that in keeping with the Study Session discussions of January 15th and the City's commitments to the residents of the Annexation No. 5 area to include them in future planning as part of the General Plan process, and until the completion of the General Plan up -date process, he proposed a moratorium on any further new development in Annexation No. 5. This would preclude the approval of any new proposed developments in the area, but would not preclude the issuance of building permits for any existing developments in that area at that time. Ms. Honeywell advised that the proposed ordinance establishing a moratorium requires a 4/5 vote and would put in place, initially of 45-days, a moratorium on any further discretionary approvals within the Annexation No. 5 area. The purpose for it would be to allow time for the current General Plan discussions which are examining, in part, what the uses should be on these properties and to advance to a further state before irreconcilable decisions are made as to proposed land uses in this area. At the end of 45-days, Council would need to consider whether they wish to extend it for a longer period of time or let it expire. MOTION - It was moved by Council Members Bohnenberger/ Rushworth to take up Ordinance No. 201 by title and number only and waive further reading. Council Member Sniff stated that he could not support a moratorium. He believed that we need to encourage building, even though he understands the concerns. He didn't feel that we need any dis-incentives at this time. Council Member Bohnenberger stated that to not adopt a moratorium and proceed with the two projects before the Council at this time, will, in effect, cut these residents out of the planning process. Once these projects are approved, there isn't a lot of land remaining in that area left to discuss. Unless this moratorium is established, these maps before the Council cannot be continued indefinitely without running into legal difficulties. He didn't believe that this action will halt any development that would take place in six months time. City Council Minutes 13 January 21, 1992 Mayor Pena stated that's assuming that this land -owner before the Council doesn't have any property rights. He has talked to staff and obtained a chronology of the events that have taken place in that area, noting that there have been many opportunities for the residents to come forward with their concerns before this time. He found it difficult, that for two years that this project has been in the process, that now, we're considering a moratorium. Council Member Franklin stated that Council has had discussions with the Planning Commission, the public and among ourselves and haven't come to a conclusion as to how every piece of land in that area should look, but felt that some good ideas have evolved. She could not support a moratorium. Council Member Rushworth stated that he, too, could not support a moratorium. MOTION FAILED with Council Members Franklin, Rushworth, Sniff, and Mayor Pena voting NO. Mr. Sawa, Associate Planner, presented staff report advising that staff has added a condition relative to a paleontological report. He noted that after the staff report was submitted, the applicant submitted a revised Specific Plan text which changes the number of units from 925 to 850, which reduces the overall density from 3.4 to 3.13. They are asking that the minimum lot size be 8,000 sq. ft.; whereas, the Planning Commission recommended a minimum of 10,000. The applicant has also deleted any reference to a Mello Roos District and a Landscape and Lighting District for perimeter landscaping. He added that in response to discussions during the January 15th study session, staff has prepared alternative conditions with various options for Council's consideration. Craig Bryant, President of Winchester Asset Mgmt., representing the applicant, advised that the revised project is now consistent with the zoning and land use requirements of the City. Further reduction in density would rob the project of financial viability and its competitiveness. He believed that the project, as it's now designed will provide for flexibility and character. He requested that the minimum lot size be set at 8,000 sq. ft. He noted that the project provides for more green belt than virtually all country club PUD's. There is room in Annexation Area 5 for all types of projects, as long as the maximum density remains at 4. Those that can afford estate lots of one or more acres should be encouraged, while those who wish to be a part of planned communities should also be allowed to develop. Diversity of product will give the area a unique character. City Council Minutes 14 January 21, 1992 Ron Gregory, Landscape Architect for the project, proceeded to review the landscape plan advising that the typical project entry has water treatments using recirculated water and ranges from 1/4 acre to 1/3 acre. The Parkway Park which also has a water element is 1 acre. It also includes a bike/pedestrian path. The landscaping has been designed in a way to eliminate the appearance of a sea of rooftops from the street. All plants and irrigation systems are water -efficient. PUBLIC HEARING OPEN Vicky Jeffries, 50-555 Vista Montana, Green Valley, advised that her family moved here from Los Angeles to get away from the congestion and to have a place where they could have horses and raise their kids in a safe environment. She opposed this project because of the density. Morgan Ward, Jr., 48-800 San Pedro, spoke in favor of the project. He understood the desire for an equestrian area, but today's economic reality calls for a mix of lot sizes, noting that economics change and evolve through the years. The City has the power to impose conditions and standards to insure desirable development in that area. Jack McGinty, 80-820 Vista Bonita, gave a presentation to the audience as to the existing land uses in the area and what is proposed. He advised that the overall density of the City is 2.49 per acre. He did not understand why the Council will not allow another 45-days (under a moratorium) to further review the land uses in this area. Julie Reeske, 54-415 Vallejo, addressed the Council and read a flyer that she received in the mail, which she felt was insulting to the residents of the Annexation No. 5 area. She stated that the people don't want a moratorium, but wants the City to think -out and plan -out the City so that the area will enhance the City. Dennis Chappel, 42-235 Tennessee, Palm Desert, President of the Desert Contractors Association, stated that they have reviewed the project and feel that it will enhance the City and they opposed the moratorium. He then introduced other members of the Association who were against the moratorium, Mr. Vanderboom, Rod Murphy, Bob Perryman, Mr. Chase, Dan Brewer, Darwin Haegle, Lyn Gilbert and Howard Mackalony. He added that they believe that the applicant has selected an excellent landscape architect. City Council Minutes 15 January 21, 1992 George Sterns, 51-425 Madison, advised that his property is adjacent to previously -approved projects - Darr/Pudney, and he would like to see the area kept rural. He felt that the moratorium is a sensible solution. Shirley McGinty, 80-820 Vista Bonita, stated that she was appalled by the flyers that were mailed, which were intended to divide the community. She stated that this project is going to be more dense than anything else south of Highway 11.1. She concluded that the project does not provide any of the essence discussed at the recent study session. Hank Hohenstein, 9090 Escorla, Desert Hot Springs, representing the BIA, referred to a study performed in San Luis Obispo at a time when they enacted an ordinance to impede growth. They found that it did not result in providing the rural atmosphere that they had anticipated. He felt that the approach that has been taken by the landscape architect will give the project a great feeling of rural atmosphere. He did not believe that 3.13 du/acre is dense - by clustering the buildings, there becomes a sense of community. Robert Jones, 80-748 Vista Bonita, did not believe that the tone and the mood at the recent study session is being reflected at this meeting. He asked the Council to ask themselves if this project is what we really want in that area. Beth Sterns, commented on the impacts this project will have on the streets and on the already over -burdened schools. Craig Bryant, stated that they have attempted to incorporate suggestions and comments by both the public and the Planning Staff into this project. He noted that the project will provide $3 million for the Coachella Valley Unified School District. He also noted that each tract is going to have to come back before the Council for approval. PUBLIC HEARING CLOSED Council Member Sniff stated that the Council has listened to all the people and the Council has many alternatives before them for consideration as a result of the January 15th study session. The Council then proceeded to review the recommended conditions and alternative conditions as submitted by Staff. City Council Minutes 16 January 21, 1992 Council Member Bohnenberger stated that the Council is trying to condense a process that should take place during the next five months. Council Member Bohnenberger left the dias at 8:32 P.M. Council continued to review the conditions and finally concurred on the following: 1. All residential lots within 200 feet of the right-of-way of 52nd Avenue, 53rd Avenue and Madison Street shall be 10,000 to 12,000 sq. ft. The remainder of the specific plan shall have a minimum lot size of 9,000. 2. All lots shall have minimum lot width of: perimeter lots minimum of 100' and interior lots - minimum of 80' except for cul-de-sacs. 3. The maximum density of the development shall be 3.13 du/ac. 4. Architectural themes for the specific plan shall be revised to only allow rural/country/ranch designs. 5. Adjacent to 52nd Avenue, 53rd Avenue, Madison Street, each Village shall provide at least one amenity core (open space/passive green -belt area), similar to that shown on Land Use Plan in Specific Plan for Village #5. The areas shall have a minimum size of 1/2 acre. 6. 75% of the dwelling units within 150' of the Madison and 53rd Avenue right-of-way shall be limited to one-story in height. All one-story units in the project shall be a maximum of 18' in height with two-story units in project a maximum of 24' in height. Dwelling units within 150' of 52nd Avenue shall be one-story in height, maximum 18' in height. 7. Applicant shall provide a meandering landscaped setback lot 20' - 40' adjacent to 52nd Avenue, 53rd Avenue and Madison Street. 8. The perimeter wall of the Specific Plan area adjacent to 52nd, 53rd Avenue and Madison Street shall meander with the meandering landscape area. City Council Minutes 17 January 21, 1992 9. Applicant shall construct a six-foot wide meandering sidewalk with equestrian trail in the landscaped setback area along 52nd, 53rd Avenues and Madison, to the satisfaction of the City and shall have a split rail fence. 10. The minimum house size shall be 1,800 sq. ft. 11.. The minimum setbacks shall be: a. Front .......... 25' b. Rear ........... 20' c. Side ........... 10' d. Street Side .... 20' 12. Architectural Variety: When houses using similar architectural styles are located within two hundred fifty feet of each other, exterior building elevations shall make provision for architectural variety by using different colors, styles, roof treatments, window treatments, garage door treatments and similar methods. (No two architectural styles shall be constructed adjacent to each other). Mr. Bryant, stated that all of the conditions are fine, but hoped that the Council will say that they can work with staff in such a way that they can still get a house on the lots and maintain the 3.13 density. RESOLUTION NO. 92-11 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CONCURRING WITH THE ENVIRONMENTAL ASSESSMENT AND APPROVING SPECIFIC PLAN 90-020. CASE NO. SP 90-020 - STUART ENTERPRISES, LTD. It was moved by Council Members Sniff/Franklin that Resolution No. 92-11 be adopted as amended including the paleontological report. Motion carried with Council Member Bohnenberger abstaining. RESOLUTION NO. 92-12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 26471 TO ALLOW THE CREATION OF SIX PARCELS ON A 235 + ACRE SITE. CASE NO. TPM 26471 - STUART ENTERPRISES, LTD. City Council Minutes 18 January 21, 1992 It was moved by Council Members Sniff/Franklin that Resolution No. 92-12 be adopted as amended. Motion carried with Council Member Bohnenberger abstaining. Council Member Bohnenberger returned to the dias at 9:10 P.M. 3. @"ptP"A'P'P"LR'Z "lL HWING COMMISSION'S DENIAL OF PLICATIONS BY SEASTAR/MADISON ESTATES RELATIVE TO PROPERTY LO TED ON THE EAST SIDE OF MADISON STREET, 1/4 MILE SOUTH OF 54T AVENUE AND APPROVAL OF ENVIRONMENTAL DETERMINATION. Counci"k Member Bohnenberger stated that he will not be partici sting in this matter for the same reasons he did not particip to in the last matter - because he feels that it's inappropriate and untimely. Council Me m er Bohnenberger left the dias at 9:11 P.M. Mr. Herman avised that the Planning Commission denied the Mr. Herman Aapplicant's re`luest for a General Plan Amendment from Very Low Density to Low il,ensity. They also denied a request for Change of Zone from R- 20,000 to R-1 8,000. They did approve the Tentative Tract 11 Subject to conditions and with minimum lot sizes of 20,000 �q. ft. The applicant has appealed the Planning Commissio decision, which is before the Council at this time. He noted that there is an additional condition requiring a paleont(i,logical report. JOHN MUSIAL, 16486 Be'nardo Center Dr., Suite 310, San Diego, described the propos project, advising that he plans 98 ranch and spanish styl homes. It is an internally designed project with no homeo ers association. All of the lots, except for the cul-de-s s and those on curves have 100' lot widths. He further adv sed that there is a 32' landscaped area with a 6' meandering sidewalk and an 8' equestrian trail and native or desert-styl landscaping to create a feeling of openness on Madison. He w in agreement with the recommended conditions and asked that t e Council approve the General Plan Amendment, Change of Zone nd Tract Map with a minimum of 10,000 sq. ft. lots (maximu of 19,000 sq. ft. lots). This results in an overall densit of 2.47 units per acre. In response to Mayor Pena, Mr. Musial advised that 35 lots are .10,000-11,000 sq. ft.; 30 are 11,000-12,000 sq. ft.; and 33 are in excess of 12,000. :PUBLIC HEARING OPENED PUBLIC HEARING CLOSED n eJL -,I •u � ,c�.z�Yz.<.x —6 cz-_^-� ��r _��/z� .•�L�L' /f—Caz L L Lie-t„7 L a1 IA--I-C . e 12: c-IC' `u-rL wit YL,t<` �i.C.L,C]�ztZ.Y_c C1`- / / -U �t <' _� • � � - Y L+J < L y �l�I-1 i i _�` � !n-LC -• ie �//--• � _� �-34,..J �^ Lem- -rt, � � �, � _� � 7 L. - � c �'� G!/1-L CL7it lc.e7L - exZ �'YCG.C, i"� ✓�- �Z��i. _ �.Q� 2�'�/-j° G .-�C_ -J L...Ci�. .. � C.. !�' _ � C : � � �•' 1 c �. �.•Ll C� J iL 7 /t?• z� . �� 1- /yC C— _ ZJ �? .[A c /�%� •�J 1 /v 1 7 / j"n "W,J,, 3.%2/_C'YrC. Gf 7L - C Ax- � ��'` �" � �C -ti .e. �= '1 'S � — '�L'--fL- r! --�'_``•r`_ E c� _ � ,'tx - . , � c�--e c • �•c-. �G ,• -� •zxil' Ctiz .'C�. �, y `. . CL ;l L 2j --,f �' t'-t' 2�'� -�. 0 E BI #1 STAFF REPORT PLANNING COMMISSION MEETING DATE: MAY 26, 1992 CASE NO: SPECIFIC PLAN 89-014 APPLICANT: WASHINGTON/ADAMS PARTNERSHIP (TRANSPACIFIC DEVELOPMENT COMPANY) REQUEST: ANNUAL REVIEW OF SPECIFIC PLAN FOR COMMERCIAL SHOPPING CENTER ON 60+ ACRES. LOCATION: AREA BOUNDED BY WHITEWATER CHANNEL ON NORTH, ]HIGHWAY ON SOUTH, ADAMS ON THE EAST, AND WASHINGTON STREET ON THE WEST. BACKGROUND: This specific plan was approved on April 17, 1990, and allows a shopping center of approximately 617,000 of floor area. Included in this center is a Wal-Mart, Albertson, Phar-Mor, several other majors, a number of pad buildings, and two service stations. The first annual review and one year extension of the plot plan for this project was granted by the Planning Commission at the meeting of April 23, 1991. The time extension for the plot plan for this project is not necessary at this time as they have initiated construction of the phase one plot plan project. One of the requirements is that the Planning Commission annually review this specific plan. During each annual review the Applicant is required to demonstrate good faith compliance with the terms and conditions of this specific plan. The Applicant has started construction of the first phase of the project which is the Wal-Mart store. In response to the requirement that the Applicant demonstrate good faith compliance, a letter has been submitted by the Applicant outlining what progress has been made. To date the Applicant has indicated that the following has been done: 1. Washington/Adams Partnership has started construction on the Wal-Mart and Albertsons portions of the project. 2. Approximately 250, 000 square feet of the project is expected to be completed by the end of 1992. 3. Washington/Adams, Limited Partnership entered into an Owner Participation Agreement with the City of La Quinta to provide for the necessary infrastructure cost sharing. This Agreement was approved on March 5, 1991. PCST.061 I 1 \.l r-t- W-1 DDr N Y Y C WIr V —Oa• � O WZ = a c;y v�—•' w11 o i w 0 •— e!! Y� ! S � o � 2 n W 4b O a� .r �z moo; o 000�ZR6 °; •» O BOO°OOYOO$ii■iL L���•`*` w 11 o•�w :� iill's QVl— w w O w ••ej .!s � o--N w • N. n 0 N • � 'o a-•;';44 � t MCA'; • w_q� 1 0uj 0.Qi a- f c z h T'ranspacIfIL I)CVCIoPIII cnt o III P d 11 April 13, 1992 VIA FAX Mr. Stan Sawa CITY OF LA QUESITA 78-105 Calle Fstado P.O. Box 1504 La Quinta, CA 92253 Subject: One Eleven La Quinta Center Specific Plan 89-014 Dear Stan: Corporate Headquarter. _ (�rt:.lidt� Fi.�ulr�er�l \u t, tide . i„ h h ih1111 APR 17 1992 In response to your :letter of March 14, 1991 we understand that our Specific Plan 89-014 will be subject to an annual review on or about April 17, 1992. In response to your letter, we offer the following: Washington/Adams, L.P. have demonstrated good faith compliance with the terms of this Specific Plan approval based on the following actions: 1. Washington/Adams Partnership has started construction on the Wal-Mart and Albertsons portions of the project. 2. Approximately 250,000 s.f. of the project is expected to be completed by the end of 1992. 3. Washington/Adams, L.P. entered into an Owner Participation Agreement with the City of La Quinta to provide for the necessary infrastructure cost sharing. This Agreement was approved on March 5, 1991. 4. - The Albertsons building plans have been submitted for plan check. 5. The on -site drawings, including grading and utilities, have been submitted for second plan check. 6. Drawings have been completed and approved by UD. 7. Water, sewer and storm drainage drawings have been approved by CVWD. 'Iran�,pacifit I)ccIopmcnt U n; Mr. Stan Sawa April 13, 1992 Page 2 8. Drawings for Washington Street and Adams Street are complete. 9. The C: trans Project Study Reports/Project Report is complete. We are working with the City of La Quinta Engineering Department and Caltrans to select an engineer to design the Highway. 10. The parcel map has been completed. At this time, Washington/Adams, L.P. request an extension of the plot plan approval (Plot Plan 90-434) for a ;period of 12 months. We thank you for your assistance in this matter. If you have any further questions, please feel free to call. Sincerely, WASHINGTON/ADAMS PARTNERSHIP By: Transpacific Development Company &144&N&49A]p,k, Col m Macken Vice President, Development CM: mak CITY COUNCIL RESOLUTION NO. 90-27 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A COMMERCIAL SPECIFIC PLAN AND ADOPTING A NEGATIVE DECLARATION. CASE NO: SP 89-014 - TRANSPACIFIC DEVELOPMENT COMPANY WHEREAS, the City Council of the City of La Quinta, did on the 20th day of March, 1990, hold a duly -noticed Public Hearing and continued to the hearing to the 3rd day of April, 1990, and the 17th day of April, to consider the request of TRANSPACIFIC DEVELOPMENT COMPANY for a commercial shopping center on 60+ acres located on a site bounded by the Whitewater Storm Channel on the north, Highway 111 on the south, Adams Street on the east, and Washington Street on the west, more particularly described as: A PORTION OF THE NORTHEAST QUARTER OF SECTION 30, T5S, R7E, S.B.B.M. AND PORTION OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 19, T5S, R7E, S.B.B.M. WHEREAS. the Planning Commission of the City of La Quinta did on the :3th day of February, 1990, continued to the 27th day of February, 1990, hold a duly -noticed Public Hearing and by adopting of Planning Commission Resolution 90-008, recommend approval of said Specific Plan to the City Council; and, WHEREAS, said Specific Plan request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has conducted an initial study and has determined that, although the project could have a significant adverse impact on the environment, the mitigation measures incorporated into the Conditions of Approval will mitigate those project impacts to levels of insignificance; and, 'WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Specific Plan 89-014, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, 'WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to justify approval of said Specific Plan: l� The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan and adopted Specific Plan. 2. The Specific Plan is compatible with the existing and anticipated area development. 3. The project wito ensurel bpubprovided icith healthgandesafetyties and public services NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Council in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 89-150, indicating that the proposed Specific Plan will not result in any recommended environmental impacts as mitigated by Conditions of Approval; 3. That it does hereby approve of the above -described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval., PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 17th day of 1990, by the following vote, to wit: AYES: Councilman Bohnenberger, Bosworth, Rushworth, Sniff and Mayor Pena NOES: None ABSENT: None ABSTAIN: None JOHN PENA, ayo City of La Quinta, California City of La Quinta, CaiiiormLa r APPROVED AS TO FORM: J D HONEYWELL# City Attorney City of La Quinta, California CITY COUNCIL RESOLUTION 90-027 CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 119-014 APRIL 17, 1990 * Amended by Planning Commission on February 27 1990 ** Amended by City Council on April 17, 1990. *** Deleted by City Council on April 17, 1990 **** Added by City Council on April 17, 1990 PLANNING & DEVELOPMENT DEPARTMENT 1. The development shall comply with Exhibit 1, the Specific Plan for Specific Plan which4shallatakeVeprecedence d exhibits aim the following conditions the event of any conflicts with the provisions of the Specific; Plan. 2. Exterior lighting for the project shall comply with the �� Ordinance. Plans shall be approved "Dark Sky Lighting by the Planning and Development Department prior to issuance of building permits. All exterior lighting shall be provided with shielding to screenglare nofro adjacent streets and residential property to theto the satisfactko� olotthlightanstandards shallning and o bena Department. Par 9 maximum 30-feet in height. 3. Plan for adequate trash constructed shall be Development Department permits. Plan to be applicable trash company provisions for each phase as approved by the Planning and prior to issuance of building reviewed for acceptability by prior to City review. *4. Comprehensive sign program for center (business identification, directional, and monument signs, etc.) shall be approved by the Planning Commission prior to issuance of building permit. Included in approvals shall be applications for any adjustments to sign provisions required. 5. 6. Prior to the construction of approval, the clearances from Prior to issuance mitigation measures Assessment UCRARU Applicant/Developers issuance of a building permit for any buildingor use obtainpermitsby Applicant shall the following public agencies: of any grading or building permits, as recommended by Archaeological #1023 shall be completed at the expense. Conditions of A,2roval - SP 89-014 April 17, 1990 o City Fire Marshal o Caltrans o City of La Qui.nta Public Works Department o Planning and Development Department, Planning and Building Divisions o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 7. 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. 8. Prior to issuance of any building permits, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plan types, sizes, spacing, locations, and irrigation system for all landscape areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. ** Preparation of the detailed landscape and irrigation plans shall be in substantial conformance with the approved preliminary landscape plan on file with the Planning and Development Department. All tree sizes shall be a minimum of 24-inch box size or 2-1/2 inch caliper (measured 24-inches above root ball), and all Palm trees shall be minimum 12-feet in height (brown trunk). The plans submitted shall include the acceptance stamps/signatures from the Riverside County Agricultural Commissioner's office and Coachella Valley Water District (CVWD). 9. Screening of parking lot surface shall be provided from all adjacent streets through use of berming, landscaping and/oar short decorative walls. 10. Handicap access, facilities and parking shall be provided per State and local requirements. - Sp �9-014 April 17, 1990 Conditions of Approval 11. Prior to issuance -of first building permit, parking analysis shall be submitted to Planning and Development Department to verify compliance of parking spaces provided based oUrban Land beginningInstitute constructionGuidelines. aPrnew ior to each subsequentphase parking study based on existing usage and potential demand shall be submitted. In each study, building size adjustments shall be made if it is determined that a parking deficiency exists. 12. Project may be constructed in phases. Plans annihowind exact ;phasing shall be approved by the Development Department prior to issuance of building permits. All perimeter street sidewalks, landscaping, and screening along Highway 111 shall be put in with the applicable phase, except at the time the first two phases are complete, the last alsoSeapplyrotoments landscapell be buffer completed. This will and/or walls along north property line. 13. Bus turnouts and bus waiting shelters shall be provided on Washington Street and Highway ill as requested by Sunline: transit when street improvements are installed. 14. Minimum landscaped setback along Washington Street shall be 34-feet. 15. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: A. The use of irrigation during any construction activities; B. Planting of cover crop tor egetahe tionandpon graded but undeveloped portions C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upoland adjacent properties and property owners. The owner shall comply with requirements of the and Director of Public Works and Planning Development. All construction and graded areas during red at t twice construction to prevent the asemission ofildust and blowsand. d State 16. Construction shall uirementsly with all as determined by athean building code requirements official. Conditions of Api oval - SP 89-014 April 17, 1990 17. Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program„ as adopted by the City, in the amount of $600 per acre of disturbed land. 18. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the Planning and Development Department for review and approval prior to submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the proposed residential uses to the north across the wash and provide mitigation of noise as required in the General Plan. The study shall recommend alternative mitigation measures for incorporation into the project design. Study shall consider use of building setbacks, engineering design, building orientation, noise barriers, (berming, landscaping and walls, etc.) and other techniques. 19. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities and/or facilities is required. 20. All air quality mitigation measures as recommended in the Negative Declaration shall be complied with. 21. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of SP 89-C►14 and EA 89-150 which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of EA 89-150 and ,SP 89-014 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining Conditions of Approval and mitigation measures of EA 89-150 and SP 89-014. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 22. The 24-foot wide aisle next to satellite pads, that runs parallel to Highway ill shall be widened to 26-feet, with aisle adjacent to south side of main building narrowed from 30-feet to 28-feet. ' Conditions of Apl. oval - SP 89-014 April 17, 1990 23. Southerly access of Washington Street service station to main driveway shall be relocated further to the east or otherwise modified to minimize traffic movement, turning, As and stacking y conflicts satisfaction the the Applicant will requested by provide a three car stack for the right out exiting the site onto Washington Street. 24. on -site intersection located between pad "N" and "A" in Phase I area shall be redesigned to eliminate• intersection which crosses in front of pad "N" (creates traffic confusion and hazards) to satisfaction of Engineering and Planning and Development Department. 25. In Phase 3 area, short parking aisles near Highway 111 (perpendicular) shall be revised to align with long aisles to north (to eliminate traffic movement conflicts). *26. All pad buildings in project shall be designed with unified architectural theme utilizing matching exterior materials, colors, roofs, etc. 27. All conditions of the Design Review Board shall be met as follows: A. Architect to provide a more detailed sketch of the sections. B. More, and possibly a rounding of the arches. C. Details to be provided for the fast food stores. 1). Blow up the design details (vignettes). Detailed security lighting on the rear buildings. *;F. Major building on the east end to be designed to be integrated with the other buildings. :* 1.) Wal-Mart architectural considerations: a.) Entry diamond"lconcdretehall have double block detail. b.) have side of pilasters asshowneast) sown on February 27, 1990, elevations. C.) Bands shown at top and midway point of building wall are to be. painted only wihtout the "double diamon" detail with color to be dark lirown. Conditions of Al :oval - SP 89-014 April 17, 1990 d.) Sign fascia to color. Accent below the fascia in color. be dark brown in bands above and shall be "peach" 28. For major tenants and TBA's other than pedestrian doors, no overhead or similar door shall open to the north or towards any residentially zoned property unless adequately screened from noise and visibility to the satisfaction of the Planning and Development Director. **29. Applicant/Developer shall work with City and provide and install a fountain at the theme plaza at the corner of Highway 111 and Washington Street. The theme plaza shall be approved by Art in Public Places Commission or other body as determined by City. 30. Decorative screen wall shall be provided around recycling center. 31. variety in setbacks and siting shall occur in development of pads. 32. walkway, for pedestrian access from public sidewalk to parking lot shall be provided at intersection of Washington Street and Highway 111 and Adams Street and Highway 111. 33. No outside cart or other storage shall be permitted unless completely screened in a City approved area, excluding cart return areas within parking lot area. 34. Parking lot stripping plan including directional arrows, stop signs, no parking areas, parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of building permits. 35. Plot Plan or Conditional Use Permit applications, as deemed necessary by C-P-S Zone requirements, shall be processed for each pad site. 36. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The Applicant/Developer of this project hereby agrees to furnish such evidence Q�, compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission may extend the approval period for 12 months at a time. ' Conditions of Apt. -oval - SP 89-014 April 17, 1990 37. Temporary access from signalized Highway Ill access to Phase 1 shall be paved as required by Engineering Department and Fire Marshal. 38. All outside storage areas shall be completely screened with architecturally compatible materials, so as not to be visible from adjacent streets, properties parking lots. 39. "Plaza" area shall be provided in front of shops between Major "A" and "B". Plaza to include landscaping, hardsca;pe, street furniture, and accent feature(s). 40. All compact spaces shall be clearly marked "compact cars only". 41. Circulation of aisle next to pads in Phase 1 parallel to Washington Street and Highway 111 shall be revised to eliminate all 90-degree and abrupt turns to satisfaction of Planning and Development Department. FIRE MARSHAL: 42. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 43. Buildings shall be constructed so that the required fire flow does not exceed 3500 gallons per minute, or additional mitigation measures approved by the Riverside County Fire Department and the City of La Quinta will be required. ENGINEERING DEPARTMENT: 45. The Applicant shall have a registered civil engineer prepare the grading plan. The engineer who prepares the grading plan shall: A. Provide written certification prior to issuance of any building permits that the constructed rough grade conforms with the approved grading plans and grading permit. B. Provide written certification of the final grade and verification of pad elevations prior to receiving final approval of the grading. 46. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and -comment with respect to the District's Water Management Program. l Conditions of Al oval - Sp 89-014 April 17, 1990 47. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with the grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify, to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 48. All underground utilities located in the right of way shall be installed, with trenches compacted to City standards, prior- to construction of any street improvements. A soils engineer retained by the Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 49. The Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 50. A Caltrans encroachment permit must be secured prior to construction of any improvements along State Highway 111, and all Caltrans requirements shall be implemented. 51. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. 52. Prior to issuance of any building permit, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful performance bond in a form satisfactory to the City and granting the City the right to cause any such structures to be removed. 53. The right -off -way dedications for public streets shall be as follows: A. Washington street: 60-feet half -street plus additional right-of-way for extra lanes at Washington/Highway 111 intersection, all as needed on eastside of the centerline of the adopted Washington Street Specific alignment. B. Highway 111: 60-feet half -street minimum, or as required by Caltrans, plus additional right-of-way for extra lanes at Washington/Highway ill intersection as needed. r- Conditions of App. ,val - SP 89-014 April 17, 1990 C. Adams Street: right-of-way for lanes at the required by the future Primary of highway 111. 44-feet half -street plus additional appropriate transition and turning intersection of Highway 111 as City Engineer to compliment the Arterial street improvements south 54. Access to the site from public streets follows: A. Highway ill, as approved by Caltrans. B. Adams Street shall be as 1.) Full access to Adams Street shall occur at three locations only, none of which may be closer than 250-feet from the Highway 111 intersection centerline. The northerly access shall be constructed at a location that provides adequate sight distance in both directions. **C. Washington Street 1.) Right turn -in only access from Washington Street may be allowed in conjunction with the access described in 2) below, subject to satisfaction of safety concerns of the City Engineer. 2.) The City will allow a full four way turn access at Washington Street at the northerly boundary of the site near the bridge, provided all traffic safety concerns of the City Engineer are adequately addressed, and subject to any required approvals from Riverside County or other applicable agencies. Intersection improvements including signals shall be installed by Applicant as required based on traffic loads, as determined by the City Engineer, subject to reimbursement of 50% of the cost thereof. 55. Applicant shall pay 100% of the cost for design and construction of the following street improvements: A. In general, the Applicant is responsible for all street improvements on the "development side" of the street centerline for all streets adjacent to the development site, unless specifically conditioned otherwise. All street improvements, including street lighting, shall be designed in accordance with the requirements of the. City Engineer and Caltrans where appropriate. Conditions of Al oval - SP 89-014 r- April 17, 1990 B. 'Washington Street: From Highway 111 to the Whitewater Channel bridge: half -width General Plan street improvements and appurtenant conforms and amenities including an 8-foot wide sidewalk, plus additional turning lanes at the Highway ill intersection in accordance with the Washington Street Specific Plan. *C. Highway 111: From Washington to Adams Streets: as a minimum, Caltrans may require more, half -width General Plan street improvements and appurtenant conforms and amenities, plus turning lanes at the intersections, plus transitions as needed beyond the limits of the development site. The transitions are eligible for reimbursement. **D. Adams Street: From Highway 111 to Westward Ho ,Drive: half -width General Plan street improvements including all appurtenant conforms and amenities, ;plus a 14-foot wide northbound travel lane, plus turning lanes and appropriate transitions as needed at the Highway 111 intersection to match the Primary Arterial street improvements on Adams Street south of Highway 111. 56. Applicant shall accept responsibility for preparation- of street plans at locations determined by City Engineer. 57. Applicant shall participate in 50% of the cost to design and construct a low water crossing through the Whitewater Channel on Adams Street; half of the Applicant's cost responsibility is eligible for reimbursement. 58. The City reserves the right to add additional public facilities as needed to the Mello -Roos District being formed to fund the public facilities in the project area. The Applicant has no fiscal responsibility for improvements added to the District by the City that are not a Condition of Development for this Specific Plan. 59. Traffic signals, including interconnect, are required at the following intersections; the Applicant shall pay a proportional share for the design and construction of these signals as follows: A. Highway 111/Washington Street 100% front-end funding, 75% reimbursement B. Highway 111/Simon Drive 100% front-end funding, 50% reimbursement C. Highway 111/Washington Square 100% front-end funding, 50% reimbursement D. Highway 111/Adams Street 100% front-end funding, 75% reimbursement Conditions of Apk _oval - SP 89-014 April 17, 1990 60. The Applicant shall pay 7.25% of the cost to design and construct the Washington Street bridge expansion across the Whi.tewater Channel. 61. The Applicant shall provide subterrain storm drain facilities that will remove run-off from the 100-year storm without causing ponding or flooding of the on -site parking lots and access roads, Highway 111, Washington Street, and Adams Street. 62. Applicant shall provide 20-foot wide drainage easement(s) as required by the City Engineer that cross the site from Highway, 111 to. the Whitewater Channel to permit installation of a subterrain storm drain pipe to drain the property south of Highway 111. Easement(s) will not interfere with any structures shown on the approved Specific Plan. 63. The Applicant shall relocate all existing overhead utility lines that are adjacent to the site on the "development" side of the street centerline, or cross the site, to underground facilities. All future utilities that will serve the site shall also be located underground. Power lines rated above 12,500 volts are excluded from the undergrounding requirement. 64. Applicant shall design loading docks that front along the whitewater Channel in a manner that ingress to the docks occurs only from Adams Street and egress occurs only at Washington Street. 65. Trash dumpsters located in within public view shall be partially recessed below grade and aesthetically landscaped on three sides and aesthetically gated on the fourth, or as otherwise approved by the Planning and Development Department. 66. The Applicant shall dedicate easements for public landscape and sidewalk purposes between the street right- of-way and parking lot edge and/or building along the site boundary streets. The landscape improvements shall be designed and installed by the Applicant in accordance with the City Engineer's requirements. The width of the landscaped easement/setback areas shall be as follows: A. Washington Street - 34-feet B. Highway 111 - 50-feet C. Adams Street - 10-feet. The Applicant, through C.C.& R.'s placed on future property owners located in the development, shall implement a method to fund and administer maintenance of the landscaped setback area and contiguous parkways.: Conditions of Al oval - SP 89-014 April 17, 1990 *67. The Applicant may obtain reimbursement from the Mello -loos District for those portions of the improvements specifically noted in these Conditions as eligible for reimbursement, if the District is successfully formed and if the improvements are installed at the Applicant's expense prior to availability of bond proceeds. If the improvements are funded with bond proceeds from the Mello -Roos District, the Applicant is relieved of the special tax for those portions of the improvements specifically noted in these Conditions as eligible for reimbursement. **68. The Applicant shall dedicate land for an Imperial Irrigation District substation and Coachella Valley Water District well site (per CVWD letter dated January 5, 1990) prior to final approval of any land division map prepared for this commercial site. 69. Applicant shall pay all fees and costs, including wages and overhead, incurred by the City attributable to this commercial development as it pertains to the City Lead Agency role in plan preparation, administration, plan checking and inspection of the public improvements on Highway, 111. ****70. All roof and wall mounted mechanical type equipment shall be installed or screened with architecturally compatible materials so as not to be visible from surrounding properties and streets to the satisfaction of the Planning and Development Director and/or the Planning Commission. Working drawings showing all proposed equipment and how .they will be screened shall be submitted and approved prior to issuance of building permit. ****71. No drive-thru facilities (except for medical uses) shall be permitted within Specific Plan. B1#2 STAFF REPORT PLANNING COMMISSION MEETING DATE: MAY 26, 1992 CASE NO.: PLOT PLAN 92-460, EXTENSION OF TIME APPLICANT: SHELL OIL COMPANY ARCHITECT: URRUTIA ARCHITECTS REQUEST: APPROVAL OF A ONE YEAR TIME EXTENSION FOR A PLOT PLAN WHICH ALLOWS CONSTRUCTION AND OPERATION OF A SERVICE STATION AND CAR WASH. LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND ADAMS STREET WITHIN THE 111 LA QUINTA CENTER. ENVIRONMENTAL CONSIDERATION: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (EA 89-150) WAS APPROVED FOR THE OVERALL 111 LA QUINTA CENTER BY THE CITY COUNCIL AT THEIR MEETING OF APRIL 17, 1990. THEREFORE, NO FURTHER ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. BACKGROUND: This plot plan request was approved by the Planning Commission on May 14, 1991, and accepted by the City Council on May 21, 1991. The plan provides for a six pump gasoline service station and self service drive through car wash. Additionally, there will be a small mini-market/office provided (see attached reduced plans) . The Applicant has prepared final working drawings and landscaping plans for the project. However, they have indicated in their letter of request that due to budgetary constraints it appears that it will be necessary to delay actual construction till 1993. Therefore, the Applicant has asked for an additional one year time extension for this approval. The Applicant has indicated that should their budgetary situation change in the next few months, they will keep this project as a top priority and move forward more quickly than currently anticipated. CONCLUSION: Staff has sent out for comments regarding this time extension. The only comment received back was regarding Arts in Public Places. Staff understands that there may be .future proposals for additional public art within this shopping center. Therefore, Staff would like to recommend a condition that indicates that if the developer of this shopping center requests the inclusion of art work on or adjacent to this property, Shell Oil Company will cooperate and participate in the placing of said art piece. PCST.060 1 Staff feels that the granting of this time extension is warranted provided the above condition is imposed. Should this service station not be constructed immediately, it will not be detrimental to the overall design and operation of the shopping center. RECOIUdFNDATION : By Minute Motion approve a one year extension of time for Plot Plan 91-460 subject to existing conditions and new Condition #33. Attachments: 1. Letter of request dated April 3, 1992. 2. Reduced plan exhibits. 3. Conditions of Approval. PCST.060 Shell Oil Company 0 P.O. Box 4848 �,^ ..,T � + Y � � w T T �FT[JRh RECEIPT REQU •SF TED 511 N. Brookhurst Street sulk] us Anaheim, California 92803 April 3, 1992PJD .:.;....r:.•,,:�-.����.-:,: r•+ r?4 (�' n ��7 Mr. Jerry Herman , Director of P1=nning & Development APR 06 1992 City of La Qui: to �p: �AVT�f9fT_^U�� 78-105 Calle E tado ,,=y rt: L ....�., :-.1T La Quinta,CA 92253 RE: . PLOT PLAN 91-460 SERVICE STATION DEVELOPMENT SHELL OIL COMPANY N/W/C HWY ill / ADAMS STREET Dear Mr. Herman: The subject PLot Plan was formally approved by the Planning Commission on May 14, 1991. Since that time we have been actively involved in completing the building permit processes and the building permits are now ready for issuance. Shell has also finalized its specific development agreements with the Seller/Developer of the One Eleven -La Quinta Center and we should close on our land purchase prior to the end of April, 1992. We look forward to moving ahead with the service station project. However, we have budgetary constraints for 1992 that may make it necessary to delay actual construction until 1993. We normally have our new budget approved before the end of January each year and would be in a position to begin construction as soon thereafter as practical in 1993. In reality it may not be practical for us to be under construction much before the first of 1993 in any case. The CUP prohibits Shell's opening for business prior to the completion of Adams street. It would certainly be undesirable to have the station operational prior to the completion of Adams Street, the installation odmseandtraffic completiontofnat the the streetintersection of Hwy ill &Aa improvements along Hwy ill. As you know our CUP expires on May 14, 1992. One of the conditions of approval was the requirement that the plot plan be "used" withinone Year of Planning formasonenyearroval. We extension respectfully request Your concurrence of the approval of PLot Plan 91-460. RD209401--1 We have worked closely with the City to bring to fruition a service station of extraordinary quality and design which can serve as a benchmark for other similar developments within the City of La Quinta in the future. We fully intend to see this project through to completion. We simply need some additional time in which to do so. Should our budgetary situation change in the next few months we will certainly keep this project as a top priority and move forward more quickly than currently anticipated. We appreciate your past cooperation and thank you for your kind consideration. If you have any questions please feel free to call. me toll free at 1-800 447-4355 ext. 3324. Very truly yours, C7_pr��� Robert S. Drager Area Real Estate Representative Marketing Capital Investments cc: 'Stan B. Sawa - Principal Planner, City Dave Prest - Urrutia-Prest Architects D. A. Lewis - Area Manager, Marketing Shell Oil Company of La Quinta Real Estate -West RD209401--2 MILES ,Alin I r - R�3 R-i tzweT-029 C-P- :.;A .se 1r' H r R-3-2,000 ` 4-3 C - P - S gooITE AII-` yA % •I: ,1 ' • �•' vn. •c- P-Is C.p-S H-Cl �. R• 2 e H _c ` f s R -' � C• P- S 1 a s R-z a00c BOA TH I C-f-s i 12 CAS Ea MAP. • v: ft SHELL PP 91 '460 ORTH SCALE: NTS W, i 1 � I r Savo a 0090 l pit i �•�i,: a" tw.. �°�"�� IO'��• /Ise Yl.ts is T 1Vi/ rowo�w Il119m NNW ft . ' 1 CONDITIONS OF APPROVAL - PROPOSED PLOT PLAN 91-460 MAY 26, 1.992 * Added by City Council May 21, 1991 Added by Planning Commission May 26, 1992 PLANNING & DEVELOPMENT DEPARTMENT: 1. The development of the site shall generally be in conformance with the exhibits contained in the file PP 91-460, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within one year of the Planning Commission approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is allowed by this approval, not including grading, which is begun within the one year period and thereafter diligently pursued to completion. Approval of this plot plan shall expire on May 14, 1993. 3. All applicable conditions of Specific Plan 89-014, Plot Plan 90-434, and Parcel Map 25865 shall be complied with as required. 4. An exterior lighting plan for parking area and building shall be approved by the Planning and Development Department prior to issuance of a building permit. Lighting fixtures shall be compatible with those used in balance of center. Lighting fixtures shall be shielded to eliminate glare onto adjacent streets. CITY FIRE MARSHAL: 5. Provide or show there exists a water system capable of delivering 1500 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 6. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2-1 / 2" X 2-1 / 211) located not less than 25 feet nor more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. 7. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 40BC in rating. Contact certified extinguisher company for proper placement of equipment. 8. Applicant/developer shall be responsible for obtaining underground tank permits from both the County Health and Fire Departments. 9. Approved building numbers or address shall be placed in such a position as to be plainly visible and legible from the street. Said numbers shall contrast with their background. CONAPM .011 1 Conditions of Approval PP 91-460 May 26, 1992 17. The access to the site shall occur only at locations approved for Specific Plan 89-014. 18. The median island on Highway 111 shall have no opening in it to permit vehicular left turn movements into or out of the shopping center driveway that provides access to this site on the westerly side. 19. The Applicant shall construct an 8 foot wide meandering bike path in the northerly parkway and landscaped setback lot along Highway I I I in -lieu of the standard 6 foot wide sidewalk. 20. The Applicant shall provide a blank easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. 21. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. 22. Applicant shall install a raised landscaped traffic island in the westerly access intersection. The shape and location of the island shall be approved by the City Engineer. The Applicant shall provide a 1" = 10' drawing of the access routes to and from the site which show the turning radii of the tanker trucks that will service the station. 23. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent -to the proposed site or on -site, shall be installed in underground facilities. 24. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by -the Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 25. The Applicant shall pay all fees charged by the City as required for processing, .plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. DESIGN REVIEW ]BOARD: 26. Additional landscaping materials appropriate to screen the car wash entry and exit shall be provided on the landscape plan. Final acceptance of the screening shall be subject to field inspection at the time of completion of the work. Additional landscaping may be required at that time. 27. The color of -the building may be a darker stucco color which is approved for the shopping; center. 28. Trash enclosure shall match exterior of building. CONAPRVL.011 3 Conditions of Approval PP 91-460 May 26, 1992 29. Sign program shall be submitted for approval by the Design Review Board prior to issuance of a building permit. Any required sign adjustments for number, location, or size of signs shall be approved by the City prior to approval of sign program by the Design Review Board. 30. Landscaping; plan approved for site shall be reviewed and accepted by shopping center owner. Concept along perimeter shall be extended along entire length of Highway 111, Adams Street, and Washington Street. 31. The screen wall along Adams Street shall be extended to drip line or end of branches for the closest Sonoran Palo Verde, as approved by the City. Height and length of screen wall along Highway 111 shall be determined when a final grading plan and landscaping plan is available to ensure that the pump island area is screened from view of traffic on Highway 111. 32. * Location of trash enclosure and furthest parking space to southwest shall be reversed. MISCELLANEOUS 33. ** If the developer of this project requests the inclusion of art work on or adjacent to this shopping center, Shell Oil Company and/or station operator will cooperate and participate in the placing of said art piece. CONAPRVL.011 4 CC MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California April 28, 1992 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7 : 03 P.M. by Vice Chairman Mosher who led the Flag Salute. II. ROLL CALL A. Vice Chairman Mosher requested the roll call. Present: Commissioners Ladner, Ellson, Marrs, and Vice Chairman Mosher. Commissioner Ladner moved and Commissioner Marrs seconded a motion to excuse Chairwoman Barrows . Unanimously approved. B . Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, Associate Planner Greg Trousdell, and Department Secretary Betty Anthony. PUBLIC HEARINGS A. Tentative Tract 23935 (Topaz) : a request of Santa Rosa Developers for approval of a second one year extension of time to allow development of a subdivision of a 50+ acre site into 196 single family residential lots. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. There being no questions of Staff, Vice Chairman Mosher opened the Public Hearing. Mr. Brian Esgate addressed the Commission representing Santa Rosa Developers. There being no questions of the Applicant nor any further comment, Vice Chairman Mosher closed the Public Hearing. 3. There being no further comment or discussion, it was moved by Commissioner Ladner and seconded by Commissioner Ellson to adopt Planning Commission Resolution 92-016 recommending to the City Council approval of a second one year extension of time for Tentative Tract 23935. PC4-28 Planning Commission Minutes April 28, 1992 ROLL CALL VOTE: AYES: Commissioners Ladner, Ellson, Marrs, & Vice Chairman Mosher. NOES: None. ABSENT: Chairwoman Barrows. ABSTAINING: None. B . Variance 92-022; a request of George Mooney to reduce the lot size of an existing parcel from 5,000 sq. ft. to 4,400 sq. ft. in the SR Zone. 1. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Ellson inquired of Staff where the pool would be located. Staff stated there were no plans for a pool at present but if one were to be built it would have to be built on one of the two lots and shared by both. It would not be allowed to cross property lines. 3. There being no further questions of Staff, Vice Chairman Mosher opened the Public Hearing. Mr. George Mooney, applicant, informed the Commission that there were no intentions of building a swimming pool at present and he agreed with the Staff recommendation. 4. There being no further questions or comments, Vice Chairman Mosher closed the Public Hearing. 5. Commissioner Ellson moved and Commissioner Marrs seconded a motion to adopt Planning Commission Resolution 92-017 approving Variance 92-022 subject to the findings and conditions. ROLL CALL VOTE: AYES: Commissioners Ladner, Ellson, Marrs, & Vice Chairman Mosher. NOES: None. ABSENT: Chairwoman Barrows. ABSTAINING: None. C. Plot Plan 91-456; a request of Koenig Companies for approval of a one year extension of time for a 117,000+ sq. ft. shopping center. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. Staff noted the Engineering Department recommended an amendment to Condition #42 regarding the dedication. 2. There being no questions of Staff, Vice Chairman Mosher opened the Public Hearing. Mr. John Koenig, applicant addressed the Commission and stated he had no objections to the Staff recommendations. PC4-28 2 Planning Commission Minutes April 28, 1992 3. Mr. Rupert Yessayian, resident, addressed the Commission regarding his concern that the Applicant be required to pay a portion of the cost for the block wall to be constructed on Washington Street across from the proposed project. Vice Chairman Mosher asked Mr. Yessayian where his property was located. Mr. Yessayian gave his location. Discussion followed between the Commission and Mr. Yessayian regarding the location of the wall and who requested the wall. Planning Director Jerry Herman pointed out that the process of assessing the property owners and placing these assessments on the assessment rolls had been completed and the process of re- assessing this project would not be possible. 4. Commissioner Ellson asked if the shopping center would be increasing the noise on Washington Street. Discussion followed relative to noise control, the berming of the property and the conditions already placed on the project relative to noise control. 5. Mr. Yessayian inquired of Staff how the wall near Vons was constructed. Planning Director Jerry Herman stated the requirement for that wall was a result of a lawsuit against the Washington Square project. 6. Commissioner Ellson asked if Conditions #11 and #13 would solve the issue. Discussion followed. 7. Mr. Koenig stated his concern that he felt the City had already gone to great length to protect the easterly residents with all the conditions that were placed on the project. Mr. Koenig indicated that there would be a 2-3 foot high beam with a two foot high wall to screen the site. 8. There being no further discussion, Vice Chairman Mosher closed the Public Hearing. 9. Following discussion relative to Condition #42 being amended by the Engineering Department, it was moved by Commissioner Marrs and seconded by Commissioner Ellson to adopt Minute Motion 92-016 approving the one year extension of time for Plot Plan 92-456 subject to amended Condition #42. Unanimously approved. D. Tentative Tract 25691; a request of Richard L. Deman for approval of a one year extension of time to allow construction of a subdivision of a 9+ acre site into 39 single family lots . 1. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. PC4-28 Planning Commission Minutes April 28, 1992 2. There being no questions of Staff, Vice Chairman Mosher opened the Public Hearing. Mr. Richard Deman addressed the Commission regarding his request. He stated his unique problem of not being able to develop until the project to the east (Triad) developed their project in order to get hook up to the sewer. 3. Commissioner Ellson inquired why the park was not contiguous to the well rather than across the street. Assistant City Engineer Steve Speer stated the area around the well was blocked off and allowed no way to do this. 4. There being no further comment, Vice Chairman Mosher closed the Public Hearing. Commissioner Ellson moved and Commissioner Ladner seconded the motion to adopt Planning Commission Resolution 92-018 recommending to the City Council approval of a one year extension of time for Tentative Tract 25691. ROLL CALL VOTE: AYES: Commissioners Ladner, Ellson, Marrs, & Vice Chairman Mosher. NOES: None. ABSENT: Chairwoman Barrows. ABSTAINING: None. D. Zoning Ordinance 92-024; a request of the City to amend the La Quinta Municipal Code regarding second units, development standards for attached or detached guest houses, and development standards for non -livable permanent or portable accessory buildings and or structures and landscaping requirements. 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department . 2. Commissioner Ladner inquired if the units could be rented. Planning Director Jerry Herman stated that State Law allows the renting of a granny flat. Discussion followed as to how many lots are available in La Quinta for this type of structure, the process required to obtain one, the difference between a granny flat and a guest house, and patios and gazebos. 3. There being no further discussion Vice Chairman Mosher opened the Public Hearing. There being no one wishing to speak, the Public Hearing was closed. 4. Commissioner Mosher asked that clarification on the wording on Sections "B" and "C" be made. PC4-28 4 Planning Commission Minutes April 28, 1992 VI. CONSENT CALENDAR A. Planning Director Jerry Herman asked that Page 3, Item #11, line 6 the word "building" be changed to "builders". Commissioner Mosher asked that his comments referred to on Page 6, Item #3 be elaborated to show what condition he was referring to. There being no other further corrections, Commissioner Ladner moved and Commissioner Ellson seconded a motion to approve the Minutes of the regular meeting of April 14, 1992, as corrected. Unanimously approved. VII. OTHER - None VIII. ADJOURNMENT A motion was made by Commissioner Ladner and seconded by Commissioner Marrs to adjourn this regular meeting of the Planning Commission to a regular meeting on May 12, 1992, at 7:00 P.M. in the La Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was adjourned at 8.09 P.M., April 28, 1992. PC4-28 6