The URL can be used to link to this page

1992 11 24 PC■ AL N [ a ! - 1992 umW. Ten Carat Decade A Regular Meeting to be Held at the La Qui.rnta City Hall Council Chambers 78-105 Calle Estado La Quinta, California November 24, 1992 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 92-040 Beginning Minute Motion 92-038 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC HEARINGS 1. Item ............... ZOINT'G ORDINANCE AMENDMENT 92-030 Applicant .......... City of La Quinta Location ........... City wide Request ............ Amendment to Title 6 of the Municipal Code to add requirements for fugitive dust control Action ............. Resolution 92- 2. Item ............... SPECIFIC PLAN 90-018, TENTATIVE TRACT 26008 AND TENTATIVE TRACT 26009 Applicant .......... Vista Development Company Location ........... Northeast corner of Madison Street and 54th Avenue. Request ............ Request for a second one year extension Action ............. Resolution 92- PC/AGENDA 1 3. Item ............... TENTATIVE TRACT 24774 Applicant .......... Vista Development Company Location ........... Northwest corner of Madison Street and 54th Avenue. Request ............ Request for a second one year extension Action ............. Resolution 92- 4. Item ............... SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490 Applicant .......... E.F.P. Corporation (Ed Carnes?11 Location ........... Northwest corner of Highway and Jefferson Street. Request ............ Request to establish development standards for a future shopping center and a +260,000 square foot commercial shopping center on a portion of a ±23 acre site. Action ............. Resolution 92- 5. Item ............... PLOT PLAN 91-456, AMENDMENT #1 Applicant .......... The Koenig Companies Location ........... Northwest corner of Washington Street and Calle Tampico. Request ............ Approval of an amendment to allow the reduction of the size of the project from 116,600 square feet to 85,650 square feet on 9.25 acres reduced from 11.8 acres. 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 ............... SIGN APPLICATION 91-159 (CONTINUED) Applicant .......... Simon Plaza, Inc. (Philip M. Pead) Location ........... Southeast corner of Highway 111 at Washington Street. Request ............ Request to install a shopping center identification sign, directional signs and multi le building signs for a future office/commercial facility planned on 5.5 acres. Action ............. Minute Motion 92- CONSENT CALENDAR Approval of the Minutes of the regular Planning Commission meeting held November 10, 1992. OTHER Consideration of canceling of December 22, 1992, Planning Commission meeting. ADJOURNMENT STUDY SESSION MONDAY, NOVEMBER 23, 1992 30*30 P.M. 1. All Agenda items. PC/AGENDA 2 MEMORANDUM TO: HONORABLE CHAIRWOMAN AND PLANNING COMMISSION MEMBERS FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: NOVEMBER 24, 1992 SUBJECT: INCORPORATION OF REQUIREMENTS FOR SUBMITTAL OF FUGITIVE DUST (PM10) CONTROL PLANS TO TITLE 6 (HEALTH & SANITATION) OF THE LA QUINTA MUNICIPAL CODE APPLICANT: CITY OF LA QUINTA BACKGROUND: In November 1990, the SCAQMD governing board adopted a State Implementation Plan for PM10 in the Coachella Valley (SIP). The Coachella Valley was designated as a Group 1 attainment status. This means that the region has a 95% probability of violating federal ambient air quality standards for PM10. As part of the implementation process for the SIP, each city and the county must adopt an ordinance requiring that plans be submitted to control fugitive dust/PM10 emissions. These plans are required for most new construction activities associated with the grading plan process; existing open areas, unpaved roads, unpaved parking lots and unimproved property are also subject to the ordinance. ENVIRONMENTAL CONSIDERATIONS: Initially, Staff had considered preparing a Negative Declaration to satisfy CEQA requirements for adoption of the ordinance. However, after discussions through the PM10 Technical Working Group (TWG) with CVAG, SCAQMD and our City Attorney. Staff has determined that the ordinance can be considered as a categorical exemption to CEQA under Guidelines Section 15305, Actions by Regulatory Agencies for Protection of the Environment. MEMOWN.047/CS -1- ORDINANCE SUMMARY The ordinance prepared for the City is essentially a model ordinance prepared by SCAQMD and approved for use by the cities through CVAG's Executive Committee: All cities, the county and other interest groups (BIA Desert Council, CVWD, etc.) were involved in drafting the model. Each local agency has been revising the approved model to fit its particular procedures and other requirements. The following list highlights revisions to the model made by Staff: 1. Modified an exemption for construction or demolition activities not requiring a grading permit to specifically include single family homes on individual lots. 2. Modified Section 6.10.050.A.3 to require Planning Commission review of a plan submitted with any development permit request before the Planning Commission. 3. Modified Section 6.10.050.A.4 to include options for providing adequate performance guarantees (bonding) for plan implementation, and revised other language to address concerns presented by BIA in letter form (refer to Attachment 1)., 4. Several modifications were made to provide for incorporation with city procedures for appeals, enforcement, violations and penalties, as well as other City requirements. 5. A concern of all cities and especially the County are the provisions in Section 6.10.040.B1, which was originally intended to limit vehicle speed on certain unpaved roads to 15 MPH or less. As the vehicle code currently does not give a local agency the authority to lower speed limits below 25 MPH, the language has been made advisory. SCAQMD legal counsel is looking into sponsoring an amendment through the State Legislature to the California Vehicle Code to allow the original regulation. 6. Staff has also included SCAQMD prepared PM10 Plan forms as part of the adopting resolution. These forms act as the application providing the plan information to Staff, who will then render a decision on the Plan. An approval letter, setting forth any conditions which may be required, along with the information provided by the applicant, would become the approved plan. Adoption of these forms by resolution will allow the forms to be modified, if necessary, due to any changes in City or SCAQMD requirements. 0 (YA MEMOWN.047/CS -2- ENFORCEMENT CONSIDERATIONS: Enforcement and monitoring of the ordinance will be accomplished through actions of the Planning & Development Department, Public Works Department and project proponents. Some funding is available through ISTEA-CMAQ funds; the City has been allocated over $33,000 through this program to address PM10 problems in the first year of a six -year funding cycle. Also, SCAQMD is committed under the SIP to provide enforcement and training assistance to the cities and county. EXISTING DUST CONTROL PROVISIONS: The City has two existing dust control provisions: Chapter 13.52 of the Subdivision Regulations and Ordinance 484 (see Attachments 2 & 3). The provisions of the new ordinance address the requirements set forth in these provisions, therefore they have been recommended to be deleted. FINDINGS: Findings to support adoption of ZOA 92-030 are contained in Planning Commission Resolution 92- RECOMMENDATION: Move to adopt Planning Commission Resolution 92- , concurring with the Environmental Determination and recommending to the City Council adoption of ZOA 92-030, incorporating Fugitive Dust/PM10 control requirements as Chapter 6.10 of Title 6, Health & Sanitation. Attachments: 1. BIA letter dated 11/18/92 2. Chapter 13.52 La Quinta Municipal Code 3. Ordinance #484 4. Planning Commission Resolution 92- with Exhibits A, B-1, B-2, B-3 and C. MEMOWN.047/CS -3- r BIA riverside county region building indusfT)/ association of souftem calibmia, Inc. November 16, 1992 Mr. Wallace H. Nesbit, Associate Planner City of La Quinta Post Office Box 1504 La Quinta, Ca 92253 Dear Mr. Nesbit: ATTACHMENT *1 F ell N O V 19 1992 ClTw OF !a% PLANKINQ DF+-yRTXAENT Thank you for your letter of November 10, 1992, concerning city PM-10 legislation. As you mentioned in your letter, BIA Desert Council has had a large part in the preparation of the model ordinance which is the basis of your legislation. As such, a number of areas of disagreement resulted and those were generally set for in italics in the model. The primary area of disagreement involved the content of 6.10.050, A.2. "Conditions may include a requirement to submit a letter of credit or other financial securities which meet the requirements of the City Attorney and are equal to a percentage of the grading permit bond, to be determined by the Director." The BIA feels this is just another expense to the developer/contractor, which is unjustified and we would like it deleted from your draft ordinance. A second part of this paragraph, "Any financial securities collected under the provisions of this ordinance would be held by the City for potential use in mitigating sources of fugitive dust not adequately mitigated by the applicant" is unfair. If the applicant complied with the approved plan, then the applicant should not be penalized. If a "security" deposit is required, then this sentence should have a qualifier such as "....fugitive dust caused by applicant not complying with applicant's approved mitigation plan.". The developer/contractor will undertake a good deal of additional expense in carrying out the requirements of this ordinance. There is no reason to add more expense by requiring a deposit. If the "plan" is not carried out, paragraph 6.10.060 gives the city the ability to force the contractor to pay if necessary. As to the degree of impact the newly adopted 403 changes will have on this model ordinance, I have met with Mr. Mel Zeldin of South Coast Air Quality Management District and find little to worry about. I want to thank you for your cooperation in asking our input and would appreciate.'notice of the meeting at which this ordinance will be considere . Resp ly Ed Ribbey Executiv Director 4333 Orange St., Ste. 3600, Riverside, CA 92501 (714) 781-7310 Telefax # (714) 781-0509 77-564.Country Club Dr., Ste. 400-13, Palm Desert, CA 92260 (619) 360-2476 Telefax # (619) 772-3372 ATTACHMENT #2 Chapter 13.52 CONTROL OF WIND -CAUSED EROSION Sections: 13.52.010. Applicability. 13.52.020 Determination of areas subject to wind erosion. 13.52.030 Soil erosion control requirements. 13.52.040 Submittal of wind erosion control plan. 13.52.010 Applicability. Whenever a division of land is proposed in an area that is subject to wind erosion, the requirements of this chapter shall apply in addition to all other requirements of this title. (Ord. 5 §1(part), 1982: county Ordinance 460 §14.1) 13.52.020 Determination of areas subject to wind ero- sion. An area shall be considered as subject to wind ero- sion when all of the following factors are present: A. The proposed land division lies within the Colorado River Watershed Basin; B. The soils within the land division are classified as any of the following: Aco loamy sand Aco sandy loam Bull Trail stony loamy sand Cajon loamy sand Cajon variant Carrizo gravelly sand Carrizo stony sand Carsitas cobbly sand Carsitas fine sand Carsitas gravelly sand Carsitas sand Carsitas variant Chuckwalla cobbly fine sandy loam 281-61 (La Quinta 6/87) 13.52.020 Chuckwalla very gravelly silt loam Chuckwalla very gravelly sandy clay loam Coachella fine sand Coachella fine sand, wet Coachella fine sandy loam Cibola fine sandy loam Cibola silty clay loam Duneland Gilman fine sandy loam Gilman fine sandy loam, moderately fine substratum Gilman fine sandy loam, wet Gilman loamy fine sand Gilman silty loam Gilman silty clay loam Glenbar silty clay loam Holtville fine sandy loam Holtville silty clay Imperial fine sandy loam Imperial silty clay Imperial silty clay, wet Imperial - Gullied Land Complex Imperial - Gullied Land Complex, wet Indio fine sandy loam Indio fine sandy loam, wet Indio very fine sandy loam Indio very fine sandy loam, wet Indio silty clay loam Meloland fine sandy loam Meloland silty clay loam Myoma fine sand Myoma fine sand, wet Niland sand Niland sand, wet Omstott coarse sandy loam Omstott - Rock Outcrop Complex Orita fine sand Orita gravelly loamy sand Orita fine sandy loam Ripley very fine sandy loam Ripley silty clay loam Rockland Rositas fine sand Rositas fine sand, wet Rositas gravelly loamy sand Rositas silty clay loam Rositas silty clay loam, wet Rubbleland Rock Outcrop Salton fine sandy loam Salton silty clay loam Soboba stony sand Soboba cobbly sand Tujunga fine sand 281-62 (La Quinta 6/87) 13.52.030--13.52.040 Tujunga gravelly loamy sand Tujunga loamy fine sand; and C. Field observation of the area proposed to be divid- ed indicates evidence of soil erosion by wind. (Ord. 5 §1(part), 1982: county Ordinance 460 §14.2) 13.52.030 Scil erosion control requirements. When a proposed land division has been determined to be subject to this chapter, the following requirements may be imposed as conditions to approval of the land division as a means to control soil erosion: A. A solid rr.asonry wall, up to six feet in height; B. A windbreak consisting of suitable trees or shrubs; C. A suitable groundcover, which may consist of plant- ings, spraying, rock or other approved stabilizing mate- rials; D. An irrigation system to maintain any required plantings; E. The formation of a homeowners association, improve- ment district, or management company to maintain the erosion control. (Ord. 5 §1(part), 1982: county Ordinance 460 §14.3) 13.52.040 Submittal of wind erosion control plan. When a proposed land division is determined to be subject to this article, the land divider shall submit a proposed wind erosion control plan at the time of the actual filing of the tentative map. The plan shall be reviewed as a part of the processing of the tentative map, and an approved control plan shall be one of the conditions of approval of the ten- tative map. (Ord. 5 §1(part), 1982: county Ordinance 460 §14.4) 4 ATTACHMENT #3 ORDINANCE NO. 484 AN ORDINANCE OF THE COUNTY OF RIVERSIDE FOR THE CONTROL OF BLOWING SAND The Board of Supervisors of the County of Riverside, State of California, do ordain as follows: Section 1. No person, firm or corporation who owns or is in possession or control of land the soil of which is sand or sandy loam and which, by virtue of its character and the presence in the area of strong prevailing winds, sea- sonal or otherwise, is likely, if the surface thereof is disturbed, to be eroded by wind and blown in substantial quantity onto a public road or roads or other public or private property in the vicinity of said land, shall substantially dis- turb the surface of said land by excavating, leveling, cultivating, plowing, removing natural or planted vegetation or root crops, or by depositing or spreading a substantial quantity of similar soil on said land, or by any other act likely to cause or contribute to wind erosion of said land, or to aggravate an existing wind erosion condition thereon, without providing sufficient pro- tection at or prior to the time of so disturbing the surface of said land or with- out thereafter continuously maintaining the same or equivalent protection, so as to prevent the soil on said land from being eroded by wind and blown onto a public road or roads or other public or private property. Such protection shall be provided by means of wind -breaks, walls, fences, planting and maintaining vegetation, covering the land, applying water or other material, or other effec- tive method or combination of methods of holding the soil in place. Section 2. A violation of this ordinance is a misdemeanor and shall be punishable by a fine of not more than $500 or by imprisonment in the county jail for not more than 6 months, or by both such fine and imprisonment. The failure to maintain protection required by Section 1 of this ordinance shall be deemed a separate and continuing offense and a prosecution under this ordi- nance shall not be a bar to a subsequent prosecution if the condition remains uncorrected. Section 2.1. It shall be a defense to any prosecution hereunder for the defendant to establish, as to any agricultural operation which might otherwise violate Section 1 of this ordinance, that the act or omission complained of was necessarily incidental to and consistent with the conduct of such agricultural operation in a manner usual and customary for such agricultural operations in the area. Section 3. Nothing herein shall deprive any person or agency or any civil or other remedy that he or it would otherwise have for any act or omission pro- hibited by this ordinance, nor shall any building permit or subdivision approval or other permit or authorization issued by the County of Riverside or any of its officers or employees be deemed to authorize a violation of this ordinance or be a defense to any prosecution under this ordinance. E Section 3. I . Any person in doubt as to whether any proposed operation or activity would c�+use him to be subject to prosecution for a substantial violation of Section 1 of this ordinance may submit in writing to the Director of Building and Safety of the county, a detailed plan for the conduct thereof, including such information, plot plans, time schedules and details of surrounding circumstances as may be required by said Director. Said Director or his designated employee may approve the plan, or require its modification and approve it, if in his opin- ion such plan when carried out will reasonably protect public roads and other public and private property from sand blown from the property where such oper- ation may be carried on, and he may impose reasonable conditions in connection with the performance of such plan. Any person may appeal to the Board of Super- visors from a disapproval of such a plan, or from conditions of approval or re- quired modifications imposed by the Building Director, and their decision, after hearing on not less than 5 days' notice to the applicant and the Building Director, shall be final. Conduct of the operation in strict conformity with such an approved plan shall be a defense to any prosecution under this ordinance. Section 4. The following described portions of the county are found to be subject to seasonal winds and to have such soil conditions as to require special measures to minimize soil erosion from wind and to prevent large quantities of sand from being blown into adjacent areas, and are hereby designated Agricultural Dust Control Areas: a. Agricultural Dust Control Area No. I. In the Mira Loma community, bounded on the east and southeast by Bain Street, Bellegrave Avenue, and Etiwanda Avenue, on the southeast and south by Limonite Street, on the west by Adams Avenue and the west county line, and on the north by the north county line. b. Agricultural Dust Control Area No. 2. In the Beaumont -Cherry Valley community bounded on the north by a line 1/4 mile south of Brookside Avenue and its easterly extension, on the east by the foothills and Sunset Avenue, on the south by the north boundary of the City of Banning and by 8th Street, and on the wes t by Cherry Avenue. c. Agricultural Dust Control Area No. 3. In the San Jacinto community, bounded on the southwest by Ramona Avenue, on the west by Sander- son Avenue, on the northeast by Gilman Road and Soboba Road, and on the south by Main Street and the boundary of the City of San Jacinto. Section 5. No person owning, leasing or controlling land in an Agricultural Dust Control Area shall disturb the surface or subsurf-ace of any portion or portion! thereof containing 3 acres or more, by excavating, leveling, plowing, cultivating or discing or by removing crops or residues from within the ground, or by other action likely to cause, contribute to, or aggravate wind erosion of said land, without first having obtained a valid permit therefor or without complying with the terms and conditions of such permit. r. Section 6.. Application for the permit required by Section 4 shall be made in writing to the County Agricultural Commissioner, in such form and containing such information as he may require and as will in his judgment enable him to fix and prescribe appropriate conditions which will prevent or minimize wind erosion on said land and adjacent lands. The Agricultural Commissioner shall make such investigation, including consultation with other agencies, as in his judgment may be necessary, and within 60 days shall issue the permit for such period as he may determine to be appropriate and necessary, and shall fix appropriate conditions in the permit for the performance of the activity proposed, with due regard for the economic feasibility of such conditions as related to their purpose of controlling wind erosion. Such conditions may include, but shall not be limited to, cultural measures, time of planting and method of soil preparation, use of cover crops, application of water, planting or construction of wind breaks, and other protective methods. Such permit may be modified or replaced at any time on similar application, or may be modified or revoked as to any unperformed activity by the Agricultural Commissioner on 30 days` prior notice. Section 7. An applicant may appeal in writing to the Board of Supervisors from the action of the Agricultural Commissioner in denying, or revoking a permit, or from the conditions of approval imposed by him in issuing a permit. The Board shall promptly fix a date for public hearing and cause at least 5 days' written notice thereof 'to be given to the applicant and the Agricultural Commis- sioner. The decision of the Board of Supervisors shall be final. Effective: July 11, 1962 Amended: 484.1, 484.2 ATTACHMENT #4 PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL TO ADD CHAPTER 6.10 TITLED "FUGITIVE DUST CONTROL" TO TITLE 6 (HEALTH & SANITATION) OF THE LA QUINTA MUNICIPAL CODE. CASE NO. ZONING ORDINANCE AMENDMENT 92-030 FUGITIVE DUST CONTROL WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of November, 1992 hold a duly -noticed public hearing which was continued from October 27, 1992, and November 10, 1992, to recommend to the City Council the addition of Chapter 6. 10, regarding the establishment of Fugitive Dust Control requirements throughout the City; and WHEREAS, this text amendment has complied with the California Environmental Quality Act of 1970, (as adopted by City Council Resolution 83-68), in that the Planning and Development Director has determined that the proposed text amendment is categorically exempt from CEQA under Section 15308 of the Guidelines; and, WHEREAS, upon hearing and considering all testimony and argument, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the recommendation for approval of said text amendment: 1. That the City is committed to and responsible for protecting and enhancing the public health, safety, and welfare of the community. 2. That natural (e.g., sand storms) and man-made (e.g., construction, agriculture road dust, and other human activities) processes can generate fugitive dust and PM10 (defined as particulate matter of 10 microns or less in diameter). 3. That the Coachella Valley is in violation of Federal PM10 Air Quality Standards. 4. That PM 10 affects public health and impairs visibility. 5. That air quality monitoring data in the Coachella Valley indicates that man made processes account for the majority of fugitive dust and PM 10. 6. That Federal PM10 Air Quality Standards for the region cannot be attained without implementation of additional dust control measures and improved enforcement actions. RESOPC.088 7. That the Clean Air Act Amendments of 1990 require that dust control measures be implemented before December 10, 1993. 8. That the South Coast Air Quality Management District (SCAQMD) has adopted a State Implementation Plan (SIP) for PM10 in the Coachella Valley (SCAQMD, 1990) which specifies that ]local dust control ordinances be enacted by December 31, 1992. 9. That the City has worked with the Coachella Valley Association of Governments (CVAG) and the SCAQMD to develop the following chapter which outlines additional dust control measures and improved enforcement actions as required by the SIP. 10. That adoption of proposed Chapter 6.10 is categorically exempt from CEQA review under Guidelines Section 15308, and such action and subsequent implementation of said Chapter will not have a significant impact on the environment, but will in fact accomplish a net beneficial impact. 11. That adoption of proposed Chapter 6.10 will supersede other previously adopted dust control and mitigation requirements, specifically Chapter 13.52 and Ordinance 484 of the La Quinta Municipal Code. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of the Planning and Development Director, in that the proposed text amendment is categorically exempt from environmental review under CEQA Guidelines, Section 15308. 3. That it does hereby recommend to the City Council adoption of the above described Zoning Text Amendment for the reasons set forth in this Resolution and as set forth in Exhibits "A" & "B-1", "B-2", "B-311, & "C" attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24th day of November, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RESOPC.088 E KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.088 EXHIBIT "A" CHAPTER 6.10 FUGITIVE DUST CONTROL SECTION: 6.10.010 6.10.020 6.10.030 6.10.040 6.10.050 6.10.0130 6.10.070 6.10.050 6.10.010 Purpose & Intent Purpose and Intent Definitions Exemptions Applicability Performance Standards/Plan Requirements Violation Enforcement and Penalties Severability The purpose of this ordinance is to establish minimum requirements for construction and demolition activities and other specified land uses in order to reduce fugitive dust and corresponding PM10 emissions. 6.10.020 Definitions As applied in this ordinance, the following words and terms shall be defined as follows: A. "Annual Vehicle Trips" means the number of motor vehicle movements along or across an unpaved or paved surface during a specified annual time period. (Example: one vehicle that both ingresses and egresses over the specified time period shall be counted as two vehicle trips . ) B. "Average Daily Traffic (ADT)" means the average number of vehicles that separately ingress and egress a given surface during a specified 24 hour time period. C . "Applicant" means any person who is required to submit a Fugitive Dust (PM10) Mitigation Plan to the City for review. D. "Bulk Material" means all sand, gravel, soil, aggregate and other organic and inorganic particulate matter. E. "City" means the City of La Quinta. ORD . 001 1 F . "Chemical Stabilization" means a method of dust control implemented by a person to mitigate fugitive dust and corresponding PM10 emissions which involves the use of non-tcxic chemical soil stabilizers in sufficient quantities to eliminate wind erosion from disturbed surface areas provided that such materials are not prohibited for use by the City, the California Regional Water Quality Control Board, the California Air Resources Board, the Environmental Protection Agency, or any other law, rule or regulation. G . "Construction and Demolition Activities" means any on -site mechanical activities preparatory to or related to the building, alteration, rehabilitation, demolition or improvement of property, including but not limited to the following activities; grading, excavation, loading, crushing, blasting, cutting, planing, shaping, or breaking. H . "Director" means Public Works Director or his or her designee. I. "Disturbed Surface Area: means a portion of the earth's surface which through the activities of man has been physically moved, uncovered, destabilized, or otherwise modified from its undisturbed natural soil condition but does not include land use for agriculture or areas which have been restored to a natural state, such that the vegetative ground cover and soil characteristics are similar to adjacent or near -by natural conditions. J. "Dust Control Implements" means tools, machines, devices, supplies and/or other approved methods intended to prevent entrainment of fugitive dust into the ambient air, or to prevent soil or other materials from being tracked onto paved roads by motor vehicles. K. "Dust Suppressants" means water, vegetation, hygroscopic materials, or chemical soil stabilization materials not prohibited for use by the City, the Regional Water Quality Control Board, the Environmental Protection Agency, the California Air Resources Board or any other law, rule or regulation. I,. "Fugitive Dust" means any solid particulate matter that becomes airborne, other than that emitted from an exhaust stack, directly or indirectly as a result of the activities of man. M. "Off Road Motor Vehicles" means any wheeled vehicle which is used off paved roadways and includes but is not limited to the following: 1. Any motorcycle or motor -driven cycle. 2. Any motor vehicle commonly referred to as a sand buggy, dune buggy, four-wheel drive, or other all terrain vehicle. N. "Open Areas" means any unpaved motor vehicle parking area, truck stop, disturbed surface area, or unimproved acreage located on public or private property. O. "Open Storage Pile" means any accumulation of bulk material with a height of three feet or more and a total surface area of 300 or more square feet. ORD . 001 2 P. "Owner" means the person, partnership, corporation, agency or other public or private entity whose name appears as the owner on deeds duly recorded in the Riverside County Recorder's office . Q. "Parking Lot" means an area utilized for parking vehicles and associated vehicle maneuvering; 1. Paved parking lots are those covered with typical roadway materials. 2. Unpaved parking lots are all parking lots which are not paved. 3. Temporary unpaved parking lots are those used for an event lasting three (3) consecutive days or less or five (5) cumulative days or less within a given month, provided that vehicle activity never exceeds 100 vehicles per day as determined by the City. R . "Particulate Matter" means any material, except uncombined water, which exists in finely divided form as a liquid or solid at standard conditions. S. "Paved Road" means an improved street, highway, alley, public way, or easement that is covered by typical roadway materials. 1. Public paved roads are those open to public access and that are owned by any federal, state, county, municipal or any other governmental or quasi -governmental agencies. 2. Private paved roads are any paved roads not defined a public, whether or not open to the public. T . "Permittee" means any person who has received approval of a Fugitive Dust (PM10) Mitigation Plan by the City. U . "Person" means any individual, corporation, public entity, partnership or association existing under or authorized by the laws of the State. V. "PM10" means particulate matter with an aerodynamic diameter smaller than or equal to 10 microns as measured by the applicable federal reference test methods. (40 Code of Federal Regulations, Part 50, Appendix J) W . "Reasonably Available Fugitive Dust Control Measures" means all U.S. EPA approved techniques used to prevent the emission and/or airborne transport of fugitive dust. Currently approved techniques included in US. EPA guidance documents include, but are not limited to, the use of coverings and enclosures, application of dust suppressants or installation of dust control implements. [ General Preamble, Implementation of Title 1, Clean Air Act Amendments of 1990, Appendix C 1, U.S. EPA, March 27, 19921 X . "Road Length" means the total centerline distance of all contiguous sections of a road, regardless of change of direction, road name, or surface type, or intersection with a road not owned or operated by the applicant or Permittee . ORD . 001 3 Y . "Site" means the real property on which activities subject to this ordinance may occur. Z . "Staging Area" means an area used for the shipping, receiving, transferring, storage or assembly of goods and materials. AA. "Typical Roadway Materials" for permanent roadways means cement, asphalt or asphaltic concrete. BB. "Unpaved Roads" means any unpaved service roads, internal access roads, heavy and light duty equipment paths and other roadways which are not covered by typical roadway materials as defined herein; 1. Public unpaved roads are those open to public access and that are owned by any federal, state, county, municipal or any other governmental or quasi -governmental agencies. 2. Private unpaved roads are all other unpaved roadways not defined as public, whether or not open to the public. 6.10.030 Exemptions Any person seeking an exemption from the provisions of this ordinance shall submit a petition to the Director for approval. The following activities may be exempted from the provisions of this ordinance subject to approval from the Director: A. Actions which cannot mitigate fugitive dust emissions because all potential mitigations would, as determined by the Director, conflict with the federal or State Endangered Species Act or with City statutes or ordinances as they pertain to weed abatement or fire hazard control. B . Agricultural operations, including growing, harvesting, tilling, cultivating, or the raising of animals, fowl, or bees; excluding unpaved roads associated with such operations. C. Any construction and/or demolition activity which does not require issuance of a separate grading permit or a demolition permit (e. g. , single family homes on individual lots) . D. Any construction and/or demolition activity meeting any of the following activity levels or requirements: 1. occurring entirely within an enclosed structure from which no visible airborne particulate matter escapes; 2. modifications or additions to existing detached single family residential dwellings; E. Unpaved roads with an average daily traffic (ADT) volume of less than 20 vehicles, as determined by the City. ORD . 001 4 F. Unpaved roads used for activities lasting three (3) consecutive days or less, and five (5) cumulative days or less within a calendar month, provided that vehicle activity never exceeds 100 vehicles per day as determined by the City. G . Unpaved parking lots for existing land uses which require fewer than eight (8) parking spaces as determined by Chapter 9.160 of the City ]Land Use Ordinance, provided that said use does not generate more that 6, 000 annual vehicle trips, as determined by the City. H . Temporary unpaved parking lots. I. Any action required or authorized to implement emergency operations which are officially declared by the City to ensure the public health and safety. 6.10.040 Subject Activities sand Uses A . Construction or Demolition Activities 1. A person applying for a grading or demolition permit shall not conduct any operations unless he or she has first obtained an approved Fugitive Dust (PM10) Mitigation Plan (herein after "Plan") or has received an exemption from the Planning Director. 2. A proposed Plan shall be submitted to the Director concurrent with the grading or demolition permit application. A grading or demolition permit shall not be issued unless a proposed Plan has been submitted and subsequently approved. 3. A person with an approved Plan shall comply with all of the requirements of the Plan as of the approval date. 4. A person seeking any amendment to an approved grading or demolition permit shall also resubmit the Plan for review and possible amendment by the Director. 5. A person possessing an approved Plan may submit a proposed amended Plan at any time for review by the Director. The activity will continue to be subject to the requirements of the approved Plan until such time that an amended Plan is approved by the Director. 6. A person possessing a grading or demolition permit approved prior to adoption of this ordinance must submit a Plan six (6) months after the effective date of this ordinance, unless all permitted activity has been completed. ORD . 001 5 B . Existing Open Areas or Staging Areas, and Public or Private Unpaved Roads 1. The owner of any existing unpaved roadway with average daily traffic (ADT) volumes between 20 and 150 vehicles, as determined by the City shall undertake any feasible measures to reduce vehicular speeds to 15 miles per hour or less. Such measures may include, but shall not be limited to, posting advisory speed limit signs or installation of speed control devices in accordance with City procedures and/or standards. 2. The owner of any existing open area or staging area(s), or , public or private unpaved road(s) with ADT volumes greater than 150 vehicles shall submit to the Director a proposed Plan no later than six (6 ) months after the effective date of this ordinance. 3. The owner of any existing open areas or staging area(s) , or, public or private unpaved road (s) having ADT volumes greater than 150 vehicles which have received approval of a Plan must comply with all of the requirements of the Plan within 60 days after approval date of the Plan. 4. The owner of any existing open areas or staging area(s), or public or private unpaved roads) having ADT volumes greater than 150 vehicles which have received a denial of a Plan must, within 30 days from the date of plan denial, correct the specified deficiencies and resubmit a revised Plan to the Director. Once approved, the owner must comply with all the Plan requirements within 30 days of approval. 5. The owner of any existing open areas or staging area(s) , or, public or private unpaved roads) having ADT volumes greater than 150 vehicles which have received approval of a Plan may submit a proposed amended Plan at any time for consideration by the Director. The activity will continue to be subject to the requirements of the approved Plan until such time that an amended Plan is approved by the Director. C . Existing Unpaved Parking Lots 1. The owner of any existing unpaved parking lot(s) shall, within six (6) months from the effective date of this ordinance, pave the area utilized for parking or vehicle maneuvering with a permanent, city -approved typical roadway material. Said owner may petition the Director during the six (6) month grace period to permit the use of chemical stabilization, recycled asphaltic road base and/or other materials as approved by the Director instead of paving. 2. The owner of any existing unpaved parking lot(s) petitioning the Director under Section 6.10.040 . C .1. shall prepare a Plan which describes the concentrations and frequencies of dust suppressant application. The Director may require the Plan to contain provisions for annual resubmittal to the City to ensure that the control measures specified by the Plan are implemented by the owner. ORD . 001 f) I 3 . The owner of any existing unpaved parking lot (s) and a denied Plan must within 30 days from the date of disapproval either 1) pave the area used for parking and vehicle maneuvering with typical roadway material or Z) correct the specified deficiencies and submit a revised Plan to the Director for review. The requirement to pave within 30 days of disapproval will not begin until six the (6) month grace period has ended. 4. The owner of any temporary unpaved parking area(s) shall treat areas used for parking and vehicle maneuvering with chemical stabilization 48 hours prior to each individual event which requires parking for 100 or more vehicles per day, as determined by the City. D . Unimproved Property 1. The owner of any unimproved property shall discourage the use of said property for off road motor vehicle use where there are any indications of such use. Methods to discourage off road motor vehicle use may include, but shall not be limited to, signs at intervals of not more than 300 feet as measured along the access perimeter, fencing along the access perimeter and/or other methods as deemed necessary by the Director. 6.10.050 Performance Standards/Plan Requirements A. Fugitive Dust (PM10) Mitigation Plan 1. Any person required to submit a Fugitive Dust (PM10) Mitigation Plan (Plan) shall prepare and submit a plan to control fugitive dust through implementation of reasonably available control measures such that fugitive dust emissions are in compliance with South Coast Air Quality Management District Rule 403. The Plan shall be subject to approval of the Director and must include provisions to treat disturbed surface areas at construction and demolition sites with dust suppressants when activities have ceased for 30 days or more. Said treatments must be in sufficient frequencies and quantities to prevent visible emissions from the property. In addition to the afore -mentioned provisions, the Plan must also include one or more of the following fugitive dust control techniques: a. Application of chemical stabilization to unpaved roads and vehicle parking areas. b . Application of sufficient water prior to initiating any earth movement. ORD . 001 c . Application of sufficient water to disturbed surface areas. 7 d. Application of dust suppressants on disturbed surface areas when construction activities cease for more than four (4) consecutive days. e. Installation of wind fencing bordering disturbed surface areas upwind of paved roadways or urban areas . f. Sweeping and/or cleaning streets where vehicles exit construction sites. g. Installation of bedliners in fill import and export vehicles. h. Covering of fill import and export vehicles when carrying bulk material. i. Installation of wheel washers where vehicles exit disturbed surface areas on to paved roads. j . Paving of construction access roads. k. Paving of all roads on a construction site once final elevations have been reached or at the earliest feasible time. 1. Installation of drainage devices including temporary diking, sand bags and/or curbing to prevent sediment from reaching paved roads. M. Revegetation of disturbed surface areas. n. Installation of security fencing surrounding disturbed surface areas which :have been treated with dust suppressants. o. Any other measures as approved by the Director. 2. The Plan shall be prepared and submitted on the Plan formats provided by the Planning and Development Department. All information required by the Plan format shall be provided unless the Director, at his discretion, deems such information unnecessary for Plan consideration. 3. If the Plan is submitted in conjunction with an application(s) for a plot plan, subdivision map, or other site development plan or use permit, the Plan shall be forwarded to the Planning Commission for approval. If the Plan is not submitted with one or more of the above applications, the Plan shall be submitted to the Director for approval. The Director or Planning Commission shall either 1) approve the Plan, 2) approve the Plan with conditions or, 3) deny the Plan with an explanation of what additional measures are needed. Approval of a Plan with conditions shall represent an approved Plan provided that the applicant agrees to comply with all the conditions of approval. If an applicant does not agree to the conditions of approval established by the Director or Planning Commission the Plan shall be deemed disapproved. *� E3 4. For any Plan which is approved with conditions, the City will attach conditions of approval, as deemed necessary by the Director or Planning Commission, to ensure an adequate level of fugitive dust control. Conditions may include a requirement to submit a letter of credit or other financial security which meet the requirements of the City Attorney and the Director. For projects requiring a grading and/or demolition permit, the cost of implementing the plan may be included in the permit bonding requirements or may be bonded for separately, but must be quantified in the Plan in either case. Financial securities collected under the provisions of this ordinance would be held by the City for potential use in mitigating any sources of fugitive dust not adequately mitigated by the applicant under the provisions of his/her approved :Plan. Said securities would be returned to the applicant once the source of fugitive dust has been eliminated. 5. A grading or demolition permit shall not be issued without an approved Plan for said activity unless the applicant has obtained an exemption determination pursuant to Section 6.10.030 of this ordinance. 6. A. Director as Decision Body. An applicant or other aggrieved party may appeal the decision of the Director by appeal to the Planning Commission. Within fifteen calendar days after the date of mailing of the Director's decision, the applicant or aggrieved party may appeal the decision in writing on forms provided by the Planning and Development Department. Upon receipt of a completed appeal, the Planning Director shall set the matter for hearing before the Planning Commission not less than five calendar days nor more than thirty calendar days thereafter, and shall give written notice of the hearing, by mail, to the applicant and the appellant. The Planning Commission shall render its decision within thirty days following the close of the hearing on the appeal. B . Planning Commission as a Decision Body. An applicant or other aggrieved party may appeal the decision of the Planning Commission by appeal to the City Council. Within fifteen calendar days after the date of the mailing of the Planning Commission's decision, the applicant or other aggrieved party may appeal the decision in writing on forms provided by the Planning and Development Department. Upon receipt of a completed appeal, the City Clerk shall set the matter for hearing before the City Council not less than five calendar days nor more than thirty calendar days thereafter, and shall give written notice of the hearing, by mail, to the applicant and the appellant. The City Council shall render its decisions within thirty days following the close of the hearing on the appeal. 7. Any person who receives an approved Plan shall compile and retain records of evidence of control measure application during project implementation and for a period of one (1) year after project completion. ORD . 001 0 Said records of evidence may include, but shall not be limited to, name and contact person of all firms contracted with for dust suppression, listing of all dust control implements used on -site, proof (invoices from dust suppressant and dust control implement vendors) of dust suppressant application at the concentrations specified by the Plan and costs associated with implementation of the Plan. The records may also be required to be submitted to the City upon request. 6.10.060 Violation A. Construction/ Demolition Activities Violation of, or failure to comply with any provisions or conditions of an approved Plan shall be a violation of this ordinance. B . Existing Activities and Uses 1. Existing activities and uses which are subject to this ordinance yet fail to comply with the provisions of this ordinance, or fail to submit a Plan within six (6) months of its effective date will be in violation of this ordinance. 2. A Plan prepared for existing activities and uses which is denied by the Director must be appealed or revised by the applicant and resubmitted 1.o the Director within thirty (30) calendar days of receipt of the notice of denial, or the applicant shall be deemed in violation of this ordinance. Denial of the subsequent plan submittal may be deemed a violation of this ordinance, at the discretion of the Director. 3. Violation of, or failure to comply with any provisions or conditions of an approved Plan shall be a violation of this ordinance. 6.10.070 Violation and Penalties For purposes of ensuring compliance with the provisions of this Chapter, the Director shall, following written notice to a person, initiate enforcement action or actions against such person, owner or designee which may include, without limitation, the following: 1. Withholding issuance of a building permit, grading permit or occupancy permit; 2. Issuance of a stop work order; and/or, 3. Any enforcement methods authorized by Chapter 9.236 of this Code. ORD . 001 10 �9 Ay , Any enforcement actions shall be in accordance with the applicable provisions and procedures set forth in this code and with city policy in effect at the time such actions are initiated. 6.10.080 Severability If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance and application of such provision (s) to other persons or circumstances shall not be affected. ORD . 001 11 EXHIBIT B-1 Q PAGES) Existing Land Uses and Sites Fugitive Dust (PM10) Mitigation Plan Date: jurisdiction: Project File #: (Check One) Existing Public Unpaved Existing Open Area(s) g Paved Road(s) Existing Staging Area(s) — Existing Private Unpaved Road(s) Existing Parking ER(s)1 Part 1 - General Information Please provide the information below as completely as possible. Failure to provide complete information or provision of inaccurate information may delay the processing of your Fugitive Dust (PA110) Mitigation Plan. It is recommended that you make a photo copy of your Plan prior to submitting it to the City. Property Owner: Address: Day Phone Number: Alternate Phone Number: Tenant/Lessee (If different from above): Address: Day Phone Number: Alternate Phone Number: /n the space below, ptease aescnoe uie suurce wruwr, w ilrt/we �&W Source (Check One Size Activity Lever Existing Open Area(s) Existing Staging Area(s) Existing Public Unpaved Road(s) Existing Private Unpaved Road(s) Existing Parking Lot(s)' 1 Director must review a prior request for exemption from the requirement to pave a parking lot before this Plan can be considered. 2 Average number of vehicles parked per day or average number of vehicular trips per day. You can estimate these levels or you can consult with the City to obtain typical generation rates. o12 Part 2 --Des ription of Control Measure Application There are only three acceptable methods of fugitive dust control for these existing sources, chemical stabilization (includes application of sphaltic road base), revegetation and frequent (daily) watering In the space provided below please first list the source and then describe the method of control and associated costs. Sourc Description of Control Costs for Control Attach additional information if necessary. Part 3 - Agreement I certify that the information contained in this Fugitive Dust (PM10) Mitigation Plan is true and accurate and that all measures specified in Part 2 will be implemented at the concentrations and frequencies as identified. I authorize the City of La Qu i nta to enter the above mentioned property for inspection and/or abatement purposes, and 1 agree to hold harmless the City and its representatives from liability for any actions related to this Plan. Signature of Owner or Authorized Representative ate I have read the conditions of the Fugitive Dust (PM10) Mitigation Plan and the owner has authorized the implementation of all its provisions at the concentrations and frequencies identified. nature of Lessee or Au not the same as above) For City Use Only Based on all of the provisions contained in this Fugitive Dust (PM10) Mitigation Plan the Plan is: Approved Conditionally approved (Conditions specified below) Denied (Explanation attached) Signature of City Representative (Date) The following conditions of approval have been added to the Plan by staff in order to ensure an adequate level of fugitive dust control. (Attach additional information if necessary I have read the above conditions of the Fugitive Dust (FM1U) Mitigation Plan and i agree to implement all provisions at the concentrations and frequencies identified. Signature of Owner or Authorized Representative ate EXHIBIT B-2 (7 PAGES) Small Scale Construction/Demolition Projects 5 Acres or Less), Fugitive Dust (PM10) Mitigation �lan Date: Jurisdiction: File #: Part 1- Project Information Please provide the information below as completely as possible even if it has already been provided on other forms related to this project. Failure to provide complete information or provision of inaccurate information may delay the processing of your Fugitive Dust (PM10) Mitigation Plan (Plan). It is recommended that you submit your Plan concurrent with your grading or demolition permit application. Project proponent: Address: Day phone number: Emergency phone number: Grading contractor (Contact Person): Address: Day phone number: Emergency phone number: Construction site street address: Construction site location: (Please include an &5 x 11 location map) Construction site assessor's parcel number (Tract #): Parcel (Tract) size: Acres or Square feet Anticipated date of physical project initiation: Anticipated date of project completion: Anticipated costs for dust suppression: (Attachment B - Must also be completed and mailed to the appropriate address when construction activities have been completed) 1 All projects greater than one half (1/2) acre are also subject to SCAQMD Rules 403 and 403.1. l i2 Part 2 - Fugitive Dust Control Action From the inventory of fugitive dust control measures provided in Attachment A, please indicate which measures are to be implemented during the project by placing the letter beneath the fugitive dust sources listed below. Please indicate at which phase the measure will be implemented, either at Rough Grading (RG), Finish Grading (FG), or Final Construction (FC). Demolition projects should only indicate measures in the Rough Grading (RG) column. After indicating what measures are to be implemented, complete the "Details" section by describing how and when the measures are to be implemented. RG FG FC Details (e.g.. frequena of application number and type of dust control implements, etc. Please be as sgecific as possible) Unpaved Roads Storage Piles Paved Road Track -out RG FG FC Details (egfrequency of application number and Mn of dust control implements. etc. Please be as spmiiflc a_tmQssible) Land Clearing or Earth -Moving Disturbed Surface Areas Part 3 o Agreement I certify that the information contained in this Fugitive Dust (PM10) Mitigation Plan is true and accurate and that all measures specified in Part 2 will be implemented during project construction. I authorize the City of La Quinta to enter the above mentioned property for inspection and/or abatement purposes, and I agree to hold harmless the City and its representatives from liability for any actions related to this project. I also agree to complete the record -keeping requirements included herein as Attachment B once the project has been completed. Signature of Owner or Authorized Representative ate I have read the conditions of the Fugitive Dust (PM10) Mitigation Plan and the owner has authorized the implementation of all its provisions throughout project buildout. not the same as above) For City Use Only Based on all of the provisions contained in this Fugitive Dust (PM10) Mitigation Plan the Plan is: Approved Conditionally approved (Conditions specified below) Denied (Explanation attached) Signature of City Representative (Date) The following conditions of approval have been added to the Plan by staff in order to ensure an adequate level of fugitive dust control, (A-ttach additional ormation if necessary I have read the above conditions of the Fugitive Dust (PM 10) Mitigation Plan and I agree to implement all provisions at the concentrations and frequencies identified. Signature of Owner or Auth6rized Representative ate ATTACHMENT A - REASONABLY AVAILABLE CONTROL MEASURES The left column contains the sources of fugitive dust which are intended for emission control under the City's dust control ordinance. The two right columns contain an inventory and description of reasonably available fugitive dust control measures for each of the sources. Please use this in formation as a guide when preparing a Fugitive Dust (PM10) Mitigation Plan. (Source No) Reasonably Available Source Control Measures Comments (1) Land (A) Watering o Application of water by means of truck, hoses and/ Clearing/ or sprinklers prior to any land clearing or earth Earth- movement will increase the moisture content thereby moving increasing stability of material o Once the initial land clearing/earth movement activities are complete, a second round of watering can generate a thin crust which stabilizes the disturbed surface areas provided that it is not disturbed o Security fencing can be used to prevent unwanted future disturbances of sites where a surface crust has been created (B) Chemical stabilization o Only effective in areas which are not subject to daily disturbances o Vendors can supply information on product application and required concentrations (C) Wind fencing o Three to five foot barriers adjacent to roadways or urban areas can be effective in reducing the amount of wind blown material leaving a site o Should be used in conjunction with other measures (D) Cover haul vehicles o Entire surface area should be covered once vehicle is full (E) Wheel washers o Should be placed where vehicles exit unpaved areas onto paved areas o System can be adjusted to spray entire vehicle, including stored bulk material in haul vehicles (2) Unpaved (F) Paving o Requires street sweeping/cleaning if subject to material Roads accumulation (G) Chemical Stabilization o Vendors can supply information as to application methods and concentrations o Not recommended for roads with high volumes or those used for heavy equipment (H) Watering o In sufficient quantities to keep surface moist o Required application frequency will vary according to soil type, weather conditions, and vehicular use (Source No) Reasonably Available Sou rce Control Measures (2) Unpaved (I) Reduce speed limits Roads Comments o 15 mile per hour maximum (Cont'd) (J) Reduce vehicle trips o Access restriction or redirecting traffic to paved roads in order to reduce vehicle trips by a minimum of 60 percent ------------------------------------------------------------------------------------------------------------------------------------------- (3) Storage (K) Wind sheltering o Choices include silos or enclosures Piles o Enclosures should consist of three sided barriers equal to height of material with no more than 50 percent porosity (L) Wet suppression o Application methods include: spray bars, hoses and water trucks o Frequency of application will vary on site specific conditions (M) Chemical suppression o Best for use on storage piles subject to infrequent disturbances (N) Altering loadin/loadout o Confine loadin/loadout procedures to leeward (downwind) side procedures of the material o Most effective when used in conjunction with wind sheltering (0) Coverings o Tarps, plastic, or other material can be used as temporary coverings , o When used, these should be anchored to prevent wind from removing coverings (4) Paved (P) Wheel washers o Should be placed where vehicles exit unpaved areas onto paved Road areas Track -out o System can be adjusted to spray entire vehicle, including stored bulk material in haul vehicles (Q) Sweep/clean roadways o Either sweeping or water flushing may be used (R) Cover haul vehicles o Entire surface area should be covered once vehicle is full (5) Disturbed (S) Chemical stabilization o Vendors can supply information on methods for application and Areas/ required concentrations Inactive Construction Sites (T) Watering o Would require frequent applications unless a crust can be developed over the site (U) Wind fencing o Three to five foot barriers adjacent to roadways or urban areas can be effective in reducing the amount of wind blown material leaving a site o Should be used in conjunction with other measures (V) Vegetation o Establish as quickly as possible when active operations have establishment ceased o Use of drought tolerant, native vegetation is encouraged (1r�� ATTACHMENT B - COST INFORMATION Small Scale Construction/Demolition Projects (5 acres or Less) Fugitive Dust (PM10) Mitigation Plan Date: Jurisdiction: Project File #: Project proponent: Address: Day phone number: Emergency phone number: In the space provided below please list the costs associated with implementation of all dust control measures. The information provided below should include all implementation costs (including labor) for dust control throughout the project. Not all measures listed below will apply to all projects. Watering: Chemical stabilization: Wind fencing: Covering haul vehicles: Wheel washers: Street sweeping: Paving: Wind sheltering: Coverings: Vegetation reestablishment: After project completion these records shall be transmitted to the Jurisdiction where the grading demolition permit was attained and to the Coachella Valley Association of Governments (CVAG) at the address provided below. PM 10 Cost Monitoring Coachella Valley Association of Governments 73-710 Fred Waring Drive, Suite 200 Palm Desert, CA 92260 EXHIBIT B-3 (8 PAGES) Medium -Large Scale Construction/Demolition Projects than 5 acres' Fugitive D stter (PM10) Mitigation Plan Date: Jurisdiction: Part 1 - Project Information Project File #: Please provide the information below as completely as possible even if it has already been provided on other forms related to this project. Failure to provide complete information or provision of inaccurate information may delay the processing of your Fugitive Dust (PM10) Mitigation Plan (Plan). It is recommended that you submit your Plan concurrent with your grading or demolition permit application. Project proponent: Address: Day phone number: Emergency phone number: Grading contractor (Contact Person): Address: Day phone number: Emergency phone number: Construction site street address, - Construction site location: (Please include an &5 x 11 location map) Construction site assessor's parcel number (Tract #): Parcel (Tract) size: Acres or Square feet Anticipated date of physical project initiation: Anticipated date of project completion: Anticipated costs for dust suppression: $ (Attachment B - Must also be completed and maiTed tot the appropriate address when construction activities have been completed) 1 All projects greater than one half (1/2) acre are also subject to SCAQMD Rules 403 and 403.1. Earthwork Information Acreage/Cubic Yards): Project Area: Cut: Import: Phasiniof Earthwork: Phase I Grading (Acreage): Phase II Grading(Acreage): Phase III Grading(Acreage): Total Disturbed Surface Area: Fill: Export: Die Date From: To: From: From: Phase Id Grading(Acreage): From: (Attach additional information ij necessary) Part 2 - Fugitive Dust Control Actions To: To: To: From the inventory of fugitive dust control measures provided in Attachment A, please indicate which measures are to be implemented during the project by placing the corresponding letter beneath the following sources. In addition, please indicate at which phase the measure will be implemented, either at Rough Grading (RG), Finish Grading (FG), or Final Construction (FC). Demolition projects should only indicate measures in the Rough Grading (RG) column. After indicating what measures are to be implemented, complete the 'Details" section by describing how and when the measures are to be implemented. Source Details (e.g., frequency of application number and type of dust control implements, No. RG FG FC etc. Please be as specific as possible) (Use copies of this page if additional space is needed) Source Details (e.g, freauencorapplication, number and bw of dust control implements. No. RG FG EC etc. Please be as sMific as possible) (_.I , , e, Part 3 - Agreement I certify that the information contained in this Fugitive Dust (PM10) Mitigation Plan is true and accurate and that all measures specified in Part 2 will be implemented during project construction. I authorize the City of La Quinta to enter the above mentioned property for inspection and/or abatement purposes, and I agree to hold harmless the City and its representatives from liability for any actions related to this project. I also agree to complete the record -keeping requirements included herein as Attachment B once the project has been completed. Signature of Owner or Authorized Representative ate I have read the conditions of the Fugitive Dust (PM10) Mitigation Plan and the owner has authorized the implementation of all its provisions throughout project buildout. nature of Grading Contractor or not the same as above) to For City Use Only Based on all of the provisions contained in this Fugitive Dust (PM10) Mitigation Plan the Plan is: Approved Conditionally approved (Conditions specified below) Denied (Explanation attached) Signature of City Representative (Date) The following conditions of approval have been added to the Plan by staff in order to ensure an adequate level of fugitive dust control. (Attach additional information if necessary) I have read the above conditions of the Fugitive Dust (FMIU) Mitigation rian and i agree to implement of all provisions at the concentrations and frequencies identified. Signature of Owner or Authorized Representative ate 000V ATTACHMENT A • REASONABLY AVAILABLE CONTROL MEASURES The left column contains the sources of fugitive dust which are intended for emission control under the City's dust control ordinance. The two right columns contain an inventory and description of reasonably available fugitive dust control measures for each of the sources. Please use this information as a guide when preparing a Fugitive Dust (PM10) Mitigation Plan. (Source No) Reasonably Available Source Control Measures Comments (1) Land (A) Watering o Application of water by means of truck, hoses and/ Clearing/ or sprinklers prior to any land clearing or earth Earth- movement will increase the moisture content thereby moving increasing stability of material o Once the initial land clearing/earth movement activities are complete, a second round of watering can generate a thin crust which stabilizes the disturbed surface areas provided that it is not disturbed o Security fencing can be used to prevent unwanted future disturbances of sites where a surface crust has been created (B) Chemical stabilization o Only effective in areas which are not subject to daily disturbances o Vendors can supply information on product application and required concentrations (C) Wind fencing o Three to five foot barriers adjacent to roadways or urban areas can be effective in reducing the amount of wind blown material leaving a site o Should be used in conjunction with other measures (D) Cover haul vehicles o Entire surface area should be covered once vehicle is full (E) Wheel washers o Should be placed where vehicles exit unpaved areas onto paved areas o System can be adjusted to spray entire vehicle, including stored bulk material in haul vehicles (2) Unpaved (F) Paving o Requires street sweeping/cleaning if subject to material Roads accumulation (G) Chemical Stabilization o Vendors can supply information as to application methods and concentrations o Not recommended for roads with high volumes or those used for heavy equipment (H) Watering o In sufficient quantities to keep surface moist o Required application frequency will vary according to soil type, weather conditions, and vehicular use (Source No) Reasonably Available o re Control Measures (2) Unpaved (1) Reduce speed limits Roads (Cont'd) (J) Reduce vehicle trips ------------------------------------------ (3) Storage (K) Wind sheltering Piles (L) Wet suppression Comments o 15 mile per hour maximum o Access restriction or redirecting traffic to paved roads in order to reduce vehicle trips by a minimum of 60 percent --------------------------------------------------------- o Choices include silos or enclosures o Enclosures should consist of three sided barriers equal to height of material with no more than 50 percent porosity o Application methods include: spray bars, hoses and water trucks o Frequency of application will vary on site specific conditions (M) Chemical suppression o Best for use on storage piles subject to infrequent disturbances (N) Altering loadin/loadout o Confine loadin/loadout procedures to leeward (downwind) side procedures of the material o Most effective when used in conjunction with wind sheltering (0) Coverings o Tarps, plastic, or other material can be used as temporary coverings o When used, these should be anchored to prevent wind from removing coverings ------------------------------------------------------------------------------------------------------------------------------------------- (4) Paved (P) Wheel washers o Should be placed where vehicles exit unpaved areas onto paved Road areas Track -out o System can be adjusted to spray entire vehicle, including stored bulk material in haul vehicles (Q) Sweep/clean roadways o Either sweeping or water flushing may be used (R) Cover haul vehicles o Entire surface area should be covered once vehicic is full (5) Disturbed (S) Chemical stabilization o Vendors can supply information on methods for application and Areas/ required concentrations Inactive Construction Sites (T) Watering o Would require frequent applications unless a crust can be developed over the site (U) Wind fencing o Three to five foot barriers adjacent to roadways or urban areas can be effective in reducing the amount of wind blown material leaving a site o Should be used in conjunction with other measures (V) Vegetation o Establish as quickly as possible when active operations have establishment ceased o Use of drought tolerant, native vegetation is encouraged ATTACHMENT B - COST INFORMATION Medium -Large Scale Construction/Demolition Projects (Greater than 5 acres), ]Fugitive Dust (PM10) Mitigation Plan Date: Jurisdiction: Project File ##: Project proponent: Address: Day phone number: Emergency phone number: I In the space provided below please list the costs associated with implementation of all dust control measures. The information provided below should include all implementation costs (including labor) for dust control throughout the project. Not all measures listed below will apply to all projects. Watering: Chemical stabilization: Wind fencing: Covering haul vehicles: Wheel washers: Street sweeping: Paving: Wind sheltering: Coverings: Vegetation reestablishment: After project completion these records shall be transmitted to the City where the grading demolition permit was attained and to the Coachella Valley Association of Governments (CVAG) at the address provided below. PM 10 Cost Monitoring Coachella Valley Association of Governments 73-710 Fred Waring Drive, Suite 200 Palm Desert, CA 92260 1 All projects greater than one half (1/2) acre are also subject to SCAQMD Rules 403 and 403.1. EXHIBIT "C" 1. Chapter 13.52 of Title 13 (Subdivision Regulations), pertaining to Control of Wind - Caused Erosion, adopted by reference as Ordinance #5, operative August 29, 1982, is hereby deleted from said Title 13. 2. Ordinance #484 (Control of Blowing Sand) adopted by reference as Ordinance #5, operative August 29, 1982, is hereby repealed as an Ordinance of the City of La Quinta. RESOPC.088 4 PH #2 STAFF REPORT PLANNING COMMISSION DATE: NOVEMBER 24, 1992 CASE NOS: SPECIFIC PLAN 90-018 TENTATIVE TRACT 26008 & TENTATIVE TRACT 26009 APPLICANT: VISTA DEVELOPMENT COMPANY ENGINEER: THE HOLT GROUP REQUEST: A ONE-YEAR EXTENSION OF TIME FOR SPECIFIC PLAN 90-018, TENTATIVE TRACT 26008 AND TENTATIVE TRACT 26009. PROJECT: SPECIFIC PLAN 90-018 WILL ALLOW THE TWO TENTATIVE TRACTS CONSISTING OF TENTATIVE TRACT 26008 TO DIVIDE 15.4 GROSS ACRES INTO 14 CUSTOM SINGLE FAMILY RESIDENTIAL LOTS AND TENTATIVE TRACT 26009 TO DIVIDE 21.49 GROSS ACRES INTO 50 SINGLE FAMILY LOTS. LOCATION: NORTHEAST CORNER OF MADISON STREET & 54TH AVENUE GENERAL PLAN DESIGNATION: VERY LOW DENSITY RESIDENTIAL (0-2 DU/ACRE) SPECIFIC PLAN DESIGNATION: TENTATIVE TRACT 26008: .91 DU/ACRE TENTATIVE TRACT 26009: 2.33 DU/ACRE EXISTING ZONING: R-1-20,000 ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 90-163 WAS PREPARED IN CONJUNCTION WITH THE ORIGINAL APPLICATIONS. THE INITIAL STUDY CONCLUDED THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED. A NEGATIVE DECLARATION WAS APPROVED IN 1990 AND NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED. DENSITIES: TENTATIVE TRACT 26008 PROPOSES .91 DU/ACRE TENTATIVE TRACT 26009 PROPOSES 2.33 DU/ACRE AVERAGE DENSITY IS 1.73 DU/ACRE LOT SIZES: TENTATIVE TRACT 26008 PROPOSES 1 ACRE LOTS TENTATIVE TRACT 26009 PROPOSES LOTS AVERAGING 13,939 SQUARE FEET, WITH A 12,000 SQUARE FOOT MINIMUM SIZE o 'O , STAFFRPT.103/CS -1- SURROUNDING LAND USES/ZONING: BACKGROUND: NORTH - VACANT/R-1-20,000 SOUTH - VACANT/R-1-20,000 EAST - VACANT/R-1-20,000 WEST - VACANT (TENTATIVE TRACT 24774/R-1) The Planning Commission originally reviewed these projects on June 26, 1990, and the City Council approved the applications on July 31, 1990. The property was annexed as a part of Annexation #5 on January 31, 1991. The applicant filed the requests for time extensions on October 5, 1992, prior to the two year anniversary of Annexation No. 5. The Specific Plan and Tentative Tract approvals were subject to annexation at the time the original approvals were granted. PUBLIC AGENCY COMMENTS: The time extension requests were transmitted to all local public agencies which would have an interest in examining the requests. No comments were received from outside agencies. The City of La Quinta Public Works Department revised a number of conditions of approval for the two tracts. Changes made to the Conditions of Approval include the deletion of requirements no longer considered necessary by the City, the addition of new requirements, and the modification of several conditions to make them consistent with current Public Works Department wording. Many of the changes have to do with securing the construction of on -site improvements and participation in deferred off -site improvements. A significant new condition added will be the requirement to construct an equestrian trail, per City standards, along the east frontage of Madison Street. A sidewalk will be constructed on the west side of Madison as conditioned for in Tentative Tract 24774. It appears that the equestrian trail may need to encroach somewhat into the parkway lot along Madison Street. This may require some additional design work to facilitate. FURTHER PLANNING CONSIDERATIONS: Tentative Tract 26009 is being conditioned to construct an equestrian trail and a split rail type fence a minimum of 8-feet wide along the east side of Madison Street. Sidewalk will be constructed along the west side of the street on another tract. The new condition is placed on this tract in order to be in compliance with the General Plan update. FINDINGS: Findings for recommendation of approval of first time extension for Specific Plan 90-018, Tentative Tract 26008 and Tentative Tract 26009 can be found in the attached Planning Commission Resolution 92- 1 0 STAFFRPT.103/CS -2- RECOMMENDATION: By adoption of attached Planning Commission Resolutions 92- , 92- , and 92- , recommend to the City Council approval of Specific Plan 90-018 - Extension of Time #1, Tentative Tract 26008 - Extension of Time #1, and Tentative Tract 26009 - Extension of Time #1, respectively, all subject to the attached conditions. Attachments: 1. Location Map 2. Specific Plan 90-018 3. Tentative Tract 26008 4. Tentative Tract 26009 5. Planning Commission Resolutions 92- 92-_, & 92- M STAFFRPT.103/CS -3- Indio t m 11e y a SITE y o c fa Coechoile 1 3/4 ® 1 .--� 5 Mtn PGA West Avi --- rr 7 *U0009 N VICINITY MAP (Hot to Sc811) O C � D = N d O a mm tr u - — m—--- O o O ? — � ev p- =E N E c a i �e e'a � <e r 30 0 LNv3yA y ►00.O1 L•C9L NdV 66 0941 .►L'09L1 A.90.St.0N 1NV 3VA 400-01t-49L .1"Ad L 1L06 Y7"atttN AUaaaO 60£ 4110S'p okliff0A aA0011A S6S6 plop" 4Oaaarjau•0 A1jado,d 6009L . loaul agUlual i � yL $;1 s Y I t.� I^.r. I Fm m.�Il m.I Lu ESIGNEO: ' RAwN BY: LC ATE 3/19/90 O L � d H H _ NO i o em ` 'r OC - a• w Ce d r APO LP o3�� P� .ON OVP c.0!O eN tO �Nuo VON -- - <eoc rae. i L - �r6-� rZ;LE mod eri uzoE - e aim d.G ro L c9 l-- � 1NV3VA e o ZOO-OtL-C9C .lozJzd L 1906 V]*Sill , 0Ua/a9 d 60E atIOS'00n41540 0114111A SM 0o00$N O08scriaamp Ouadoid 00099 .1214 811101t01 O('09Lt A.90 .St .0 N ti Oil PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ONE YEAR EXTENSION OF TIME FOR SPECIFIC PLAN 90-018 AND CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT 90-163. CASE NO. SP 90-018 - VISTA DEVELOPMENT COMPANY FIRST EXTENSION OF TIME WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of November, 1992, hold a duly noticed public hearing to consider the request of Vista Development Company, Inc., to extend their original specific plan for one year to allow two residential subdivisions totaling 64 lots in the R-1-20,000 Zone on a 40 gross acre site, located at the northeast corner of Madison Street and 54th Avenue, more particularly described as: A PORTION OF SECTION 10, T6S, R73, S.B.B.M.; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26th day of June, 1990, hold a duly noticed public hearing to consider the Applicant's request; and, WHEREAS, the City Council of the City of La Quinta, California, upon receiving the report and recommendation of the Planning Commission, did fix the date for public hearing to consider said request; and, WHEREAS, the City Council of the City of La Quinta, California, did on the 31st day of July, 1990, hold a duly noticed public hearing to consider the Applicant's request and recommendation of the Planning Commission concerning Specific Plan 90-018; 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, RESOPCd089 WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Specific Plan 90-018, 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 Planning Commission did find the following facts and reasons to justify recommending 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 provides with adequate utilities and public services to ensure public health and safety. WHEREAS, in the review of this specific plan time extension, the Planning Commission has considered the effect of the contemplated action on 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 Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 90-163 indicating that the proposed specific plan will not result in any significant environmental impacts as mitigated by the recommended Conditions of Approval. 3. That it does hereby recommend to the City Council approval of the above described specific plan 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 Planning Commission, held on this 24th day of November, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RESOPC.089 2 KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.089 PLANNING COMMISSION RESOLUTION 92- CONDITIONS OF APPROVAL - PROPOSED SPECIFIC PLAN 90-018 - EXTENSION OF TIME #1 NOVEMBER 24, 1992 1. The development shall comply with Exhibit 1, the Specific Plan document for Specific Plan 90-018 and the following conditions, which conditions shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Street improvements shall be provided as required by Tentative Tract 26008 and Tentative Tract 26009. 3. Tentative Tract 26009 shall not be permitted a median cut for 54th Avenue access (no left turns in and out). 4. Maximum height of vinyl -coated tennis court fencing shall be ten feet above tennis court grade. 5. Development of Tentative Tract 26008 and Tentative Tract 26009 shall comply with standards and guidelines in the Specific Plan. 6. All mitigation measures noted in Environmental Assessment 90-163 shall be met. CONAPRVL.052/BJ - 1 - PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH THE ENVIRONMENTAL ANALYSIS AND APPROVAL OF A ONE YEAR EXTENSION OF TIME FOR A TENTATIVE TRACT TO ALLOW A 14 LOT SUBDIVISION ON A 15.4± ACRE SITE. CASE NO. TT 26008 - VISTA DEVELOPMENT COMPANY FIRST EXTENSION OF TIME WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of November, 1992, hold a duly noticed public hearing to consider the request of Vista Development Company, Inc., to extend their original tentative tract for one year to subdivide 15.4 acres into 14 custom single family lots, and other miscellaneous lots, generally located on the north side of 54th Avenue, approximately 790 feet east of Madison Street, more particularly described as: A PORTION OF SECTION 10, T6S, R73, S.B.B.M.; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26th day of June, 1990, hold a duly noticed public hearing to consider the Applicant's request; and, WHEREAS, the City Council of the City of La Quinta, California, did on the 31 st day of July, 1990, hold a duly noticed public hearing to consider the Applicant's request and recommendation of the Planning Commission concerning the Environmental Analysis and Tentative Tract 26008; and, WHEREAS, said tentative tract map 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, RESOPC.090 WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 26008 in conjunction with this tentative tract, 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 Planning Commission did find the following facts and reasons to justify recommending for approval said tentative tract map: I That Tentative Tract 26008 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. That the subject site will have a flat topography. The proposed circulation design and single family lot layouts as conditioned are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract 26008 will not cause substantial environmental damage or injury to the wildlife. 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 Tract 26008 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 Tract 26008, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract 26008, as conditioned, provides storm water retention, park in -lieu fees, and noise mitigation. 8. That general impact from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract, the Planning Commission 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; RESOPC.090 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 90-163 relative to the environmental concerns of this tentative tract. 3. That it does hereby recommend approval to the City Council of the subject Tentative Tract 26008 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 Planning Commission, held on this 24th day of November, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.090 KATIE BARROWS, Chairwoman City of La Quinta, California 3 PLANNING COMMISSION RESOLUTION 92- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 26008 NOVEMBER 24, 1992 * Revised GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map 26008, marked Exhibit "A", 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 Tract Map approval shall expire on January 31, 1994 unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. A minimum 20-foot landscaped setback shall be provided on 54th Avenue. Design of the setback shall be approved by the Planning and Development Department prior to final working drawings being started. Setback shall be measured from ultimate right-of-way line. 4. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the 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 or vegetation upon previously graded but undeveloped portions of the site. c. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 5. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 6. Owner shall execute and record a "Declaration of Dedication" in a form acceptable to the City and offering the dedication of drainage retention basin(s) and landscape buffer areas to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and perimeter landscaping and provide bond assurance accordingly prior to final map approval. CONAPRVL . 043 1 Conditions of Approval - TT 26008 *7. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. The plans and proposed landscaping improvements shall be in conformance with requirements of, and be signed by, the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor - mount equipment. The subdivided shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 ( Streets and Highways Code, Section 5820, et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600, et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. b . The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained, with an unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lot along 54th Avenue. (3) All common area landscaping. (4) All private streets, including all street medians. 8. Design and architectural standards beyond the R-1 Zone requirements for the residences shall be submitted to the Planning and Development Department for review and approval prio:c to final map recordation. All approved standards shall be included in the CC&Rs and/or other appropriate documents. 9. 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 final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming, walls, and landscaping, etc.) , and other techniques so as to avoid the isolated appearance given by walled developments. 01 e, CONAPRVL . 043 2 Conditions of Approval - TT 26008 *10. If the tract is phased, tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department prior to final map approval. Applicant shall develop tract phases in the order of the approved phasing plan so that improvements required of each final map are complete prior to issuance of Certificates of Occupancy within subsequent final maps. The City Engineer may consider proposals by the applicant to stage the installation of tract -wide improvements normally secured with the first final map (e.e., off -site improvements, perimeter walls and perimeter landscaping) with the orderly development of all phases within the tentative tract. 11. Applicant shall submit proposed street name with alternatives to the Planning and Development Department for approval prior to final map approval. 12. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Location and design detail of any proposed and/or required walls. 13. At a minimum, all front yards shall provide four trees or major landscape plants, shrubs, groundcover, and an irrigation system. This requirement is to be included in the CC & R's. 14. The Applicant shall install a six-foot high block sound wall per the Noise Study requirement along the entire length of tract boundary that adjoins 54th Avenue. *15. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning & Development Department, Planning Div. o Coachella Valley Water District o Coachella Valley Unified School District o Imperial Irrigation District o California Regional Water Quality Control Board (NPDES Permit) Applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining city approvals and signatures on the plans. 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. 16. 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. CONAPRVL.043 3 Conditions of Approval - TT 26008 17. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. c . On -site advertising/ construction signs. 18. The Developer shall install landscaping (trees and lawn/groundcover) and irrigation systems for drainage retention basin(s) and perimeter areas. 19. 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 Tentative Tract 26008 and Environmental Assessment 90-163, 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 Environmental Assessment 90-163 and Tentative Tract 26008, 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 Environmental Assessment 90-163 and Tentative Tract 26008. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 20. Sidewalk on 54th Avenue shall meander within right-of-way and 20-foot landscape lot. Design of sidewalk to be approved by Planning and Development Department prior to beginning of preparation of landscaping plans. 21. Within 5-feet of 54th Avenue curb, no spray irrigation heads, nor lawn, shall be used. Within this area only emitters and spreading shrubs and groundcover may be used. *22. If buried remains or artifacts are encountered during development (including grading) , work shall be stopped, or redirected, and the Planning and Development Department notified immediately. A qualified archaeologist shall be contacted immediately at Applicant's expense and appropriate mitigation measures shall be taken. 23. All existing overhead utilities shall be undergrounded as a part of the development. 24. All existing trees that can be successfully transplanted shall be incorporated into landscaping where feasible. 25. Development of property shall comply with provisions of Specific Plan 90-018, as approved. 26. Prior to recordation of final map, Applicant shall pay in -lieu park fees per City requirements. 27. All exterior lighting including that for signage & landscaping shall comply with "Dark Sky" ordinance. CONAPRVL. 043 4 Conditions of Approval - TT 26008 PUBLIC SERVICES AND UTILITIES *28. The Applicant shall comply with the requirements of the Imperial Irrigation District per their letter dated October 27, 1992, which requires the dedication of a ten (10) foot Public Utility Easement along Avenue 54. The easement can be incorporated into areas designed for landscape or buffer zones. 29. The Applicant shall comply with the requirements of the City Fire Marshal per their letter dated May 21, 1990. 30. The Applicant shall comply with all requirements of the Coachella Valley Water District per their letter dated April 6, 1990. ENGINEERING DEPARTMENT: 31. The Applicant shall vacate vehicle access rights to Avenue 54 from all abutting individual lots. Access to these streets from this subdivision shall be restricted to street intersections only. 32. A common area lot shall be established for that area between the tract perimeter wall and street right-of-way along Avenue 54th (20-feet wide) . *33. The Applicant shall have street improvement plans (for public and private streets) prepared by a registered civil engineer. The street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City Standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (319 AC over 41' Class 2 Base minimum for residential streets) . Street design shall take into account the soil strength, the anticipated traffic loading, and street design life. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks and centralized mail delivery units approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. Enhancements to existing improvements may be required to integrate the proposed improvements with existing conditions. This includes street width transitions extending beyond tract boundaries. Access points and turning movements of traffic shall be restricted as follows: A. Avenue 54 at access road - full turn allowed. 34. 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. 35. 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. CONAPRVL.043 Conditions of Approval - TT 26008 36. The developer of this subdivision of land 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. 37. 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. 38. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. 39. Prior to transmittal of the final map to the City Council by the City Engineering Department, 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. *40. All right of way dedications for public streets shall be as follows: Avenue 54: half -street (50 feet) right of way for 100-foot wide Primary Arterial. Interior private street: 36 feet wide, plus corner cut -backs at intersections, plus 10-foot wide public utility easements outside the right of way on both sides, plus suitable right of way conforms for a turn -around at the cul-de-sac and private gate all as required by the City Engineer. Applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and centralized mail delivery units. Cul-de-sacs longer than 150-feet shall have a minimum turning diameter of 90- feet . Cul-de-sacs shall be no longer than 1,320 feet unless provided with an approved emergency alternate access or other appropriate fire protection approved by the Fire Marshal. *41. The city is contemplating adoption of a major thoroughfare improvements ordinance. The ordinance is intended to distribute the cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the ordinance is adopted at least 60 days prior to recordation of any final map in this development, this project shall be subject to the provisions of the ordinance. If the ordinance is not adopted 60 days prior to recordation of any final map, Applicant shall comply with the following public street improvement requirements. The Applicant shall construct, or enter into agreement to construct, street improvements and appurtenant amenities for the following streets to the requirements of the La Quinta Municipal Code and City Engineer prior to approval of the final map. 01 , y . CONAPRVL . 043 6 Conditions of Approval - TT 26008 a. Interior private street: 36-foot wide street improvements per Riverside County Standard Drawing No. 104 & 800, excluding the sidewalk & curb. b . Avenue 54 : half -street improvements per Riverside County Standard Drawing No. 101, including one half of raised median and land transitions as needed beyond the tract boundary, plus a 14-foot wide overlay of the eastbound travel lane. Eastbound travel lane is eligible for reimbursement per City policy. 42. A traffic signal is required at the intersection of Avenue 54 and Madison Avenue. The Applicant is responsible for 12.5% of the cost to design and construct the signal. The traffic signals will be installed by the City when traffic conditions warrant the installation. 43. Applicant shall construct, or enter into agreement to construct, the tract grading and all public improvements before the final map is recorded. Applicant shall pay a cash fee, in lieu of, and equivalent to the respective construction cost, for those improvements which involve fair -share responsibility that must be deferred until the full compliment of funding is available. Payment of the cash -in -lieu fee may be deferred to a future date mutually agreed by the Applicant and City Engineer, provided security for said future payment is posted by Applicant. *44. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in rear yard (maximum water depth not to exceed one foot) and common area landscaped retention basin(s) designed for a maximum water depth not to exceed two feet. The basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless the Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the applicant is responsible shall extend to the centerline of any public street contiguous to the site. The tract shall be graded to permit storm flow in excess of retention capacity to flow out of the tract through a designated overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 45. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped setback lots and retention basins until those areas have been accepted by the Homeowner's Association. Applicant shall maintain all other improvements until final acceptance of tract improvements by the City Council. 46. After the tract is graded and the grading bonds are released by the City, the homeowner's association shall be responsible for maintenance of dust control measures for all vacant lots until each lot is built on. 11,",,. CONAPRVL.043 Conditions of Approval - TT 26008 47. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with 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. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 48. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. 49. The Applicant shall submit a detailed layout of the private gate access and the access -denied turnaround to the City Engineer for approval. A minimum stacking distance of 45-50 feet between the curb line and the gate shall be provided. *50. The city is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, Applicant shall fully comply with the quality -assurance program. If the quality- assurance program has not been adopted, Applicant shall adopt a construction quality -assurance program which meets the approval of the City Engineer. The applicant shall employ or retain a California registered civil engineer or geotechnical engineer, as appropriate, to exercise sufficient supervision of the construction and/or the quality control program to be able to produce and sign as -built drawings and certify compliance with the plans, specifications and applicable codes. Upon completion of construction, applicant shall provide the city a set of "as built" reproducible drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineers certifying to the as -built condition The engineer (s) or surveyor shall place statement (s) on the "as built" plans as follows: "The construction of all improvements on these plans was properly monitored by qualified personnel under my supervision for compliance with the plans and specifications. All observations by me or these personnel indicate the work shown hereon was constructed as approved except as otherwise noted. Noted exceptions have been approved by the City Engineer. " Prior to issuance of any building permit, applicant shall submit a separate document, bearing the seal and signature of a California civil or geotechnical engineer or a California registered land surveyor, that lists actual building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. *51. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. CONAPRVL. 043 8 Conditions of Approval - TT 26008 *52. Applicant shall provide the city a set of "as built" reproducible drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer certifying to the as - built condition *53. Prior to issuance of Certificates of Occupancy for buildings within the tract, Applicant shall install traffic control devices and street name signs along access roads to those buildings. *54. Prior to the recordation of the final map, the Applicant shall submit to the Planning Director the following documents which shall demonstrate to the satisfaction of the City that the open space / recreation areas and private streets and drives shall be maintained in accordance with the intent and purpose of this approval. A. The document to convey title; B . Covenants, Conditions, and Restrictions to be recorded; and, C . Management and maintenance agreement to be entered into with the unit / lot owners of this land division. *55. The approved Covenants, Conditions, and Restrictions shall be recorded at the same time that the final subdivision map is recorded. *56. A Homeowner's Association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs, shall be established and continuously maintained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall not be subordinate to any encumbrance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. CONAPRVL.043 9 PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH THE ENVIRONMENTAL ANALYSIS AND APPROVAL OF A ONE YEAR EXTENSION OF TIME FOR A TENTATIVE TRACT TO ALLOW A 50 LOT SUBDIVISION ON A 21.49± ACRE SITE. CASE NO. TT 26009 - VISTA DEVELOPMENT COMPANY FIRST EXTENSION OF TIME WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of November, 1992, hold a duly noticed public hearing to consider the request of Vista Development Company, Inc., to extend their original tentative tract for one year to subdivide 21.49 acres into 50 custom single family lots, and other miscellaneous lots, generally located at the northwest corner of 54th Avenue and Madison Street, more particularly described as: A PORTION OF SECTION 10, T6S, R73, S.B.B.M.; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26th day of June, 1990, hold a duly noticed public hearing to consider the Applicant's request; and, WHEREAS, the City Council of the City of La Quinta, California, did on the 31 st day of July, 1990, hold a duly noticed public hearing to consider the Applicant's request and recommendation of the Planning Commission concerning the Environmental Analysis and Tentative Tract 26009; and, WHEREAS, said tentative tract map 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, RESOPC.091 WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 26009 in conjunction with this tentative tract, 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 Planning Commission did find the following facts and reasons to justify recommending for approval said tentative tract map: 1. That Tentative Tract 26009 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. That the subject site will have a flat topography. The proposed circulation design and single family lot layouts as conditioned are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract 26009 will not cause substantial environmental damage or injury to the wildlife. 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 Tract 26009 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 Tract 26009, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract 26009, as conditioned, provides storm water retention, park in -lieu fees, and noise mitigation. S. That general impact from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract, the Planning Commission 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; RESOPC.091 2 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 90-163 relative to the environmental concerns of this tentative tract. 3. That it does hereby recommend approval to the City Council of the subject Tentative Tract 26009 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 Planning Commission, held on this 24th day of November, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.091 KATIE BARROWS, Chairwoman City of La Quinta, California 3 PLANNING COMMISSION RESOLUTION 92- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 26009 - EXTENSION OF TIME #1 NOVEMBER 24, 1992 * Revised GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map 26Q09, marked Exhibit "A", 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 Tract Map approval shall expire on January 31, 1994 unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. A minimum 20-foot landscaped setback shall be provided on 54th Avenue and on Madison Street. Design of the setback shall be approved by the Planning and Development Department. Setback shall be measured from ultimate right- of-way line. 4. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the 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 or vegetation upon previously graded but undeveloped portions of the site. C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 5. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. *6. Applicant shall dedicate rights of way and easements necessary for public streets, placement of and access to utility lines and structures, park lands, drainage basins, common areas, and centralized mail delivery units. CONAPRVL. 042 *7. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. The plans and proposed landscaping improvements shall be in conformance with requirements of, and be signed by, the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor - mounted equipment. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 ( Streets and Highways Code, Section 5820, et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600, et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. b . The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained, with an unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lot along 54th Avenue and Madison Street. (3) All common area landscaping. 8. Design and architectural standards beyond the R-1 Zone requirements for the residences shall be submitted to the Planning and Development Department for review and approval prior to final map recordation. All approved standards shall be included in the CC&Rs. 9. 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 final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. CONAPRVL . 042 2 The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming, walls, and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. *10. If the tract is phased, tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department prior to final map approval. Applicant shall develop tract phases in the order of the approved phasing plan so that improvements required of each final map are complete prior to issuance of Certificates of Occupancy within subsequent final maps. The City Engineer may consider proposals by the applicant to stage the installation of tract -wide improvements normally secured with the first final map (i.e., off -site improvements, perimeter walls and perimeter landscaping) with the orderly development of all phases within the tentative tract. 11. Applicant shall submit proposed street names with alternatives to the Planning and Development Department for approval prior to final map approval. 12. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer 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. 13. Prior to final map approval, the subdivider shall submit general criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for two trees (five trees on a corner) shrubs, groundcover, and an irrigation system plan. Trees to be shown on the plot plan of the entire tract separate from shrubs. 14. The Applicant shall install a six -foot -high block sound wall per the Noise Study requirements along the entire length of tract boundary that adjoins 54th Avenue and Madison Street, except adjacent to retention basin where a decorative fence may be used. The wall design shall have an aesthetically pleasing appearance as approved by the Planning Director. A 6-foot high block wall shall be provided for lot sides facing retention basin per Specific Plan 90-018. *15. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning & Development Department, Planning Div. CONAPRVL . 042 3 o Coachella Valley Water District o Coachella Valley Unified School District o Imperial Irrigation District o California Regional 'Water Quality Control Board (NPDES Permit) Applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining city approvals and signatures on the plans. 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. 16. 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. 17. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b . Sales facilities, including their appurtenant signage . c . On -site advertising/ construction signs. 18. The Developer shall install landscaping (trees and lawn/groundcover) and irrigation systems within drainage retention basin (s) and perimeter areas. 19. 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 Tentative Tract 26009 and Environmental Assessment 90-163, 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 Environmental Assessment 90-163 and Tentative Tract 26009, 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 Environmental Assessment 90-163 and Tentative Tract 26009. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 20. Sidewalk on 54th Avenue shall meander within right-of-way and 20-foot landscape lot. Design of sidewalk to be approved by Planning and Development Department prior to beginning of preparation of landscaping plans. CONAPRVL.042 4 21. Within 5-feet of 54th Avenue curb, no spray irrigation heads, nor lawn, shall be used. Within this area only emitters and spreading shrubs and groundcover may be used . *22. If subsurface cultural remains or artifacts are encountered during development (including grading) , work shall be stopped and a qualified archaeologist shall be contacted immediately at Applicant's expense and appropriate mitigation measures shall be taken. 23. All existing overhead utilities shall be undergrounded as a part of the development . 24. All existing trees that can be successfully transplanted shall be incorporated into landscaping where feasible. 25. Development of property shall comply with provisions of Specific Plan 90-018, as approved. 26. Architectural plans, including floor plans, elevations, and colors and materials, shall be approved by the Design Review Board and Planning Commission prior to issuance of building permits. Consideration shall be given to providing architectural treatment to all sides of the buildings and shading of glass areas from sun. 27. Prior to recordation of final map, Applicant shall pay in -lieu park fees per City requirements. 28. All exterior lighting including that for signage & landscaping shall comply with the "Dark Sky" ordinance. PUBLIC SERVICES AND UTILITIES *29. The Applicant shall comply with the requirements of the Imperial Irrigation District per their letter dated October 27, 1992, which requires the dedication of a ten (10) foot Public Utility Easement along Avenue 54. The easement can be incorporated into areas designed for landscape or buffer zones. *30. The Applicant shall comply with the requirements of the City Fire Marshal per their letter dated May 21, 1990, and October 15, 1992. 31. The Applicant shall comply with all requirements of the Coachella Valley Water District per their letter dated April 6, 1990. ENGINEERING DEPARTMENT: 32. The Applicant shall vacate vehicle access rights to Madison Avenue and 54th Avenue from all abutting individual lots. Access to these streets from this subdivision shall be restricted to street intersections only. 33. A common area lot shall be established for that area between the tract perimeter wall and street right-of-way along Madison Avenue (20--feet) and 54th Avenue (20-feet) . CONAPRVL.042 5 *34. The Applicant shall have street improvement plans (for public and private streets) prepared by a registered civil engineer. The street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City Standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (3" AC over 4" Class 2 Base min. for residential streets) . Street design shall take into account the soil strength, the anticipated traffic loading, and street design life. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks and centralized mail delivery units approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. Enhancements to existing improvements may be required to integrate the proposed improvements with existing conditions. This includes street width transitions extending beyond tract boundaries. Access points and turning movements of traffic shall be restricted as follows: A. Avenue 54 at south access road: Right-in/right-out only. B. Madison Avenue at west access road: Right-in/right out only. 35. 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. 36. 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. 37. The developer of this subdivision of land 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. 38. 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. 39. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. CONAPRVL.042 3 *40. The right of way dedications for public streets shall be as follows: Avenue 54: half -street (50 feet) right of way for 100-foot wide Primary Arterial. Madison Avenue: half -street (55 feet) right of way for 110-foot wide Primary Arterial. On -site public streets: full -street (60 feet) right of way, plus corner cut -backs at intersections, plus suitable right of way conforms for a "knuckle" turn as required by the City Engineer. Cul-de-sac: full -street (50 feet) right of way per Riverside County Standard Drawing No. 800 plus 10 foot wide public utility easement outside each side of the right of way. Cul-de-sacs longer than 150-feet shall have a minimum turning diameter of 90- feet. Cul-de-sacs shall be no longer than 1,320 feet unless provided with an approved emergency alternate access or other appropriate fire protection approved by the Fire Marshal. *41. The city is contemplating adoption of a major thoroughfare improvements ordinance. The ordinance is intended to distribute the cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the ordinance is adopted at least 60 days prior to recordation of any final map in this development, this project shall be subject to the provisions of the ordinance. If the ordinance is not adopted 60 days prior to recordation of any final map, Applicant shall comply with the following public street improvement requirements. The Applicant shall construct, or enter into agreement to construct, street improvements and appurtenant amenities for the following streets to the requirements of the La Quinta Municipal Code and City Engineer prior to approval of the final map. a. On -site streets, including cul-de-sacs: 36-foot wide street improvements per Riverside County Standard Drawing No. 105 and 800. b. Avenue 54: half -street improvements per Riverside County Standard Drawing No. 101, including one half of raised median and lane transition beyond the tract boundary, plus a 14-foot wide overlay of the eastbound travel lane. Eastbound travel lane is eligible for reimbursement per City policy. C. Madison Avenue: half -street improvements per Riverside County Standard Drawing No. 100, including one half of raised median, plus a 14-foot wide southbound travel lane and 6-foot wide aggregate base shoulder. CONAPRVL . 042 7 1 *42. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basin (s) designed for a maximum water depth not the exceed six feet. The basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless the Applicant provides site - specific data that indicates otherwise. other requirements include, but are not limited irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the applicant is responsible shall extend to the centerline of any public street contiguous to the site. The tract shall be graded to permit storm flow in excess of retention capacity to flow out of the tract through a designated overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 43. A traffic signal is required at the intersection of Avenue 54 and Madison Avenue. The Applicant is responsible for 12.5 a of the cost to design and construct the signal. The traffic signals will be installed by the City when traffic conditions warrant the installation. 44. The Applicant shall enter into agreement with the City prior to recording the final map to maintain the retention basin (s) and landscaped setback lot(s) until the City Engineer accepts them for maintenance by the City. In no event will the City accept these lot(s) for maintenance until they are included on the tax assessment roll and producing tax revenue to the City's Lighting and Landscape District. 45. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with 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. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 46. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. *47. The city is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, Applicant shall fully comply with the quality -assurance program. CONAPRVL.042 8 If the quality -assurance program has not been adopted, Applicant shall adopt a construction quality -assurance program which meets the approval of the City Engineer. The applicant shall employ or retain a California registered civil engineer or geotechnical engineer, as appropriate, to exercise sufficient supervision of the construction and/or the quality control program to be able to produce and sign as -built drawings and certify compliance with the plans, specifications and applicable codes. Upon completion of construction, applicant shall provide the city a set of "as built" reproducible drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer (s) certifying to the as -built condition The engineer (s) or surveyor shall place statement (s) on the "as built" plans as follows: "The construction of all improvements on these plans was properly monitored by qualified personnel under my supervision for compliance with the plans and specifications. All observations by me or these personnel indicate the work shown hereon was constructed as approved except as otherwise noted. Noted exceptions have been approved by the City Engineer." Prior to issuance of any building permit, applicant shall submit a separate document, bearing the seal and signature of a California civil or geotechnical engineer or a California registered land surveyor, that lists actual building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. *48. Applicant shall construct, or enter into an agreement to construct, the on - and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of the final map. *49. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. *50. If tract improvements are phased with multiple final maps, off -site improvements and tract -wide improvements such as perimeter walls and landscaping, common drainage basins, and perimeter landscaping shall be constructed or secured prior to approval of the first final map. *51. Deferred Improvements: applicant shall pay cash in lieu of and equivalent to the respective fair -share construction cost, of implements for which applicant has partial cost responsibility and construction is deferred until the improvements are deemed appropriate and/or the full complement of funding is available ("deferred improvements") . The city may approve deferral of the cash payment if applicant posts security to guarantee payment when needed. CONAPRV]L.042 9 Deferred improvements for this tract include: A. Intersection of Avenue 54 and Madison Street: 12.5% of the cost to design and construct traffic signals. *52. Applicant's obligations with respect to deferred improvements may be supplanted by participation in the city's major thoroughfare improvement program if the program is in effect prior to recordation of the final map for this tract. *53. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. *54. Prior to issuance of Certificates of Occupancy for buildings within the tract, Applicant shall install traffic control devices and street name signs along access roads to those buildings. *55. An equestrian trail and a split rail type fence a minimum of 8-feet wide shall be constructed on the east side of Madison Street with sidewalk on the west side of the street (per ExIdibit G - 1) . CONAPRVL . 042 10 PH #3 STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 24, 1992 CASE NO: TENTATIVE TRACT 24774, TIME EXTENSION #1 APPLICANT: VISTA DEVELOPMENT COMPANY (BOB PIPPIN) REQUEST: APPROVAL OF FIRST ONE YEAR EXTENSION OF TIME FOR TENTATIVE TRACT THAT ALLOWS 118 SINGLE FAMILY LOTS ON 40 GROSS ACRES IN THE R-1 ZONE LOCATION: ENVIRONMENTAL CONSIDERATION: BACKGROUND: NORTHWEST CORNER OF 54TH AVENUE AND MADISON STREET ENVIRONMENTAL ASSESSMENT 89-127 WAS PREPARED IN CONJUNCTION WITH THE ORIGINAL TENTATIVE TRACT REQUEST. THIS ASSESSMENT IDENTIFIED IMPACTS WHICH HAVE BEEN DETERMINED NOT TO BE SIGNIFICANT OR CAN BE MITIGATED BY IMPOSITION OF CONDITIONS OF APPROVAL. A NEGATIVE DECLARATION WAS PREPARED AND ADOPTED IN SEPTEMBER, 1989. IT HAS BEEN DETERMINED THAT THE CONDITIONS OF THE PROJECT AND IN THE SURROUNDING AREAS HAVE NOT CHANGED AND THEREFORE NO FURTHER DOCUMENTATION IS DEEMED NECESSARY. This tentative tract map was approved originally by the City Council at their meeting of September 6, 1989. At that time, the tract was approved for 136 single family lots with a minimum lot size of 7200 square feet. In April, 1990, a minor change was approved for this tract reducing the number of lots from 136 to 119 lots. Because of the reduction in the number of lots, lot sizes increased slightly. At the time of the original approval and minor change, the property was within Riverside County jurisdiction and scheduled for annexation. That annexation took place on January 31, 1991. The approval period for this tract b--gan with the annexation. PCST.089 1 TIME EXTENSION REQUEST: Although the minor change was for 119 lots, the present map shows 118 single family lots along with a retention basin lot and Coachella Valley Water District well site lot. This change in the number of lots and acceptable to Staff. Although the actual map was approved in 1989, its effective date of approval is the date of annexation which is January 31, 1991. The Applicant is requesting his first one year time extension. The Applicant has indicated that due to the poor economy, he cannot record the final map. To date, some work on the final map has been done by the Applicant's engineer. STAFF ANALYSIS: Staff has reviewed the Conditions of Approval and feels that a number of them do need to be updated, amended or deleted. Additionally the Engineering Department has recommended a number of modifications including three new conditions in order to comply with present requirements. The attached draft resolution indicates the conditions recommended by City Staff. FINDINGS: The Planning Department feels that this request for a first one year extension of time is acceptable. Findings for recommending of this time extension to the City Council are included in the draft Planning Commission Resolution. RECOMMENDATION: Move to adopt Planning Commission Resolution 92- granting a first one year extension of time to Tentative Tract 24774, subject to the attached amended conditions. Attachments: 1. Location map 2. Tentative Tract Map exhibit 3. Comments from various City Departments 4. Draft Planning Commission Resolution and Conditions of Approval PCST.089 52th 54th 77 CASE NO. TT 24774 LOCATION MAP N AVE AVE low Rs.r euo, g 2 R 2, TT 24774 u ORTH SCALE: N.T.S. PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA ANNOUNCING FINDINGS, CONFIRMING THE ENVIRONMENTAL DETERMINATION AND RECOMMENDING APPROVAL OF A ONE YEAR EXTENSION OF TIME FOR PREVIOUSLY APPROVED TENTATIVE TRACT #24774 TO ALLOW THE CREATION OF A 119 SINGLE FAMILY LOT SUBDIVISION ON A + 40 GROSS ACRE SITE. CASE NO. TT #24774, FIRST EXTENSION OF TIME VISTA DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, did, on the 8th day of August, 1989, hold a duly -noticed Public Hearing to consider the request of Bud Furman to subdivide 40 gross acres into 136 single-family lots, one park site/retention basin, and other miscellaneous lots in the A-1-20 zone (Riverside County zoning - to be annexed into City of La Quinta), generally located at the northwest corner of Madison Street and 54th Avenue, more particularly described as: SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, 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 6th day of September, 1989, hold a duly -noticed Public Hearing to consider the Applicant's request and recommendation of the Planning Commission concerning the Environmental Determination and Tentative Tract #24774; and WHEREAS, on the 27th day of March, 1990, the Planning Commission considered the request for a minor change and recommended said change by adoption of Planning Commission Resolution No. 90-016; and, WHEREAS, on the 17th day of April, 1990, the City Council approved the request for a minor change; and, WHEREAS, on the 24th day of November, 1992, the Planning Commission considered the request of Vista Development Company for a first one year extension of time for recordation of the final tract map; and, CS/RESOPC.015 -1- WHEREAS, said extension oftime to Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" in that the Planning Director has determined that the extension of time will not have a significant adverse impact on the environment and since a Negative Declaration has previously been adopted, no further documentation is deemed necessary; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 24774, 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 Planning Commission did find the following facts and reasons to justify a recommendation for approval of said extension of time to the Tentative Tract Map: 1. That Tentative Tract No. 24774, 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 subject site has a fairly flat topography. The proposed circulation design and lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 24774 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley. 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 Tract Map No. 24774 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 Tract No. 24774, as conditioned, provides for adequate maintenance of the landscape buffer areas. CS/RESOPC.015 -2- 7. That the proposed Tentative Tract No. 24774, as conditioned, provides storm water retention, park facilities or fees, and noise mitigation. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission 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 Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case; 2. That it does hereby reconfirm the conclusion of Environmental Assessment No. 89-127 relative to the environmental concerns of this tentative tract; 3. That it does hereby recommend for approval the subject first extension of time to Tentative Tract Map #24774 for the reasons set forth in this Resolution subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24th day of November, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, CHAIRPERSON City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California CS/RESOPC.015 -3- PLANNING COMMISSION RESOLUTION 92- CONDITIONS OF APPROVAL TENTATIVE TRACT 24774 - PROPOSED NOVEMBER 24, ]L992 * = Mitigation as identified in EA 89-127 ** = Amended by Planning Commission on March 27, 1990 *** = Added by the Planning Commission on March 27, 1990 GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map No. 24774 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 Tract Map approval shall expire January 31, 1994, unless approved for further extension pursuant to the City of La Quinta Land Division Ordinance. 3. * Prior to issuance of any grading or building permits, Developer shall cause City of La Quinta to retain a qualified archaeologist, at Developer's expense, to review any prior archaeological studies. If subject site is not covered by previous studies, on -foot survey of site shall be done and mitigation and monitoring plan for artifact location and recovery shall be prepared. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: a. Identify the means for digging test pits; b. Allow sharing the information with CVAS; and, C. Provide for further testing if the preliminary results show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. CS/CONAPRVL.044 -1- Conditions of Approval - TT 24774 November 24, 1992 A list of qualified archaeological monitor(s), cultural resources management firm employees, and any assistant(s)/representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail to the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby area reasonable suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published, and submitted to the Planning and Development Department. 4. Approval of this Tentative Tract shall not be valid unless and until property is annexed to the City of La Quinta. Final map shall not be approved until the annexation is completed. The property shall have been annexed to the City within one year of the original date of approval of the tentative map by the City Council. 5. All existing and proposed utilities adjacent to or on the proposed site shall be installed in underground facilities. Electric power lines over 12,500 volts are not subject to this requirement. 6. * 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 final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. At a minimum, a six-foot high decorative block wall shall be provided around the project site. Provisions shall be made to comply with the following standards: CS/CONAPRVL.044 -2- Conditions of Approval - TT 24774 November 24, 1992 a. Interior of residences (habitable rooms only); CNEL of less than 45 decibels. b. Exterior; CNEL of less than 60 decibels in outdoor living areas. 7. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department prior to recordation of final map. Applicant shall develop tract phases in the order of the approved phasing plan so that improvements required of each final map are complete prior to issuance of Certificates of Occupancy within subsequent final maps. The City Engineer may consider proposals by the applicant to stage the installation of tract -wide improvements normally secured with the first final map (i.e., off -site improvements, perimeter walls and perimeter landscaping) with the orderly development of all phases within the tentative tract. 8. Tract layout, including, but not limited to, lot sizes, width, and depth, shall comply with R-1 zone requirements (or other zone as determined by City Council). 9. Prior to final map approval, the Subdivider shall submit plans or criteria to be used for landscaping of all single-family individual lot front yards. At a minimum, the plans or criteria shall provide for three 15-gallon trees for interior lots and five 15-gallon trees for corner lots, and a permanent irrigation system and suitable ground cover. 10. Prior to final map approval, the Applicant shall submit to the Planning & Development Department for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer areas and park/retention basin area (include grading plan). 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. 11. * In -lieu Park & Recreation fees shall then be paid as required by Subdivision Ordinance with recordation of Tract maps. CS/CONAPRVL.044 -3- Conditions of Approval - TT 24774 November 24, 1992 12. * Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, 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 or vegetation upon previously graded, but undeveloped, portions of the site; and, C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. TRAFFIC, CIRCULATION, AND ENGINEERING 13. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. Applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and centralized mail delivery units. Cul-de-sac longer than 150-feet shall have a minimum turning diameter of 76 feet. Cul-de-sac shall be no longer than 1,320 feet unless provided with an approved emergency alternate access or other appropriate fire protection approved by the Fire Marshal. 14. The Applicant shall vacate at street intersections to 54, and right turns only at with Madison. vehicle access the following intersection rights, except streets: Avenue of "C" Street CS/CONAPRVL.044 -4- Conditions of Approval - TT 24774 November 24, 1992 15. A common area lot shall be established for that area between the tract perimeter wall and street right-of-way for Madison and Avenue 54. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped setback lots and retention basins until those areas have been accepted by the city's Landscape and Lighting District or the Homeowner's Association. Applicant shall maintain all other improvements until final acceptance of tract improvements by the City Council. 16. The city is contemplating adoption of a major thoroughfare improvements ordinance. The ordinance is intended to distribute the cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the ordinance is adopted at least 60 days prior to recordation of any final map in this development, this project shall be subject to the provision of the ordinance. If the ordinance is not adopted 60 days prior to recordation of any final map, Applicant shall comply with the following public street improvement requirements: a. ON -SITE STREETS 1. Streets other than cul-de-sac - Full -width local street, 36 feet wide, refer to Std Dwg #105. 2. Cul-de-sac - full width local street cul-de-sac, 36 feet wide, refer to Std Dwg #800. Cul-de-sac bulbs shall have a 76 foot diameter in accordance with the requirements of the Fire Marshal. b. OFF -SITE STREETS - As required hereinbelow. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians, street name signs, sidewalks, and centralized mail delivery units approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. Enhancements to existing improvements may be required for proper integration with proposed improvements. This includes street width transitions extending beyond tract boundar:Les . CS/CONAPRVL.044 -5- Conditions of Approval - TT 24774 November 24, 1992 17. The Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (3" AC over 4" Class 2 Base minimum for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and a 20 year street design life. 18. The applicant shall provide a grading plan prepared by a registered civil engineer. The applicant shall retain a registered civil or geotechnical engineer or registered land surveyor, as appropriate, for construction phase services so that the engineer (or surveyor, as appropriate) may certify as to the constructed conditions at the rough -grade stage and at the final -grade stage. Certification of the rough grading, final grading and building pad elevations is required prior to final approval of grading construction. 19. The Developer of this subdivision shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. 20. A thorough preliminary engineering geological and soils engineering investigation shall be done and the 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. 21. The Developer of this subdivision of land 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. 22. Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. All drainage runoff for 100-year storm shall be retained in basin on -site. The tributary drainage area for which the applicant is responsible shall extend to the centerline of any public street contiguous to the site. CS/CONAPRVL.044 -6- Conditions of Approval - TT 24774 November 24, 1992 The tract shall be graded to permit storm flow in excess of retention capacity to flow out of the tract through a designated overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 23. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer small provide the necessary compaction test reports for review by the City Engineer. 24. Prior to transmittal of the final map to the City Council by the City Engineering Department, 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. 25. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. (Riverside County) 26. The Applicant shall pay the required processing ,plan checking, and inspection fees as are current at the time the work is being accomplished by City personnel or subcontractors for the Planning, Building, or Engineering Divisions. 27. The Applicant acknowledges that the City has formed a City-wide Landscaping and Lighting District, and by recording a subdivision map, agrees to be included in the District. Any assessments will be done on a benefit basis, as required by law. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. 28. * All drainage for 100-year storm shall be retained on -site, including runoff from Madison and Avenue 54. 29. Design and construct full landscaped median on Madison and Avenue 54, or, provide suitable bonding for future improvements. 30. **Construct Madison and Avenue 54 to one-half of 100-foot Primary Arterial standard, plus one traffic lane, and suitable conform to existing pavement. CS/CONAPRVL.044 -7- Conditions of Approval - TT 24774 November 24, 1992 31. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. The plans and proposed landscaping improvements shall be in conformance with requirements of, and be signed by, the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 32. Applicant shall dedicate blanket easements over the exterior common lots for the purpose of sidewalks and/or bikepaths. 33. Bond 25 percent ($25,000) future traffic signals at Madison and Avenue 54. 34. Street names to be approved by Planning and Development Department prior to recordation of tract map. Street name signs shall be furnished and installed by the Developer in accordance with standards of the City Engineer. Signage type and design shall be subject to review and approval of the Planning and Development Department and the Public Works Department. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 35. Prior to issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department o Coachella Valley Water District o Imperial Irrigation District * o Coachella Valley Unified School District o California Regional Water Quality Control Board (NPDES Permit) 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. CS/CONAPRVL.044 -8- Conditions of Approval - TT 24774 November 24, 1992 Applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining city approvals and signatures on the plans or building permits. 36. * 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. 37. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. C. On -site advertising/construction signs. 38. The Applicant/Builder shall submit complete detail architectural elevations for all units. Design Review Board and Planning Commission, will review and approve these as a BuEiness Item. The basic architectural standards shall be included as part of the CC & Rs as needed. 39. * Prior to the issuance of any grading, building, or other development permit or final inspection, 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 Tentative Tract 24774 and Environmental Assessment 89-127, which must be satisfied prior to the issuance of any permits/final inspections. The Planning and Development Director may require inspection or other monitoring to assure such compliance. Said inspection or monitoring may be accomplished by consultant(s) at the discretion of the Planning Director, and all costs associated shall be borne by the Applicant/Developer. MISCELLANEOUS 40. The six -foot -high masonry perimeter wall along 54th Avenue and Madison Street shall be provided. Plan for wall to be approved by Planning Director prior to recordation of tract map. 41. Decorative six foot block CVWD well site with street permanently irrigated. wall shall be installed around frontages of site landscaped & CS/CONAPRVL.044 -9- Conditions of Approval - TT 24774 November 24, 1992 42. The city is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, Applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, Applicant shall adopt a construction quality -assurance program which meets the approval of the City Engineer. Applicant shall employ or retain a California registered civil engineer, geotechnical engineer, or land surveyor, as appropriate, to exercise sufficient supervision of the construction and/or the approved quality control program to be able to produce and sign as -built drawings and certify compliance with the plans and specifications. 43. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. Applicant shall provide the city a set of "as built" reproducible drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the as -built conditions. 44. Prior to issuance of Certificates of Occupancy for buildings within the tract, Applicant shall install traffic control devices and street name signs along access roads to those buildings. CS/CONAPRVL.044 -10- PH #4 PLANNING COMMISSION STAFF REPORT DATE: NOVEMBER 24, 1992 PROJECT: SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490 (JEFFERSON SQUARE) APPLICANT: E.F.P. CORP. (ED CARNES) ARCHITECT: MHA ARCHITECTURE AND PLANNING; MICHAEL HURST REQUEST: 1. SPECIFIC PLAN 92-022 - A REQUEST TO ESTABLISH DEVELOPMENT STANDARDS FOR A FUTURE SHOPPING CENTER PROPOSED FOR THE NORTHWEST CORNER OF HIGHWAY 111 AND JEFFERSON STREET. 2. PLOT PLAN 92-490 - REQUEST TO DEVELOP A +26C,000 SQUARE FOOT COMMERCIAL SHOPPING CENTER ON PORTION OF A +23 ACRES SITE. THE CENTER WILL INCLUDE ON -SITE PARKING AND LANDSCAPING. THE SITE IS LOCATED AT THE NORTHWEST' CORNER OF HIGHWAY 111 AND JEFFERSON STREET. EXISTING C-P-S (SCENIC HIGHWAY COMMERCIAL) & W-1 (WATER COURSE) ZONING: ENVIRONMENTAL CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT (EA 92-241) HAS BEEN PREPARED FOR THE ABOVE PROJECT. BASED UPON THIS ASSESSMENT IT HAS BEEN DETERMINED THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE AFFECT ON THE ENVIRONMENT. THEREFORE A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT HAS BEEN PREPARED. SURROUNDING LAND USE AND ZONING: NORTH - WHITE WATER STORM CHANNEL, W-1, BEYOND CHANNEL IS SINGLE FAMILY HOMES, R-1 & GOLF COURSE, R-5 SOUTH - VACANT & 111 TRAILER PARK, R-T & CPS (PORTION OF PROPERTY IS IN CITY OF INDIO) EAST - CIRCLE K MARKET/GAS STATION & INDIAN SPRINGS APARTMENT (INDIO) AND SINGLE FAMILY HOMES, R-1 (LA QUINTA), WEST - VACANT, CPS BACKGROUND: The subject project was submitted concurrently with Specific Plar 92-022. Plot Plan 92-490 proposes an approximately 260,000 square foot shopping center on a portion of a 23 acre site generally north of Highwa3 111, south of the White Water Wash, and west of Jefferson Street. The property south of the White Water Wash is zoned C-P-S and the property it the wash is zoned W-1. f� u STAFFRPT.001/CS -1- STATISTICAL DATA: Land Approximately 21.3 acres (developable) Building Area Approximately 260,000 square feet Parking Provided Approximately 1104 spaces Parking Ratio 1/235 square feet DESCRIPTION OF SITE: The project site is approximately 23 acres but 1.7 acres are in the existing flood control channel. The channel to the north of this site is not lined at this time. The property is presently vacant and the site is void of any significant vegetation. The property is made up of two contiguous parcels which are owned by the applicant. The parcel has approximately 1,450 feet of frontage on Highway Ill and approximately 860 feet on Jefferson Street. SITE DESIGN: The applicant has proposed an L-shaped shopping center with a majority of the site facing Highway 111, a major arterial. Future pad site building sites have been proposed along Highway 111 and Jefferson Street (Pads A, K, J, I & H). Various access driveways have been proposed which provide two-way traffic into the site. The applicant proposed two access driveways on Highway 111 and two driveways on Jefferson Street. Guest parking is interspersed on the south side of the building and intertwined with the on -site landscaping. The parking lot design proposes groups of 20 to 40 parking spaces per parking area (double -sided). ARCHITECTURE: The architect has proposed a primarily single story contemporary Spanish shopping center with portions that are two story. Various architectural elements have been used which include stain -glass accent windows, exposed neon tubing, stucco walls, and other textures. A tile roof has been included on the buildings to create diversity for the main entrance (Buildings D & E). Desert hues will be used on the building. The exposed rose and blue neon tubing will accentuate the upper area of the building parapet. In order to lend variety to the building architecture, the store -front areas have included a stair -step window pattern which is accented by a speckled rose colored tile (Megara or Delphi Rose). A pedestrian arcade (covered or latticed) has been developed along the south side of the shopping center. SPECIFIC PLAN DOCUMENTS REQUIRED: A specific plan was required for this case based upon the provisions of the CPS Zoning Code standards which requires that all properties greater than 15 acres must have a specific plan document approved prior to any project approval for the site. f'u(p, 1 F-.. STAFFRPT.001/CS -2- The applicant has chosen to process both the specific plan and plot plan together since the owner has a particular type of development proposed at this time. The developer has stated to staff that he is interested in building a shopping center primarily for discount or off -price retailers. The center would be similar to the Cabazon Shopping Center in Banning off Interstate 10. STAFF COMMENTS A. IMAGE CORRIDOR: The General Plan designates the frontage streets along the exterior portion of the site as "primary image corridor" thoroughfares, and the signalized intersection is a "gateway" image intersection. A copy of the adopted material is attached. The primary function of the program is to provide boulevard streets with raised, landscaped medians and heavily landscaped areas within and contiguous to the street rights -of -way. The General Plan states that primary image corridors shall include landscape themes which are reminiscent of La Quintals agricultural past and desert environment". Overall, the applicant's request is generally consistent with the intent of the General Plan. We would recommend that the applicant enhance the intersection of Highway 111 and Jefferson Street to include an area for a public art piece surrounded by citrus trees. The citrus trees are required in order to preserve the city's agricultural past. A geometric type design might be appropriate for Jefferson Street and Highway 111. B. EXPOSED NEON: The architect has proposed exposed neon light tubes for the outside of the building along the top of the building parapet. Two separate light bars are proposed. The colors are blue and rose. The light tubes are used along the south side of the building complex to accent a majority of the building complex. The tubing colors match the proposed color palette for the shopping center. Staff generally is not opposed to the use of exposed neon tubing bands on the outside of the building, provided they do not detract from the overall character of the shopping complex. It might be beneficial to have the tubes recessed into the building envelop and restrict the use of the light system to one color and/or one neon tube. We also would like the use of neon to be used sparingly along the Highway 111 frontage. It might be appropriate to use the neon lighting system for the major tenants or to reverse it and use it only for the in -line shop tenants. C. LANDSCAPING: The concept landscape plan has been submitted. The plan includes a variety of plant material which is used on a regular basis in this area (e.g. palms, Mesquite, Acacia, and other type of desert material). The primary architectural element is the palm tree throughout the parking lot area. Whereas, the street frontages use a combination of groundcover, lawn and trees/palms to accent this important intersection. li STAFFRPT.001/CS -3- The City's Off -Street Parking Ordinance discusses project landscaping especially within the parking lot areas. The code states: "Shade trees shall be placed so as to shade a portion of the total parking area with tree canopies within 15 years per the following Table. Professional landscaping judgement shall be used to evaluate the plan as to its 15-year growth and coverage." % of Total Parking Parking Area Spaces Required to be Shaded 5 - 24 spaces 25 - 49 spaces 50 + spaces 30% minimum 40% minimum 50% minimum Tree coverage shall be determined by the approximate crown diameter of each tree at 15 years of age. The Applicant's use of palm trees in the customer parking lot would not allow the applicant to meet the 50% minimum shade coverage requirements of the City. It might be appropriate to use the palm trees along the entry driveways into the site plus along the main east/west drive aisles. In this way, the palms are a focal point for the project but shade trees are used to shade the vehicle parking areas. Staff is not opposed to the use of palm trees along each respective street frontage. The landscape requirements should be met during plan check considerations D. SITE PLAN MODIFICATIONS: On October 23, 1992, staff met with the applicant to discuss the submittal and to review the public agency comments of the other agencies of the valley (see the Specific Plan Booklet for the original drawings). Based on this meeting the applicant revised the initial site plan in the following fashion: 1. Eliminated two driveway access points onto Highway ill per Caltran's request; 2. Provided a bus shelter location on Highway 111 which is not a part of a deceleration lane per Sunline Transit Authority's request; 3. Modified the access driveways on Jefferson Street to account for the existing raised medians per the requests of the City's Engineering Department; 4. Modified the site plan to accommodate the City's General Plan street widths based on the newly adopted General Plan for Hwy 111; 5. Revised the landscaping areas along each street frontage; 6. Revisied the on -site parking design to include angled parking areas along the south side of the shopping complex to assist vehicle maneuverability; STAFFRPT.001/CS -4- 7. Revised the building layout and reduced to project square footage to accommodate the above changes; and, 8. Added a covered pedestrian arcade along the south side of the building for shade protection to the client and store owners. The new revision is date stamped November 10, 1992. The plan has a 50-foot setback along Highway 111 and varies the setback along Highway 111 for on -site parking areas. M HIGHWAY 111 CORRIDOR TREATMENT: The recent adoption of the Updated General Plan by the City Council on October 6, 1992, requires the Applicant to dedicate and improve 86 feet (1/2 street) of property along Highway 111. The new requirement is 26-feet larger than the City's past requirement of 60 feet. The larger width requirement was requested by Caltrans. The 26 feet is to be reserved for future highway widening in the advent that additional travel lanes are needed in the next 20 to 30 years. The new property line location is therefore 86 feet. The City's Off -Street Parking Code and General Plan require a 50 foot landscape buffer on Highway 111. However, the setback can be varied, if certain design standards can be written into the proposed specific plan. In the past, the city did not try to make allowances for reductions to the 50 feet requirement, but with the new requirement to increase the property dedication from 60 feet (half -width) to 86 feet (half -width) it might be appropriate to examine setback variations along Highway 111. The applicant has proposed an optional design for the front yard setback along Highway 111 of 25 feet for customer parking. Staff is not opposed to the customer parking encroaching in the 50-foot setback provided the cars are screened from view by appropriate methods. However, a 50-foot setback should be retained for the buildings. F. JEFFERSON STREET: Jefferson Street is planned to be a primary arterial thoroughfare. The ultimate right-of-way should be 120 feet (60-foot half street). The applicant has proposed a 45 foot right-of-way with a 20 foot landscape setback. We recommend that the applicant revise the plan to conform to the city's existing General Plan standards. A condition is attached which requires the applicant to meet this requirement. G. PARKING LOT DESIGN: The parking lot circulation pattern has been redesigned due to the confusion around the south side of the building because of the intersecting driveways which meet the aisle way periodically. The new plan insures that sight visibility problems will not occur, and angled parking lanes been added along the south side of the building complex to assist on -site parking needs. STAFFRPT.001/CS -5- H. DRIVEWAY ACCESS TO HIGHWAY 111: The project is located along a State Highway. Caltrans officials have reviewed the proposal and they have requested that the City limit the number of driveways along Highway 111 to one or two. Their preference would be to have the main driveway 1/4 mile to the west of Jefferson Street just in case a traffic signal is installed in the future based on traffic warrants. A secondary (right in/right out) driveway should be located between the main driveway and the intersection of Jefferson Street and Highway 111. In the past, the City has accommodated the wishes of the State when they have made comments on a proposed project. Staff supports the design concept of the Caltrans staff because it will assist traffic flow along this major arterial street aver the next 30 years. The city's General Plan predicts that approximately 75,000 vehicle trips per day will traverse Highway 111 once the city has been fully developed. The revised submittal meets the requirements of Caltrans. The other requirement of Caltrans is that the city require a 172 foot right-of-way along Highway 111 and that additional right-of-ways might be required at the intersection. of Highway 111 and Jefferson Street. The letter from Caltrans states 24 feet might be necessary to assure that dual left-hand turn pockets can be built, and an exclusive right-hand turn land can also be installed to increase traffic flow patterns along the Highway 111 corridor. The City's Engineering Department wil evaluate this last request with Caltrans during plan check. I. DRIVEWAY ACCESS TO JEFFERSON STREET: Engineering Department has evaluated the access plan of the applicant and its relationship to the properties to the east. The conclusion reached by the City is that this area will be heavily used in the future and any driveway into the site should be designed to reduce the traffic impacts on Jefferson Street. The Engineering Department is requiring th northern driveway to align with Vista Grande to the east in order to permit full -turning movements into and out of the project. A second driveway will be permitted to the south of this driveway but the driveway shall be a right -turn in only driveway. The current plan shows a two-way driveway to the north of Pad H, however, the Engineering Department would prefer a driveway centered between Pad H & I. The new location would discourage north bound vehicles on Jefferson Street from trying to make a left-hand turn into the shopping center at the he existing median break to the east of Building H. The applicant has requested that the Planning Commission allow the proposed driveway as shown on the November 10, 1992 proposal. A sketch of the Engineering Departments request is attached, and the Condition of Approval requires the driveway to be right -in only. DESIGN REVIEW BOARD EVALUATION: The Design Review Board reviewed the initial submittal on November 4, 1992. At the meeting, the members requested the Applicant and his architect revise the architectural character of the shopping complex to include elements and materials consistent with a more traditional or early Spanish heritage.' STAFFRPT.001/CS -6- However, this recommendation did not preclude the architect from examining other contemporary styles as long as the proposed architecture had design elements that reflect the desert area. On November 10, 1992, the architect for the project submitted his revision to the project. Minor adjustments have been made to the site plan and the architect has revised the exterior elevations of the shopping center. A tile roof has been added to various portions of the building complex pursuant to the general discussions of November 4, 1992, and other exterior modifications have been made to soften the project architecture (e.g. elimination of the concave notches at the building ends, a revision to the parapet design, a reduction in the number of leaded glass windows, and a revision to the design of the covered pedestrian arcade). A special meeting was held by the Design Review Board on November 18, 1982, to discuss the third revision to the project (November 10, 1992 submittal). The Board felt it was an improvement to the plan they first saw on November 4, 1992, but they felt it hard to give their final stamp of approval since not all sides of the buildings were submitted for review. The Board, as a group, voted to recommend the project provided the architect and his client submit their final conceptual elevation drawings to them for approval prior to the plans being submitted to the Building Department for plan check. They said they were interested to review all building elevations, location of the pedestrian arcade, the design and color of the neon tubing, roof tile color (light color or hue), final landscaping/lighting, signs, and any other items which are an integral part of the overall exterior appearance of the project. The final vote was six members for the project with one member abstaining. CONCLUSION: The request of the developer is generally consistent with the zoning and design standards of the City provided certain conditions of approval are met. RECOMMENDATION: 1. That the Planning Commission adopt Planning Commission Resolution 92- , recommending to the City Council approval of Specific Plan 92-022, and Plot Plan 92-490, subject to conditions and confirmation of the environmental determination. Attachments: 1. Location map 2. Environmental Assessment 3. Agency comments 4. Excerpts from the General Plan 5. Jefferson Street access plan 6. Revised plans date stamped November 10, 1992 7. Draft Conditions of Approval STAFFRPT.001/CS -7- 1,I ,I (11 Fred Waring Drive 11117,1 ; t �m Miles Avenue Westward Ho Drive wa-y 2ft Avenue 48th -i + i D Avanua r;nth ARD KO tan 1. W FYI IA q . Al ) 'V�fQLAGVW ,4 i un i 4 GEM OF THE DESERT EXISTING ROADWAY CONDITIONS NUMBER OF THROUGH LANES 4 LANES ® 3 LANE$ ® 2 LANES INTERSECTION CONTROL SIGNALIZED STOP SIGN (4 WAY) ® FUTURE STOP SIGN a Am I= 0FT Boo two 20M 3000 woo 5000 SOW r C �1 0 Y 1/4 In 3/4 1 1'AA S 20 40AC 10 AC BOAC m.. i....a.....am. AVEMA - 320AC ... 53 160AC AVETAA ',+ W ACRES J iH Q 17��' j�� + •�� 1$/' �� I Ub � 1� 1 CV Stormwater Channel Jefferson Square Property L e O j 000 51pR AO a Op � s �p O / O ' O` O• � W 0 �°vi~ C p G OO°' :Rl R+1.0 J !B.!! /•e'er ' /ND/O Indian Q Sr)ri ng§.s�Ae.r Apartment C ♦ O./5Ac f AW AV LIM © an Ac.AIL EX Vacarit i s..w �s3 � LIJIt• 'f s --tt + 2.5OAc.. L • . . r ` O/AO rHighway 111 Vacant Circle K Center CASE MAP CASE IVY. Plot Plan 92-490 and Specific Plan 92-022 Existing Land Use Map aIOAc*V ORTH SCALE : nts Crff OF IA QUI)MA op n ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND 1. Name of Proponent: i 2. Address and Phone Number of Proponent: f ` 3. Date of Checklist: e 4. Agency Requiring Checklist: S. Name of Proposal, if applicable:'•;..:" .. II. ENVIRONMENTAL IMPACTS (Explanation of all "Yes" and "Maybe" answers is required on attached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? _ b. Disruptions, displacements, compaction or overcovering of the soil? _ c. Change in topography or ground surface relief features? L "' d. The destruction, covering or modification of any unique geologic or physical features? e. Any increases in wind or water erosion of soils, either on or off the site? f. Changes in deposition or erosion of beach, sands, or changes '_n siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? _ g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- slides, ground failure, or similar hazards? 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? _ E b. The creation of objectionable odors? c. Alteration of air movement, moisture or temperature, or any change in climate, either loca:.ly or regionally? _ 3. hater. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? b. Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff? _ c. Alterations to the course of flow of flood waters? s d. Change in the amount of surface water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, dissolved oxygen or turbidity? _ £. Alteration of the direction or rate of flow of ground waters? _ — _ L g. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an aquifer by cuts or excavations? _'� ' Yes Ma a No h. Substantial reduction in the amount of water otherwise available for public water supplies? i. Exposure of people or property to water related hazards such as flooding or tidal waves? _ 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, microflora and aquatic plants) ? `. b. Reduction of the numbers of any unique, rare or endangered species of plants? c. Introduction of new species of plants into an area, or result in a barrier to the normal replenishment of existing species? _ d. Reduction in acreage of any agricultural crop? t S. Animal Life. Will the proposal result in: a.. Change in the diversity of species, or numbers of any species of animals (birds, land animals, including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? ! b. Reduction of the numbers of any unique, rare, or endangered species of animals? r c. Introduction cf new species of animals into an area, or result in a barrier to the migration or movement of animals? d. Deterioration to existing fish or wildlife habitat? 1 6. Noise. Will the proposal result in: a. Increases in existing noise levels? b. Exposure of people to severe noise levels? _ — 7. Light and Glare. Will the proposal produce new light or glare? t _ 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? 9. Natural Resources. Will the proposal result in: a. Increase in the rate of any use of any natural resources? L b. Substantial depletion of any renewable natural resource? t E 10. Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous sub- stances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? ll. Population.Will the proposal alter the location, istd ribution, density, or growth rate of the human population of an area? — 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? ! 13. Transportation/Circulation. Will the proposal result in: a. Generation of substantial additional vehicular movement? 1 _ b. Effects on existing parking facilities, or demand for new parking? — Yes Maybe No c. Substantial impact upon existing transportation systems? _ — — d. Alterations to present patterns of circulation or movement of people and/or goods? _ e. Alterations to waterborne, rail or air traffic? f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered govern- mental services in any of the following areas: a. Fire protection? b. Police protection? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities, including roads? f. Other governmental services? _ 15. Energy. Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development o:1 new sources of energy? _ 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? _ b. Communications systems? c. Water? d. Sewer or septic tanks? e. Storm water drainage? _ f. Solid waste and disposal? _ 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? _ x. b. Exposure of people to potential health hazards? r 18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creataon of an aesthetically offensive site open to public view? 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recrea- tiona:: opportunities? 20. Archeological/Historical. Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? _ 21. Mandatory Finding of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (5) u Yes Maybe No b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, en- vironmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) _ �- c. Does the project have impacts which are indi- vidually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant.) d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? III. DISCUSSION OF ENVIRONMENTAL EVALUATION IV. DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation; I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. l I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. Date: ," I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. r Signature CITY OF LA QUINTA INITIAL ENVIRONMENTAL STUDY CASE NO. SP92-022 & PP92-490 (EA92-241) Jefferson Square GENERAL PROJECT DESCRIPTION: The applicant has proposed a commercial development which is to include the ultimate development of +260, 000 square feet of shopping space on a portion of a 23 acres site located generally on the northwest corner of Jefferson Street and Highway 111. The property is zoned CPS (Scenic Highway Commercial). The site is vacant at this time and bounded on the north by the Whitewater Storm Channel. ENVIRONMENTAL IMPACTS EXPLANATION OF "YES" AND "MAYBE" QUESTIONS AND MITIGATION MEASURES 1. EARTH/SEISMIC: The soil on this property has been classified as Myoma Fine Sand. This type of soil has rapid permeability and it can be used for crop production, homesite or other urban development. Significant paving on the site will occur, to allow for the construction of the building structures and the parking lots. The surface soil consists of blowsand which will require compaction or removal prior to construction. Minor changes in topography and ground surface relief features may occur with grading and the construction of the proposed improvements. Since the site is presently flat, no major problems are anticipated. No un-que geologic or physical features exist on the site. The general elevation of the site is approximately 60 feet above sea level. The site is in a Zone 4 Seismic/Geologic Hazard area as noted by the City's MEA (1992). A Zone 4 is an area with moderate shaking qualities but less severe than a Zone 12 (highest level). it is categorized as: "effect on people: felt by most people indoors. Some can estimate duration of shaking. But many may not recognize shaking of building as caused by an earthquake, the shaking is like that caused by the passing of light trucks (Riverside County Manual)." Earthquake damage should not be a major problem at the site. The project is not located within a designated Alquist-Priolo Special Studies zone. The project is located to the south of the Whitewater Storm Channel which flows through the Valley from Palm Springs to the Salton Sea. The proposed project will not cause the deposition or erosion of beach sands, or in the siltation, deposition or erosion which could modify the Whitewater River. Any drainage into the channel will require approval by the Coachella Valley Water District. MITIGATION MEASURES: � y c 1. Grading of the site shall occur pursuant to the approval of the future grading plan as specified by the City's Engineering Department. All work shall be conducted in a manner so that it does not disturb other abutting properties unless off -site agreements have been made and/or approved. The grading quantities have not been submitted. It is assumed that most of the earth moving at the site (contouring) will occur on the premises and limited importation will occur. All building structures shall be designed pursuant to the Uniform Building Code based on the code which is in affect at the time of plan check consideration. The plans shall be prepared by a licensed architect or structural engineer. 2. Prior to site grading any existing miscellaneous material on the site shall be removed (e.g. bushes, trees, etc.). All structures shall be supported by recompacted soil mats. 3. The facility will be required to employ shut-off valves and other safety features which will reduce the likelihood of fire in the event of a major earthquake. 2. AIR: The project site is located within the Southeast Desert Air Basin (SEDAB) and is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). With the proposed construction, there may be air pollutant sources which may deteriorate ambient air quality. These sources are stationary and mobile sources. Stationary source considerations include emission from on -site construction activities and natural gas combustion. Mobile source consideration include exhaust emissions resulting from short term construction activities and long term generation associated with the project. It could be anticipated that with the construction of the proposed project there will be an increase in the overall mobile emission releases because of personal vehicle usage by employees or customers. The levels will be consistent with other projects in the area and no abnormalities are expected by the implementation or development of this project. It is assumed that vehicle trip generation figures would be lower for this type of project if public transportation was utilized more and people did not rely on their private automobiles to get from place to place. The development of a commercial development should not create any objectionable odors except for in the close proximity to the refuse collection areas. However, the collection areas will not be abutting any residential areas, therefore, this should not pose a problem if servicing of the containers is done on a regular basis. MITIGATION MEASURES: 1). Adequate watering techniques shall be employed to partially mitigate the impact of :he construction generated dust. All requirements of the Coachella Valley's PM10 Ordinance should be followed. 2). Areas graded but not immediately constructed shall be planted with a temporary ground cover to reduce the amount of open space subject to wind erosion. 3). Grading and construction shall comply with all applicable City Ordinances and the requirements of the Air Quality Management Plan. 4). Public transportation should be encouraged. 5). Trash servicing should be done as needed to ensure that objectionable odors do not become a problem at this site. 3. WATER: With the proposed construction it can be expected that there will be a change in the absorption rate (due to impervious surfaces), drainage patterns and amount and rate of surface water run-off. The project proponent will provide an on or off -site retention/detention basins for the collection of storm water and nuisance water run-off. At this point, the applicant will contain some run-off along the frontage of the site, however, a majority of the future run-off will be diverted in the Whitewater Storm Channel to the north of the site. This area is not subject to liquefaction (similar to the problems of the Downtown area). Liquefaction is the term which is used when the ground water table is very close to the surface, and during an earthquake the ground has a tendency to vibrate building structures from their respective foundations thus causing failure and other adverse side -effects. The project will not result in changes in currents or the course/direction of the Whitewater River. Groundwater resources in the Coachella Valley are divided into upper and lower valley aquifers. The lower valley aquifer extends south and west from the City of La Quinta and contains the project site. The proposed improvements will be located on unpaved areas. The foundation depths for the proposed structures are not anticipated to cause a change in the direction or flow of groundwater in the area. On August 20, 1992, the State Water Resources Control Board adopted a general storm water NPDES permit for contruction activities. All construction activities that disturb five or more acres of land are required to file for thrs permit. This project is 21 acres, therefore, a permit is required from the CRWQCB prior to on -site construction. The property is designated Zone X on the Federal Flood Insurance rate maps which are in effect at this time. Zone X are those areas subject to 500 year flood events and 100 year floods with average depths less than 1 foot. MITIGATION MEASURES: 1) The project shall comply with all applicable City requirements regarding storm water and nuisance water. The developer shall complete a hydrology study, prepared by a licensed Civil Engineer, which identifies the increased water run-off quantities which will be generated at the site by analyzing the assumed quantities in an undeveloped state and factoring this against the development proposal. Based on this study the project engineer shall design the necessary on or off -site drainage basins (retention/detention) which will maintain storm water run-off from the property and allow gradual dissipation of the water into the ground. If an off -site system is proposed for the Whitewater River, the Coachella Valley Water District shall approve the design program. 2) The proposed development will have to comply with NPDES (National Pollution Discharge Elimination System) stormwater discharge requirements which are implemented by the California Regional Water Quality Control Board (Region 7 - Contact Mr. Vincent Christian, WRC Engineer at 776-8933 for any questions). 4. PLANT LIFE: Desert vegetation presently covers a majority of the site, and no building structures located on the property. The proposed project will remove the native vegetation. Since the native plants have no significant value to the area, no significant impacts are anticipated. MITIGATION MEASURES: None required. 5. ANIMAL LIFE: The subject site is located in an area defined as a Fringed -Toed Lizard Habitat area (a Federally protected species) and it has been determined that a mitigation fee shall be paid to the City of La Quinta if the site is developed. The City is required to contribute the money to the Valley's Nature Conservancy, and the Conservancy is required to use the money at their Thousand Palms preserve (1300 acres) to protect and maintain this endangered species. All the valley cities contribute to this preserve through contractual arrangements which were made in the early 19801s. Although all properties in the City do not pay toward this fund at such time as they are developed, this project is required to contribute funds towards the continued preservation of this federally protected species since the property is designated as property that might have (or currently is) supported refuge for the lizard in the past. MITIGATION MEASURES: The applicant/developer shall contribute, at the time a. building permit is issued, money in the amount of $600.00 per acre which shall be used by the Nature Conservancy to mitigate the development of this parcel to an urban use. 6. NOISE: Because of the proposed construction and subsequent operation of the commercial center, it can be expected that there will be some increase in the existing noise levels on the site. Most of the noise generated will be from motorized traffic coming to the site since the use of the property will be for indoor commercial activities (offices, restaurant, etc.). It is anticipated that no internal noise will be projected externally outside of the building mass. However, a noise study will examine both projected noise and external noise of project onto abutting properties. During project construction, heavy machinery will be capable of generating periodic peak noise levels ranging from 70 to 95 dBA at a distance of 50 feet from the source. Once the project is operational, noise impacts are anticipated to be within an acceptable ranges as required by the General Plan. MITIGATION MEASURES: As required by the General Plan, this project shall prepare a noise analysis to minimize noise impacts on surrounding land uses. The City's General Plan Guidelines for indoor and outdoor noise shall be met (Ch. 8, Environmental Hazards). The study shall examine all proposed commercial uses, and if necessary, require special acoustical walls to mitigate sound transmission to the surrounding properties. During construction of the project, the developer and his contractors shall observe the City's Ordinances regarding construction work hours and any other requirements required by the City's Building Department. 7. LIGHT AND GLARE: It is anticipated that the building(s) and/or parking lot/landscaping will include lighting. However, at this time we do not have the pertinent information in order to examine whether or not glare will be a problem at the site. This type of material will be submitted to staff during the plan check process. Approval of the material is required by the City's Design Review Board, Planning, and Building Departments prior to construction permit issuance. MITIGATION MEASURES: 1). All lighting will have to comply with the City's "Dark Sky Ordinance". Additionally, light sources shall be shielded to eliminate light glare and off -site spillage onto abutting vacant or developed properties. Exterior pole light fixtures should be low level fixtures in order to maintain both human scale to the project and reduce glare from the fixtures on to abutting City thoroughfares. c��a 2). A lighting plan shall be submitted for the on -site parking lot. The plan shall include a photometric study of the lighting which analyzes the necessary footcandle light intensity, identifies the height of the light poles, spaces of the poles, type of lighting fixtures, and any other pertinent information necessary to assure compliance with the City's Off-street Parking Ordinance and the Dark Sky Ordinance. Light poles less than 30 feet in height shall be encouraged. 8. LAND USE (S): The General Plan and Zoning Code have designated the property as fit for commercial development. The plan is consistent with this intent, and the Planning Commission and City Council will review the development plan in the next few months. MITIGATION MEASURES: None is required because the project, if approved, will be conditioned to meet the City's requirements for on and off -site improvements commensurate with the level of development. 9. NATURAL RESOURCES: No major adverse impacts are anticipated with by the construction of this project. MITIGATION MEASURES: None required. However, the applicant shall meet all necessary requirements of the local serving agencies as outlined in the attached agency comments or as mandated during construction plan implementation. This shall include compliance with Title 20 and 24 of the California Administrative Code relating to conserving energy resources which is handled by the Building Department during plan check review. 10. RISK OF UPSET: No adverse impact is anticipated due to explosion or release of hazardous substances. MITIGATION MEASURES: None required. However, all construction activities whether or not they are permanent or temporary shall meet all necessary safety standards of the Federal, State and local government requirements. 11. POPULATION: It is not anticipated that the proposed project will have an adverse or significant impact on population distribution, density or growth rate in the area. However, the development of the site will increase the need for the City to provide housing opportunities for its residents to support this commercial venture. At this time, the City has approximately 45 percent of its land designated for residential needs. 0 1. MITIGATION MEASURES: None required. 12. HOUSING: With the proposed project there may be an incremental demand for additional housing for employees of the development. However, due to the size of the commercial center any demand would be insignificant because the City presently has an overabundance of land either vacant at this time, but slated for residential development, or developed at this time with housing units. Single family housing is the primary type of housing at this time, however, multiple family housing projects will be forthcoming in the City's high density areas in the future. Approximately half of the City is designated for residential development and/or growth. MITIGATION MEASURES: None are proposed. 13. TRANSPORTATION/CIRCULATION: The site is located at the northwest corner of Highway 111 (a State roadway) and Jefferson Street. The number of vehicles which use Highway 111 and Jefferson Street are 23,000 and 7,000 respectively. The present level of service on each streets is B on Highway 111 and B on Jefferson which means they are presently operating a good level without traffic delays. With the proposed project it can be anticipated that there will be a generation of additional vehicular traffic movement in the immediate area. The project will generate approximately 10,400 v/td based on 40 trips per 1,000 sq. ft. of building area or 2,080 additional trips per year (5 year development scenario). The project is fronting on two existing partially developed major arterial thoroughfares of the City which are planned to have divided median islands -to discourage cross traffic vehicular movements. The Engineering Department (and Caltrans) has expressed a need to mitigate traffic problems in this area through various means, which can include: additional traffic lanes, right -turn medians, center island medians, and other options which might assist traffic through this area in a faster pace thus reducing delays for either north/south or east/west travel. The applicant's plan will meet these design related requirements provided the conditions of approval are met. The site is served by the Sunline Transit bus system and no impacts to the Sunline serves are anticipated by the development of the project. Routes 35 and 19 service the area along Highway 111. MITIGATION MEASURES: 1). Compliance with all applicable City requirements regarding street improvements of adjacent street(s). f,6 9 . � b 6w 2). The project shall provide adequate on -site parking to accommodate the proposed use of the property. 3). A bus stop and shelter shall be installed along the frontage of the site along Highway 111 in a location approved by Sunline Transit, Caltrans and the City Engineering Department. The bus lane shall be separate of any off -site deceleration lane pursuant to the request of Sunline in their letter of October 6, 1992. 4). Permit for any work on Highway 111 shall require permission by Caltrans since the roadway is a State Highway. The right-of-way width for Highway 111 shall be 172' (86' 1/2 width) as outlined in the existing General Plan (FEIR-1992). The requirements of Caltrans shall be met (see the attached letter). 5). Traffic improvements to the site can consist of additional travel lanes on both arterial streets, street island medians, traffic signal modifications, transit facilities, curb, gutter and sidewalk, or other improvements which are commensurate with the proposed project and, as condition, will improve transportation in this area and assure the level of service at this intersection will acceptable. The improvements shall be consistent with the adopted General Plan (1992). 6). If a City Transportation Demand Model (TDM) Ordinance is passed by the City in the near future, the applicant shall meet all parameters of the Ordinance as it relates to the commercial uses on the property. 14. PUBLIC SERVICES: The project may create a need for additional fire protection, police protection, solid waste collection, and maintenance of public roads in the area. However, it is anticipated that any increases in this area will be incremental (e.g. phased construction), and further, should only have negligible impacts on existing personnel or services. MITIGATION MEASURES: 1). Prior to the issuance of a building permit the applicant will be required to pay an infrastructure fee of $6,000.00 per acre. This fee will help mitigate impacts as noted above. 2). The project shall comply with all requirements of the Fire Department and Riverside County Sheriff's Department prior to building permit issuance. 3). The School District mitigation fees shall be paid prior to permit issuance pursuant to the adoption of AB2986 in 1986 (Desert Sands). 4). The project developer shall make provisions with Waste Management of the Desert to have the project serviced to ensure waste products are disposed of without creating health hazards to the community. Necessary facilities shall be built to dispose of product waste. Recycling facilities shall also be provided to assist in the City's need to reduce recyclable waste (AB939). 15. ENERGY: The city is served by the Imperial Irrigation District for electric power service. IID maintains and operates five 92KV substation facilities which serve the City and is in the process of acquiring an additional 92 KV substation site which will be located on the west side of Adams Street, north of the Whitewater Channel. The site has existing overhead utility lines running along the perimeter of the site. The Southern Cal. Gas Co. provides natural gas to the City. The Gas Co. currently has an existing gas line along both project frontage streets, and their sizes area six inches on Highway 111 and a four inch line along Jefferson Street (60 psi). The proposed development is anticipated to result in increases in the demand on existing sources of nonrenewable energy but both providers have not stated that they cannot support this project based on current City demand. MITIGATION MEASURES: The proposed development is anticipated to result in increases in demand on existing sources of energy and may require the development of new sources of energy to serve the site. The requirements of each respective serving agency shall be met in order for the project to be developed in the future. 16. UTILITIES: The proposed project will require extension of serves to the proposed building pads. However, the local services are adjacent to the immediate site. Staff has received the necessary agency comments on the project, and we did not receive any letters which stated ---hat this project could not be served by any of the existing service providers. No significant impacts are anticipated in the area of utilities which include natural gas, communication systems, water, sewer, and solid waste nor storm drainage. MITIGATION MEASURES: All necessary infrastructure improvements which are mandated by the City or any other public agency shall be met as part of the development of this site. This can include new off -site improvements as well as on -site construction. No major impacts are anticipated at this time. 17. HUMAN HEALTH: There are no potential health hazards presently on the site. The proposed project will not expose employees, patrons or visitors to potential health hazards. MITIGATION MEASURES: None required. 18. AESTHETICS: The site is presently vacant, the construction of buildings will disrupt the site and change the existing views of this area because the applicant is proposing both single and multiple story buildings. The multiple story portion of the site is toward the north side of the site, whereas the other portions of the facility are single story. The City presently has a policy which discourages multi -level building along major thoroughfares within 150 feet of the future property line. The applicant has stated he will meet the City's requirements for building heights and landscaping setback provisions. MITIGATION MEASURES: 1). The height of the building shall not exceed the requirements of the City's Zoning Code or existing General Plan. The buildings along Highway 111 and Jefferson Street shall be low level facilities pursuant to the policies of the existing General Plan which encourages single story facilities within 150 feet of the new property line. 2). The City's Image Corridor policies of the General Plan shall be met. This includes the development of a perimeter landscape buffer (50' along Highway 111 and 20' along Jefferson Street), and inclusion of a Gateway landscape program at the intersection of Jefferson and Highway 111. 3). The development of the on and off -site landscaping program should take into consideration the agrarian image of the City of La Quinta. The developer should consider vertical type plant material (Palm trees, etc.) and the use of accent type trees (Citrus, etc.) which will create view "windows" into the project but accentuate the mountains to the southwest of the proposed buildings. Native landscaping should be pursued and accent lighting on the landscaping should be encouraged. Parking lot lighting should be discouraged wherever possible without sacrificing pedestrian security. Uplighting (accent lights) shall be used on the palm trees for visual appeal. 19. RECREATION: No significant adverse impacts are anticipated in this area since no homes are to be built on the property. MITIGATION MEASURES: None required. 20. ARCHEOLOGICAL/HISTORICAL: Due to the historical nature of the City, there may be an adverse impact created by the construction of the project. Presently, the site is vacant and staff is unaware of any recorded archeological (historical) sites on the property at this time. The applicant is in the process of contacting the Univ. of Riverside to investigate whether any recorded sites are known at this time. Further information will be available prior to the future public hearing dates. MITIGATION MEASURES: An archaeological survey of the site by qualified archaeologists will need to be completed prior to activities which would disturb the site (i.e. site grading). Compliance with the results of the archaeological survey will be required, and if necessary, on -site archaeologist will remain on - site during the grading of the property for development. -------------------------------------------------------------------- 21. MANDATORY FINDINGS: It is not anticipated that there will be any adverse impacts by the project in the areas of plant and animal life, long term environmental goals, cumulative impacts, or impacts on human beings based on the mitigation measures outlined above, and any other conditions of approval deemed necessary by the Planning Commission and City Council as part of the review of this case. Attached: Agency Comments Ref: FEIR City of La Quinta (1992) Canyon Mall Draft EIR (1992) Prepared by: Greg Trousdell (11-1-92) STATE OF CALIFORNIA - BUSINESS. IRA&ATION AND HOUSING AGENCY DEPARTMENT OF TRANSPORTATION DISTRICT 11. P.O. BOX 05406. SAN DIEGO, 92185.5406 (619) 688-2503 October 15, 1992 Mr. Greg Trousdeii City of La Quinta 78-105 Calle Estado La Quinta, CA 92253 Re: Specific Plan 92-022 and Piet Plan 92-490 Dear Mr. Trousdeil: ® PETE WILSON. Governor D r t, OCT 19 1992 11-RIV-111 PM 33.1 We have reviewed Jefferson Square Specific Plan which proposes to construct a 280,000 square foot commercial shopping center on 23 acres located on the northwest comer of State Route 111 (SR-111) and Jefferson Street. Please refer to the enclosed letter submitted to our Planning department by the Caitrans engineer responsible for this portion of SR-111. It states the issues which we wish the City to address as part of our review of this proposed project. We also wish to add these additional comments: This development should be phased and coordinated with proposed improvements to SR-111. This will avoid and minimize traffic congestion. • Caitrans supports the concept of "Fair Share Contributions" on the part of deveiopers. Therefore, it is our recommendation that developers contribute their fair share towards transportation improvements for the Jefferson Street and SR-111 intersection. We appreciate the opportunity to comment on this project. if you have any questions, please contact Famaz Badiei at (619) 688-2503. Sincerely, JESUS M. GARCIA District Director BILL DILLON, Chief Planning Studies Branch Enclosure ca CWest AKosup PHardin FYazdan/MDobbin FBadiei T/P File a r-c alifornia B*ss, Transportation and Housing Agency ,emorarndum sWILLIAM DILLON, Chief Planning Studies Branch Attn: Farnaz Badier Date -October 13, 1992 File No.:11-RIV-111 Specific Plan 92-022 n : DEPARTMENT OF TRANSPORTATION District Il/Project Studies lect-SPECIFIC PLAN — CITY OF LA QUINTA — STATE ROUTE 111 (SR ill)/ JEFFERSON STREET We have reviewed the Jefferson Square Specific Plan which proposes to construct a 280,000 square foot commercial shopping center on 23 acres located on the northwest corner of SR ill and Jefferson Street and have the following comments. On March 14, 1991, a Project Study Report/Project Report (PSR/PR) for improvements on SR ill, between Washington Street and Adams Street in the City of La Quinta, was approved by the District. A conceptual plan for upgrading the existing four -lane highway to a six -lane conventional highway through this area was included in that report. We have also had very preliminary discussions with the City of La Quinta concerning a second project which would extend this widening east to Dune Palms Road near the City of La Quinta limits. Improvements proposed as part of this project should be coordinated with the development of the proposed State Highway improvements and improvements to the existing local street system in order to minimize potential congestion and safety concerns. Since the Specific Plan does not address impacts to SR 111 which would be generated by the proposed development, an Environmental Impact Report (EIR) or a detailed traffic study would be required to determine impacts and the appropriate mitigation. If it is determined that the mitigation for this project exceeds $300,000, a Project Study Report (PSR) would be required. in addition, land use decisions should not be made at this time which would limit alternatives or the scope of the PSR. The EIR for the development should include a section that incorporates a detailed Traffic Impact Analysis based on Year 2015 traffic. The Traffic Analysis should include the expected cumulative traffic impacts to SR ill. Any traffic impacts to SR ill generated by the Jefferson Square development need to be addressed in the environmental document. Adequate noise mitigation should also be among the impacts addressed in the EIR. The mitigation should be based on 2015 traffic and the ultimate configuration of the highway. William Dillon October 13, 1992 Page 2 Since signals could be installed at any median break or unsignalized intersection once signal warrants are met, spacing of median breaks or e. AccessetolSRersections 111 shouldsbeulimitednot btoless one than one quarter mil areas. Attempts rcel in newly developing oint access point per pamit access between intersections to one p should be made to li (right turns only), midway between the adjacent intersections. or In cases where there are multiple ownerships withweprecommendtentialithat additional access points between intersections, the local agencies use their land use authority to combine access points, where practical, as those parcels are developed. SR 111 is currently classified as a six -lane conventional highway in this area. Dedication of right of way may be necessary in order to meet twa current ofTransportation would be Conceptright of Report. A minimum rigY The typical required to accommodate the six -lane shaaraised median and does section for the six -lane highway assumes not include additional right of intersectionway which ybe channelizationoand structures, addition g to an drainage facilieetsma Ibethe required tomaccommodateor edualnleft-turn additional 24 feet Y lanes and/or exclusive right -turn lanes. In areas of limited be grading and existing development, the right of way width canreduced to 150 feet. It should be noted that existing non -symmetrical development adjacent to SR ill may require the widening of existing SR 111 in ismrecommendedminimize rightthe ofcost way right of way acquisitions. I be reserved or dedicated for this future expansion. Close coordination with Caltrans is encouraged. iregarding f we can be of any additional help or if you have any qua our comments, please contact Dan Martin at 688-3211. ALLAN KOSUP Project Manager Project Studies ARK: sr bcc:KHBarnes/SFPfiles ARKosup/DJMartin California Archaeological Inventory Mr. Mike Hurst Indian Palms Country Club 48630 Monroe Street Indio, CA 92201 Dear Mr. Hurst: Eastern Information Center Department of Anthropology INYo University of California MONO Riverside, CA 92521 RIVERSIDE (714) 787-5745 S 0 V 10 1992 June 15, 1992 RS # 1435 We received your request on October 20, 1992 for a cultural resources records search for the property designated Indian Palms Country Club, located in Section 29, T.5S, R.1E, SBBM, near the city of La Quinta in Riverside County. We have reviewed our site records, maps, and manuscripts against the location map you provided. Other available heritage resource listings, including the National Register and the State Historic Resources Inventory, have been checked. Our records indicate that a cultural resources survey has not been conducted on the subject property. There are no sites recorded within the project boundaries, however, our records indicate that 34 archaeological sites have been recorded within a one -mile radius of the project area. In addition to the California Archaeological Inventory, the following were reviewed: A. The National Register of Historic Places, Vol. I and II, and subsequent Federal Register Listings: None of the properties or sites are listed. National Register Determinations of Eligibility (listed through November 1991): There is a site adjacent to property which is being in the process of being determined for eligibility. B. California Historic Landmarks, 1990, California Department of Parks and Recreation: None. C. California Inventory of Historic Resources: None. D. The Historic Resources Inventory, conducted in the late 1970s and early 1980s by the Riverside County Parks Department: None. E 0 Mr. Hurst October 21, 1992 Page 2 E. An historic road appears on USGS Palm Desert 151(1959) and Grant Land Office Plat Map (1855156) that is located near the subject property. A copy of the map is included for your information. Based on existing information, there is a probability of cultural resources being present; therefore, further archaeological study is recommended. The property should be systematically surveyed by a qualified archaeologist to identify all cultural remains and provide further recommendations for their study and treatment prior to any grading or construction. Enclosed is a list of archaeological consultants. When an archaeologist has been selected to perform the above -recommended work, please provide him/her with a copy of this letter, the search may then be completed to the level required by an archaeologist, either by this office or by your archaeological consultant's study and research of our files. If this finalization of the search is completed within three months of the initial search, we will not charge the consultant the minimum -per -project fee. This statement does not constitute a negative declaration of impact. This statement reports only known archaeological materials on or in the vicinity of the property in question. The presence of archaeological resources on the property cannot be ruled out until a systematic survey is conducted. Sincerely, Rachel S. Greeley Information Officer enclosure tom.. 11CA UNTY4or —�RIVERSID GLEN J. NEWMAN FIRE CHIEF RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 October 19 1992 Tot City of La Quinta Planning Division ! Attn: Greg Trousdel l O C T 02 1992 Re: Plot Plan 92-490 -r t err T r With respect to the conditions of approval for the above referenced plot plan, the Fare Department requires that the following fire/life safety measures be provided in accordance with the La Quinta Municipal Code, Uniform Fire code and other recognized fire protection standards: ACCESS 1. The access road proposed along the northern boundary of the project shall be completed during Phase I to provide through circulation. 2. All future building expansions shall be subject to a site plan review/approval prior to issuance of building permits. 3. A minimum unobstructed width of 24 feet shall be maintained for all access roads, with certain areas designated as fire lanes. WATER 1. The water mains shall be capable of providing a fire flow of 5000 gpm and an actual fire flow available from any two adjacent hydrants shall be 2500 gpm for 2 hours duration at 20 psi. 2. A combination of on -site and off -site Super hydrants (6" x 4" x 2-1/2" x 2-1/2") shall be located not less than 25' or more than 165' from any portion of the building(s) as measured along approved vehicular travelways. -I- PLANNING DIVISION 0 M10 OFFICE ❑ TEMECULA OFFICE 79-733 Country Club Drive, Suite F, Indio, CA 92201 41002 County Center Drive, Suite 225, T-1a, CA 9231 (619) 342MM • FAX (619) 775-2072 0 R1VEItSIDE OFFICE (714) 694.5070 • FAX (714) 694-5076 3760 12th Street, Riverside, CA 92501 printed on recycled psi (714) 275-4777 0 FAX (714) 369.7451 11 To: Planning Division Re: PP 92-490 October 19 1992 Page 2 3. The required water system including fire hydrants shall be installed and accepted by the Coachella Valley Water District prior to any combustible material being placed on the site. 4. Prior to issuance of building permits, the 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 spacing, and the system shall be designed to meet the fire flow requirements. Plans shall be signed/approved by the local water company and a registered civil engineer 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. GENERAL 1. Buildings shall be constructed so that the fire flow required for any individual buildirg or unseparated area does not exceed 3500 gpm. 2. Final conditions and requirements with regards to type of construction, area separations, or built-in fire protection systems will be addressed when the building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering staff at (619) 863-8886. Sincerely, RAY REGIS Chief Fire Department Planner / vim• Tom Hutchison Fire Safety Specialist imp C UNTY of --.1. RIVERSIDE ru .ua GLEN J. NEWMAN FIRE CHIEF To: City of La Quinta Planning Division Attn: Greg Trousdell Re: Specific Plan 92-022 0 RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 October. I s- 1, 92 OCT 0 Z 199Z x With respect to the review/approval of the above referenced document, the Fire Department has the following comments: The "Fire -In" (initial attack) fire stations are located within 3 to 4 miles, and have a response time of five to six minutes. The response times of emergency vehicles could be delayed during peak travel hours at intersections receiving a Level of Service of "E" or "F". This project will contribute to the need for additional equipment, personnel, and/or facilities. Impacts associated with capitol improvements such as land, buildings, and equipment can be mitigated with appropriate budget action, and/or developer participation in a fire protection mitigation program or assessment district. The proposed project will have a cumulative adverse impact on the Department's ability to provide an acceptable level of service. These impacts are due to the increased number of emergency or public service calls generated by additional buildings and human population. The continuing costs necessary for an increased service level could be mitigated by an increase in the Fire Department's operating budget. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) ®63-8886. ❑ INDIO OFFICE 79-733 Country Club Drive, Suite F, Indio, CA 92201 (619) 342-8886 o FAX (619) 775-2072 Sincerely, RAY REGIS Chief Fire Department Planner By Tom Hutchison Fire Safety Specialist PLANNING DIVISION ❑ TeaCUTA OFFICE 41002 County Center Drive, Suite 225, Temecula, CA 9235 (714) 694.5070 0 FAX (714) 694-5076 ❑ RIVERSIDE OFFICE 3760 12th Street, Riverside, CA 92501 (714) 275-4777 0 FAX (714) 369.7451 �j primed on recycled pa{ SunLine Transit Agency MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Greg Trousdell, City of La Quinta P. O. Box 1504 La Quinta, CA 92253 0 C T 0 8 1992 Associate Planner October 6, 1992 RE: Specific Plan 92-022 & Plot Plan 92-490 Dear Greg: Thank you for allowing SunLine Transit Agency to review the plans for the Jefferson Square Commercial Center to be located on Hwy 111 and Jefferson. SunLine Transit Agency does currently operate Line 19 on 15 minute peak hour service past this site. This project will have a definite impact on our need to provide transit services to the site. Therefore, we are requesting the city's assistance in obtaining transit mitigation measures for this property. We note that the developer has placed a bus turnout on the south east corner of the property. This bus turnout is located in a deceleration lane for the first driveway into the property. SunLine Transit Agency has experimented with placing bus turnouts in deceleration lanes and finds that this is not the preferable solution. What generally happens in this case is that, as the bus stops, drivers turn in behind the bus, not realizing that the bus will be stopping, or they cut very close to the bus when the bus is trying to pull back out and many conflicts occur. There- fore, we would prefer to see a bus turnout that was separate from the deceleration lane. The location they have it in is an excellent one. We do note that there are four driveways off of Hwy 111 into the site. We believe that with a little bit of creativity, this could be reduced to three and the eastern most driveway could be eliminated. We also note that the current plans include a passenger waiting shelter. Both the turnout and the passenger waiting shelter will be needed. We have an additional concern in that a pedestrian path way does need to be provided from the bus stop into the main stores. 32.505 Harry Oliver Trail -Thousand Palms, CA 92276 • (619) 343-3456 • FAX (619) 343-3845 A Public Agency • • Mr. Greg Trousdell, Associate Planner City of La 4uinta October 6, 1992 Page 2 SunLine Transit Agency will be more than happy to work with the city and the developer to design a mutually acceptably stop. Please let me know how I can assist you further. Yours very truly, SU INE TRANSIT AGENCY De ra Astin Director of Planning DA/ n cc: File ® 0 4ATER ESTABLISHED IN 1918 AS A PUBLIC AGENCY 8TRICt COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 39&2651 OFFICERS DIRECTORS THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER TELLISCODEKAS. PRESIDENT BERNARDINE SUTTON SECRETARY RAYMOND R. RLIMMONDS, VICE PRESIDENT OWEN MCCOOI(ASSISTANT GENERA: MANAGER JOHNW McFADDEN October 2, 1992 REDWINE AND SHERRILL ATTORNEYS DOROTHY M. DE LAY THEODORE J. FISH File: 0163.1 Planning Commission OCT O 1 ��1 City of La Quinta Post Office Box 1504 La Quinta, California 92253 r . Gentlemen: Subject: Specific Plan 92-022, Portion of the Northeast Quarter of Section 29, Township 5 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by the Coachella Valley Stormwater Channel and may be considered safe from stormwater flows except in rare instances. This area is designated Zone X on Federal Flood Insurance rate maps which are in effect at this time. There may be erosion of the banks of the Coachella Valley Stormwater Channel during periods of unusual rainfall and discharge. The developer shall construct concrete slope protection on the bank of the stormwater channel to prevent erosion. Plans for concrete slope protection shall be submitted to the Coachella Valley Water District for review. A portion of this area is adjacent to the right-of-way of the Coachella Valley Stormwater Channel. We request that the developer be required to install suitable facilities to prohibit access to this right-of-way. The developer shall obtain an encroachment permit from the Coachella Valley Water District prior to any construction within the right-of-way of the Coachella Valley Stormwater Channel. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. TRUE CONSERVATION USE WATER WISELY Planning Commission 0 -2- 0 October 2, 1992 The district will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such purpose. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. The area is within Improvement District No. 1 of the Coachella Valley Water District for irrigation water service. Water from the Coachella Canal is available to the area. The developer shall use this water for landscape irrigation. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager -Chief Engineer RF:kf/ed4 cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 COACHELLA VALLEY WATER DISTRICT • 0 RIVERSIDE COUNTY COIS BYRD, SHERIFF City of La Quinta Planning Department 78105 Calle Estado La Quinta CA 92253 Atten: Greg Trousdell Associate Planner Dear Mr. Trousdell: Sheriff 82-695 DR. CARREON BLVD. * INDIO, CA 92201 • (619) 342-899 October 14, 1992 rf 1 0 C T 1 5 1992 pU►cltYNNI iut OEg;:R MENT RE: Specific Plan 92-022 & Plot Plan 92-490 The Sheriff's Department would like to comment on a number of significant problems the plans show. The complex will have a significant impact on police services for the City of La Quinta. Traffic congestion, patrol requests and calls for service will impact the Department at least 25%. This service will require an additional need for police manpower for La Quinta. There are some deficiencies on the design of the complex. These deficiencies are: Lighting must not exceed City of La Quinta's requirements to ensure customer safety as within La Quinta's standards. Angled parking is recommended for better field of vision while backing in to traffic. Theater drop-off should be moved away from entrance to shopping center so as not to block incoming traffic. Exits on to Highway 111 should be right hand turn only. Need more handicapped parking near main building D & E. Wider aisles for shipment drop-off out front of pads J,K,H,1 or loading docks to the rear of stores. This will allow safe passing of stopped vehicles. Page 2 EIR: Specific Plan 92-022 & Ploy+ Plan 92-490 October 14, 1992 Again entrance traffic signal - Is there going to be one? Buildings should have large numerical addresses; must be consistent with east/west addressing. No suite numbers. Addresses must be at least eight inches tall on contrasting backgrounds. We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, COIS BYRD, SHERIFF Ronald F. Dye, Capt to Indio Station Commander CB.RD.gt C&,-�-4MGFQ,s. I tit Fi%/t.sM Pit O T 14 EtJ' Ct_o5U2.�S _ WE ��L aLSC N�� -,� Wit, i N S_ r� C TA'� L sF t� C�►� C-L o S v �ZE� S (— R L a t,! L:� 0c7 v S Excerpt from the General Plan Policy 3-4.1.2 Primary image corridors shall be defined as streets in the roadway network which are the major urban design statements of the City. Primary image corridors shall consist of boulevard streets with raised, landscaped medians and heavily landscaped areas within and contiguous to the street fights -of -way. Primary image corridors shall include landscape themes which are reminiscent of La Quinta's agricultural past and desert environment Primary image corridors may :nclude vertical landscape elements such as palm trees complemented with a shade -producing understory of canopy trees, such as indigenous, drought tolerant desert species. More water intensive understory canopy trees, such as various citrus species, should be used sparingly in nodes at key locations as highlights and reminders of past agricultural activities. Ground plane landscape materials should evoke a lush image through the use of drought tolerant; low maintenance plant species. Turf should be used in a manner consistent with citrus trees —sparingly and in high visibility locations. Primanl image corridWs shall include street traffic signals, street lighting systems, street furniture, bus shelters, street name signs, and noise berms/barriers which are designed in a coor- dinated and consistent theme unique to La Quinta. At key intersections, primary image corridors shall include treatments which may include special roadway paving, hardscape/screen wall arrangements and displays of public art Policy 3-4.1.3 Primary image corridors shall include the following roadways: • Washington Street • Jefferson Street • Highway 111 • Fred Waring Drive • Calle Tampico • Eisenhower Drive (from Calle Tampico to Washington Street) Policy 3•-4.1.4 SeconaW y image corridors shall be defined as streets in the roadway network which are the secondary urban design statements of the City. Secondary image corri- dors shall consist of streets with raised, landscaped medians and landscaped areas within and contiguous to the street right-of-way. Secondary image corridors shall be consistent with primary image corridors relative to similar landscape materials, street traffic signals, street lighting systems, street furniture, bus shelters and street name signs. However, sewndary street image corridors shall emphasize the use of lower profile indigenous canopy trees, accentuated with the use of citrus trees in various nodes. The use of taller, vertical landscape elements shall be de-emphasized and shall occur in nodes, primarily at street intersections. Policy 3-4.1.5 Secondary image corridors shall include the following roadways: • Miles Avenue • Dune Palms Road (south of the Coachella Valley Stormwater Channel) • Adams Street (south of the Coachella Valley Stormwater Channel) • Avenue 48 • Avenue 50 • Avenue 52 • Eisenhower Drive (south of Calle Tampico to Avenida Bermudas) Policy 3-4.1.6 Agrarian image corridors shall be defined as streets in the roadway network which are designed to evoke a rural ambiance and to provide a strong linkage to the City's agricultural past These corridors are to be located in dose proximity to areas designated 'Rural Residential' on the Land Use Policy Diagram in the Land Use Element. Agrarian image corridors shall incorporate equestrian trails and shall include design themes representative of rural areas, such as shaded country lanes which utilize lower profile indigenous canopy trees accentuated with various citrus species. The use of taller, vertical landscape elements, such as palm trees, shall be de-emphasized Where possible, the use of vertical curbs on the outside lane of the roadway shall be minimized. Street traffic signals, street lighting systems, street furniture, bus shelters and street name signs shall be similar to primary and secondary image corridors, but if possible, shall incorporate more of a rural character. Policy 3-4.1.7 Agrarian Image corridors shall include the following roadways: • Madison Street • Avenue 54 (from Jefferson Street to Monroe Street) Policy 3-4.1.8 Primary gateway treatments shall be defined as street- scape treatments at key intersections leading into the City and into the Village area. Primary gateway treatments may include special paving, street furniture, BRW, Inc. Chapter 3 - Circulation Element City of La Quinta LW_,oavAQ-&FVr 3-21 General Plan Excerpt from the General Plan hardscape/screen wall arrangements, displays of public art, monument signage, landscaping and street lighting. Primary gateways are intended as dramatic design statements indicating the entrance to the City and the Village area. Primary gateway treatments shall occur at the following street intersections: • Fred Waring Drive and Washington Street • Washington Street and Highway 111 • Jefferson Street and Highway 111 • We Tampico and Washington Street • Eisenhower Drive and Calle Tampico Policy 3-4.1.9 Secondary gateway treatments shall be defined as streetscape treatments which are similar to primary gateway treatments except that an emphasis is placed on a less dramatic entry statement. For example, secondary gateway treatments may not include special paving, street furniture or hardscape/screen wall arrangements. The secondary gateway treatment may rely more on the use of landscaping, street lighting and monument signage as the major elements of design. 3-4.1.10 Along primary, secondary and agrarian image corridors the City shall establish appropriate building height limits to ensure a low density character and appearance. Policy 3-4.1.11 LandscSped setbacks we necessary to ensure a high quality and attractive appearance on major streets. Setbacks for walls, buildings and parking areas may MY, if property designed, but ' shall generally be as follows: • Highway 111 - 50 feet • Other Major Arterials - 20 feet • Primary Arterials - 20 feet • Secondary Arterials - 10 feet • Collector Streets - 10 feet Landscaping within these setback areas shall be consistent with the appropriate image corridor designation, if applicable. Policy 3-4.1.12 Special right --of way width and design treatments will be identified for streets within the Village Area, recognizing established set -backs of adjacent developments and the maturity of existing landscaping materials. The following streets will be permitted to remain at a maximum fifty (50) foot right-of-way width: a) Cadiz b) Barcelona c) Amigo Policy 3-4.1.13 Wall openings to allow views into projects from image corridors are desirable and should be required where appropriate as one means of minimizing negative visual impacts of continuous walls. This can also be accomplished by varying setbacks. Policy 3-4 1.14 The City may require adequate parkways, vistas into walled communities, and other features as appropriate. Policy 3-4.1.15 Where desirable, the use of existing natural vegetation including citrus trees, date palm groves, eucalyptus windrows, and oleander hedges should be considered for retention in image corridor landscape designs. Policy 3-4.1.16 Special design treatments for major elements of the City's street system shall be considered in all approvals for related development Policy 3-4.1.17 The Cilys streetscape quality shall be improved by undergrounding of utilities wherever possible. Policy 3-4.1.18 Prevention of visual blight shall be enhanced by the administration of a comprehensive sign ordinance. Public Transit Policies Background - The provision of public bw sft is an integral part of La Quinta's multi -modal circulation system. increased use of public transit in the future will provide benefits such as reduced congestion and Improved air quality. For transit to be successful, it should be property planned so that it is convenient and accessible to users and operates in a timely fashion. The following policies are intended to provide guidance in establishing an expanded transit system to serve the needs of the City and region. BRW, Inc. Chapter 3 - Circulation Element City of La Quints .w-1tKA0-&A" 3-22 General Plan A :I WILI �INCl , _f i i 100 Vi s a; 00 �tl Jefferson Square Proposed Access Van for Jefferson Street Exhibit G NORTH SCALE: 1" =±100' (approx.) I -i PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT 92-241 AND APPROVAL OF SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490. CASE NO. SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490 APPLICANT: JEFFERSON SQUARE WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 24th day of November, 1992, hold a duly -noticed Public Hearing to consider the request of E.F.P Corp. to develop a 260,000 square foot commercial shopping center on a portion of a 23 acre site. The site is bounded by the Whitewater Storm Channel on the north, Highway 111 on the south, and Jefferson Street on the east, more particularly described as: A PORTION OF THE NORTH HALF OF SECTION 29, T5S, R7E, SBBM (APN 617-080-017, 021) WHEREAS, said Specific Plan and Plot Plan request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended) by Resolution 83-68, in that the Planning Director has conducted an initial study and has determined that, although the project could have an 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 92-022 & Plot Plan 92-490, 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 Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan and Plot Plan: 1. The proposed Specific Plan and Plot Plan is consistent with the goals and policies of the La Quinta General Plan. 2. The Specific Plan and Plot Plan are compatible with the existing and anticipated area development. CS/RESOPC.042 - 1 - 3. The project will be provided with adequate utilities and public services to ensure public health and safety. 4. That the project will not impact the abutting streets as they will be fully improved along the frontage of the site as required by the adopted General Plan (Circulation Element). 5. That the conditions imposed are deemed necessary to protect the health, safety, and welfare of the community. 6. That the use(s) is consistent with the provisions of the La Quinta Municipal Code. 7. That the project is consistent with State Law Section 65450 (et. al.). SPECIFIC PLAN GOALS/OBJECTIVES 1. To create a shopping area to serve the City of La Quinta and adjoining cities. 2. To create a unique urban design environment that is appealing to the citizens of La Quinta. 3. To create a harmonious relationship with the adjacent residential neighborhoods (north and east) by buffering the project with streets, setbacks, landscaping, walls, and other architectural features. 4. To create a pedestrian -oriented environment. 5. To provide a balanced transportation system to conserve and reduce air pollution. 6. To provide an adequate supply of on -site parking and landscaping. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 92-241, indicating that the proposed Specific Plan and Plot Plan will not result in any significant environmental impacts as mitigated by the recommended Conditions of Approval; 3. That it does hereby recommend to the City Council approval of the above -described Specific Plan and Plot Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. CS/RESOPC.042 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24th day of November, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California Q 4, "* CS/RESOPC.042 - 3 - PLANNING COMMISSION RESOLUTION 92- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 92-022 & PLOT PLAN 92-490 November 24, 1992 GENERAL: 1. Specific Plan 92-022 and Plot Plan 92-490 shall comply with the requirements and standards of the City of La Quinta Municipal Code, unless otherwise modified by the following conditions. 2. This approval shall expire and become void within one year unless extended pursuant to the City's Municipal Code. 3. Phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior building permit issuance. 4. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: City Fire Marshal Public Works Department - Planning and Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District Imperial Irrigation District California Regional Water Quality Control Board (NPDES Permit) - Caltrans District II Applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. 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. S. 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. CONAPRVL.066 t)4. Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 6. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. FEES AND DEPOSITS 7. In order to mitigate impacts on public schools, applicant shall comply with the following: Prior to the issuance of any building permits, the applicant shall provide the Planning and Development Department with written clearance from the DSUSC stating that their impact fees have been paid. 8. The California Fish and Gzme Environmental filing fees shall be paid. The fee is $1,250.00 plus $25.00 for the Riverside County document processing. The fee shall be paid within 24 hours after approval by the City Council. 9. Applicant shall pay all fees and deposits required by the City for processing, plan checking, and construction inspection. The fee and deposit amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 10. 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. IMPROVEMENT AGREEMENT 11. Applicant shall construct, or enter into an agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of the final map. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. If improvements are phased, off -site improvements and property -wide improvements such as perimeter walls and landscaping, common drainage basins or mains, and perimeter landscaping shall be constructed or secured prior to approval of the plot plan. 12. The applicant shall develop phases in the order of the approved phasing plan so that improvements required of each phase are complete prior to issuance of Certificates of Occupancy within any subsequent phases. The City Engineer may consider proposals by the applicant to stage the installation of off -site and property -wide improvements CONAPRVL.066 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 normally secured with the first phase (i.e., off -site improvements, perimeter walls and perimeter landscaping) with the orderly development of all phases within the plot plan. 13. 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 Caltrans and the City Engineer. Right of way geometry for cul-de-sacs, knuckle turns and corner cut -'jacks for State Route 111 improvements shall conform with Caltrans requirements or as approved by the City Engineer. Right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs for all other improvements shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. Dedications shall include: A. Jefferson Street - 60-foot half width, plus additional to accommodate any right turn refuges and dual left turn lanes and an exclusive right turn lane at SR 111, plus additional as required by the intersection alignment study required herein. B. State Route 111 - 86-foot half width, exclusive bus turnout, additional width as necessary to accommodate exclusive left and right turn lanes and alignment changes resulting from the intersection alignment study required below. C. Right-of-way or easements as required to provide access for emergency service equipment. D. Mutual access easement to adjacent property to the west over the most westerly access drive. E. Parcels and easements as required by CVWD. 14. Applicant shall create, and offer to dedicate, common area setback lots, of minimum width as noted, adjacent to t:1e following street rights of way: A. Highway 111 - 50 feet wide; and B. Jefferson Street - 20 feet wide. 15. Applicant shall dedicate blanket easements over the setback lots for the purpose of sidewalks and/or bikepaths. 16. The applicant shall vacate vehicle access rights to abutting public streets. Access to those streets shall be restricted to street intersections and approved emergency access locations. CONAPRVL.066 3 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 17. Applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, common areas, and centralized mail delivery units. PROTECT DESIGN: 18. Development of the project site shall comply with Specific Plan 92-022 and Plot Plan 92- 490 and the following conditions, which conditions shall take precedence in the event of any conflict with the plans and exhibits. 19. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning & Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the project design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (terming, walls, and landscaping, etc.), and other techniques. 20. A minimum six -foot -high, masonry wall shall be provided along the north side of the project. The exact location, design, and materials shall be subject to review and approval by the Planning and Development Department. 21. The requirements of the City's Off -Street Parking Ordinance shall be met for each development phase of the project. 22. This approval does not authorize the construction of the pad sites. These buildings' specific locations, design, height, and size shall be subject to separate plot plan review and approval by the Design Review Board and Planning Commission. 23. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed to minimize light and glare impacts to surrounding property. All lighting to be installed shall be subject to review and approval by the Planning and Development Department. Applicant shall submit plans for street lighting along roads, if any, for review and approval by the Planning and Development Department. BUILDING AND SITE DESIGN 24. The development shall be gcverned by the following: CONAPRVL.066 4 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 A. All ground -mounted mechanical equipment shall be screened from view by methods approved by the Planning and Development Department. B. No two-story buildings shall be allowed within 150-feet of Jefferson Street or Highway 111. C. All roofing material within the project shall be clay or concrete tile barrel. The color of the roof tiles shall consist of desert hues and be approved by the Design Review Board. D. A building addressing plan shall be submitted to Building and Safety and to the Fire Department for review during plan check. The minimum building address size lettering shall be eight inches. E. Screening of the parking lot surface shall be provided from all adjacent streets through use of berming, landscaping and/or short decorative walls. The minimum vertical height shall be 42 inches. F. Handicap access, facilities and parking shall be provided per Federal, State, and local requirements. G. No overhead or similar door shall open to the north or towards any residentially zoned property unless adequate screened from noise and visibility to the satisfaction of the Planning and Development Director. H. Variety in setbacks and siting shall occur in development of the future pad sites, but in no case shall the building setback line be less than the minimum building setback requirement. I. 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. J. Parking lot striping plan including directional arrows, stop signs, no parking areas, parking spaces shall be approved by Planning and Development and Engineering Departm-.nts prior to issuance of building permits. K. Plot plan or conditional use permit applications, as deemed necessary by C-P-S Zone requirements, shall be processed for each pad site. L. The Planning Commission shall conduct annual reviews of this specific plan until the project is completed. 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 CONAPRVL.066 5 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 agrees to furnish suchevidence of 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. M. The final landscape plan shall utilize trees and palms along Highway 111 and Jefferson Street and the entry drives into the project. Palms should not be used as shade trees for the parking lot areas unless they are massed because the applicant will not be able to meet the City's landscape shading requirements which call for 50 % of the parking shall be shaded. Canopy shade trees may be used in the parking lot. N. Accent tree uplighting shall be used along both major streets and along the main entry drives. Q. A master sign program shall be reviewed and approved by the Design Review Board and Planning Commission prior to any on -site building construction. P. A trellised pedestrian arcade shall be built along the front of the shopping center to shield the customers and store owners from the intense summer sun. The maroon canvas awnings may be used under the trellis as an accent treatment to the overall design of the shopping complex. The location and design of the trellis arcade shall be approved by the Design Review Board. Q. The exposed neon tubing which is mounted to the top of the building complex should be used sparingly throughout the shopping center because the neon will distract from the architectural elements of the center plus it could be a distraction to Highway 111 traffic. The exposed neon may be used around buildings C, D, E, and F.The exposed neon tubing shall be mounted in a recessed stucco channel and the location and/or color shall be approved by the Design Review Board during plan check. R. A special landscape design shall be submitted for the intersection of Highway 111 and Jefferson Street because it is a "gateway" intersection. The applicant should prepare a formal landscape plan which uses citrus trees, decorative hardscape, desert landscape, uplighting, and public art as a focal point for this primary intersection. The landscape area should be approximately 50 feet by 100 feet (5,000 square feet). The plan shall be approved by the Design Review Board and by the Arts in Public Places Committee. CONAPRVL.066 6r Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 S. All roof mounted mechanical equipment should be screened by the building wall parapet (e.g., 32-inch parapet). T. The minimum dimension for a parking lot planter should be seven feet wide. U. The final concept building plans (all sides) shall be reviewed by the Design Review Board prior to submittal of the construction drawings to the Building and Safety Department. The Board shall review all items generally noted above plus include the items discussed by the Design Review Board at their meeting of November 18, 1992. GRADING 25. Prior to issuance of any grading or building permits, the applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: A. The use of irrigation during all construction activities; B. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 26. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 27. Applicant shall comply with provisions of the Master Plan of Drainage, including payment of fees required therewith, and the City's Flood Protection Ordinance. 28. Prior to 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 Environmental Assessment 92-241, 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 CONAPRVL.066 7 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 92-241, Specific Plan 92-022 and Plot Plan 92-490 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 mitigating measures of Environmental Assessment 92-241, Specific Plan 92-022 and Plot Plan 92-490. The Planning and Development Director may require inspections or other monitoring to assure such compliance. 29. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to approval of the plot plan. The grading plan shall conform with the recommendations of the soils report. The soils engineer and/or the engineering geologist shall certify to the adequacy of the grading plan. DRAINAGE 30. The project shall be graded to permit storm flow in excess of retention capacity to flow into the Whitewater River Channel. Pipes shall be sized to prevent ponding in parking areas from exceeding six inches during a one hundred year storm event. The project shall be graded to receive s':orm flow from adjoining property at locations that have historically received flow. 31. The tributary drainage area for which the applicant is responsible shall extend to the centerline of any public street contiguous to the site. 32. In design of retention facilities, the percolation rate shall be considered to be zero unless Applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield shall be installed to percolate nuisance water in conformance with requirements of the City Engineer. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 33. The design of the project shall not cause any change in flood boundaries, levels or frequencies in any area outside the project. 34. Applicant shall construct storm water facilities along the north side of Highway 111 as required by the City Engineer. CONAPRVL.066 8 !•° Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 UTILITIES 35. All existing and proposed utilities adjacent to or on the proposed site or shall be installed in underground facilities. Electric power lines over 12,500 volts are not subject to this requirement. 36. Underground utilities in areas where hardscape surface improvements are planned shall be installed prior to construction of the surface improvements. Applicant shall provide certified reports of utility tre:lch compaction tests for approval of the City Engineer. 37. The applicant shall comply with the requirements of the Coachella Valley Water District including dedication of parcels, lining of the Whitewater River Channel and other requirements of their letter of October 2, 1992. STREET AND TRAFFIC IMPROVEMENTS 38. The City is contemplating adoption of a Major Thoroughfare Improvements Ordinance. The Ordinance is intended to distribute the cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the Ordinance is adopted at least 60 days prior to the issuance of a building permit, this project shall be subject to the provisions of the ordinance. If the Ordinance is not adopted the Applicant shall construct street improvements within and contiguous to the project as listed below. 39. Improvement plans for all on- and off -site streets shall be prepared by a registered civil engineer. Improvements to State Route 111 shall be designed and constructed in accordance with the requirements of Caltrans and the City Engineer. Other improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings and as approved by the City Engineer. The applicant shall perform an alignment study of S.R. 111 and Jefferson Street to determine the design of the Jefferson/S.R. 111 intersection. The study shall extend 500- feet in all directions beyond the boundaries of the applicant's site. If total required improvements to S.R. 111 exceed $300,000, the applicant shall perform a Project Study Report if and as required by Caltrans. Pavement design shall consider soil strength, anticipated traffic loading and design life. The minimum pavement section shall be 3" AC/4" Class 2 base for on -site work and 41h "/6" for arterial and collector streets. CONAPRVL . 0 6 6 9 �, , Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 40. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and centralized mail delivery units approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. Enhancements to existing improvements may be required to integrate the proposed improvements with existing conditions. This includes street width transitions extending beyond tract boundaries. 41. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1. Jefferson Street - Three travel lanes on west side (39' curb to curb) plus required turn lanes. Install 8-foot sidewalk. 2. S.R. 111 - Install three travel lanes and shoulder on north side (estimated 46' curb to curb), median island, required turn lanes, exclusive bus turnout with pedestrian walkway to site, and 8-foot sidewalk. B. ON -SITE STREETS 1. As required by the City Engineer. Shall include at least one 24' access road each to Jefferson Street and S.R. 111. C. TRAFFIC SIGNALS 1. Jefferson Street at North Entry Drive - Full traffic signal. If the signal is warranted when this development occurs (as determined by the City Engineer), the applicant shall design and construct the signal at the applicant's expense. If the signal is deferred until warranted at a later date, the applicant shall pay cash or provide security in guarantee of cash payment for 50 % of the cost to design and construct the signal. 2. S.R. 111 at West Entry Drive - Full traffic signal. If the signal is warranted when this development occurs (as determined by the City Engineer), the applicant shall design and construct the signal at the applicant's expense. If the signal is deferred until warranted at a later date, the applicant shall pay cash or provide security in guarantee of cash payment for 25 % of the cost to design and construct the signal. CONAPRVL.066 10 1 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 3. S.R. 111 at Jefferson - Traffic signal modifications as determined by the alignment study and as approved by the City Engineer. If the modifications are warranted when this development occurs (as determined by the City Engineer), the applicant shall design and construct the modifications at the applicant's expense. If the modifications are deferred until warranted at a later date, the applicant shall pay cash or provide security in guarantee of cash payment for 25 % of the cost to design and construct the modifications. 42. Access points and turning movements of traffic shall be restricted as follows: A. S.R. 111 - Unrestricted at most westerly access drive. Right-in/right-out at drive approximately midway between the west property line and Jefferson Street. B. Jefferson Street - Unrestricted at intersection with Vista Grande. Right -in only at drive between this intersection and S.R. 111 (Exhibit "G"). LANDSCAPING 43. The applicant shall provide landscape improvements in the setback lots along Jefferson Street and State Route 111. Design of these setbacks shall be reviewed by the Design Review Board and approved by the Planning Commission. The applicant is encouraged to minimize steep slope designs. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of str; et curb. 44. Prior to approval of building permits, the applicant shall prepare a water conservation plan which shall include consideration of: A. Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low- water usage landscaping materials, and programs to increase the effectiveness of landscape, as recommended by Coachella Valley Water District and the State Department of Water Resources. B. Methods for maximizing groundwater recharge, including the construction of groundwater recharge facilities. C. Methods for minimizing the amount of water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. CONAPRVL.066 11 e.d Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 45. Applicant/developer shall submit a landscape and irrigation plan, which shall be designated to feature drought tolerant plant species, and the latest water conserving irrigation technology. The plan(s) shall be subject to initial review by the Design Review Board and the Planning Commission, with subsequent final review and acceptance by Coachella Valley Water District prior to landscape construction. Evidence of CVWD acceptance shall be submitted to the Planning and Development Department. 46. Desert or native plant species and drought resistant planning materials shall be encouraged. Provision shall also be made for planting materials which provide forage and nesting areas for nearby wildlife. 47. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. The plans and proposed landscaping improvements shall be in conformance with requirements of, and be signed by, the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 48. Applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 49. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. PUBLIC SERVICES 50. The applicant shall comply with the requirements of the City Fire Marshal, who may approve alternate means of compliance where deemed appropriate and equivalent to these standards: A. The access road proposed along the northern boundary of the project shall be completed during Phase I to provide through circulation. B. All future building expansions shall be subject to a site plan review/approval prior to issuance of building permits. CONAPRVL.066 12 !9 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 C. A minimum unobstructed width of 24 feet shall be maintained for all access roads, with certain areas designated as fire lanes. D. The water mains shall be capable of providing a fire flow of 5000 gpm and an actual fire flow availzble from any two adjacent hydrants shall be 2500 gpm for two hours duration at 20 psi. E. A combination of on -site and off -site Super hydrants (6" X 4" X 2-1/2" X 2-1/2") shall be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. F. The required water system including fire hydrants shall be installed and accepted by the Coachella Valley Water District prior to any combustible building material being placed on the site. G. Prior to issuance of building permits, the applicant/developer shall furnish one blueline copy of t:ze water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location spacing, and the system shall be designed to meet the fire flow requirements. Plans shall be designed to meet the fire flow requirements. Plans shall be signed/approved by the local water company and a registered civil engineer 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. H. Buildings shall be constructed so that the fire flow required for any individual building or unseparated area does not exceed 3500 gpm. I. Final conditions and requirements with regards to type of construction, area separations, or built-in fire protection systems will be addressed when the building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. 51. Applicant/developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The applicant/developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and steel & aluminum cans. CONAPRVL.066 13 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 B. All on -site recycling bins shall be by approved masonry walls or other architectural features. 52. Applicant/developer shall provide for transit amenities as may be necessary. These amenities shall include, as z minimum, a bus turnout location and passenger waiting shelter along Highway 111, the precise location of which shall be determined by Sunline Transit. QUALITY ASSURANCE 53. The City is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, applicant shall fully comply with the quality - assurance program. If the quality -assurance program has not been adopted, applicant shall employ or retain a California registered civil engineer, geotechnical engineer or land surveyor, as appropriate, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer shall provide the following certifications and documents upon completion of construction: A. Upon completion of the improvements, a statement on the "as built" plans as follows: "The construction of all improvements on these plans was properly monitored by qualified personnel under my supervision for compliance with the plans and specifications. The work shown hereon was constructed as approved except as otherwise noted. Noted exceptions have been approved by the City Engineer." B. Prior to issuance of any building permit, a separate document bearing the engineer's or surveyor's seal and signature, that lists actual building pad elevations. The document shall, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by phase and shall be cumulative if the data is submitted at different times. CONAPRVL.066 14 i j( S Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 54. Applicant shall provide the City a set of "as built" reproducible drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer certifying to the as -built condition. MAINTENANCE 55. Adequate provision shall be made for continuous maintenance of all landscaping and related features. 56. Applicant shall maintain the landscaped areas of the project such as the landscaped setback lots and retention basins. Applicant shall maintain all off -site improvements until final acceptance of the improvements by the City. MISCELLANEOUS 57. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. 58. Appropriate approvals shall be secured prior to establishing any construction or sales facilities, and/or signs on the subject property. 59. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information shall be analyzed prior to the preparation of the plan. At a minimum, the plan shall: (1) identify the means for digging test pits; and (2) provide for further testing if the preliminary results show significant material are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistants)/representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number CONAPRVL.066 15 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 November 24, 1992 for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily diver, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation, or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analyses to be prepared and published and submitted to the Planning and Development Department. 60. All on -site billboards shall be removed prior to the issuance of a building permit. 61. The on -site parking space frcnt Highway 111 will be allowed to be within 25 feet of the new property line provided visual screening is constructed. 62. A parking analysis shall be submitted to the Planning and Development Department prior to any developer of the freestanding pad buildings in the future. The study shall be presented to the Planning Commission for their review and approval. In each study, building size adjustments shall be made if it is determined that a parking deficiency exists. CONAPRVL.066 16 �x' PH #5 STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 24, 1992 CASE NO: PLOT PLAN 91-456, AMENDMENT #1 APPLICANT: THE KOENIG COMPANIES REQUEST: APPROVAL OF AN AMENDMENT TO ALLOW THE REDUCTION OF THE SIZE OF THE PROJECT FROM 116,600 SQUARE FEET TO 85,650 SQUARE FEET ON 9.25 ACRES REDUCED FROM 11.8 ACRES. LOCATION: NORTHWEST CORNER OF WASHINGTON STREET AND CALLE TAMPICO ENVIRONMENTAL CONSIDERATIONS: A NEGATIVE DECLARATION WAS APPROVED IN CONJUNCTION WITH THIS APPLICATION DURING THE ORIGINAL APPROVAL IN 1991. NO CHANGES WHICH WOULD INCREASE IMPACTS ARE PROPOSED. THE REDUCTION IN THE SIZE OF THE PROJECT WILL REDUCE THE IMPACTS THAT MAY BE EXPECTED. THEREFORE, NO ADDITIONAL ENVIRONMENTAL CONSIDERATION IS DEEMED NECESSARY. BACKGROUND: This project was originally approved in April, 1991. The project approved at that time consisted of a 116,600 square foot shopping center on an 11.8 acre site. The approved project consisted of a supermarket, drug store, retail shops, and four pad buildings. In addition, to the plot plan application, a general plan amendment and change of zone allowing commercial usage were also approved by the City Council in April, 1991, to permit the project. REVISED SUBMITTAL: The amendment request proposes to delete 2.56 acres of the site from the project. This area is located adjacent to the northwest corner of the site. In conjunction with the reduction of the site area, the square footage of the project has been reduced by approximately 31,000 square feet of floor space. Most of this reduction comes from the elimination of the previously approved PCST.088 1 drug store site. The 18,000 square foot detention basin which was previously located at the northwest corner of the site has been deleted from the project. DESCRIPTION OF SITE: The project site still contains approximately 700 feet of frontage along Calle Tampico and Washington Street. The property is presently vacant and void of any significant vegetation. Power poles run along Calle Tampico and transverse the site from north to south. The property is made up of one parcel and a portion of the second parcel. The site is relatively flat. STATISTICAL DATA: Land Area: 9.25 acres Building Area: 85,645 square feet (future expansion included) Land/Building Ratio: 3.7/ 1 Parking —Provided: 491 stalls Parking Required: 313 stalls (all retail) Parking Ratio: 5.73 per 1000 square feet of floor area SITE DESIGN: The market structure has been relocated from the northwest corner of the site to the west end of the site fairly close to Calle Tampico. Shop buildings have been provided to the south and attached to the market and to the .northeast of the market in a detached building. Four pad structures are proposed. Three along Washington Street and one adjacent to Calle Tampico. These structures are fairly close to the previously approved locations. The four pad buildings vary in size from 4,500 square feet to a maximum of 5,600 square feet. Adjacent to the 4,500 square foot pad is a small area shown which could be utilized for outdoor eating. Parking is provided in the center of the site, adjacent to the streets, and around the backside of the market structure to the north. CIRCULATION/PARKING: Access is still provided from two driveways on each street. The northerly driveway on Washington Street would be a shared drive with the property to the north when it develops. At the time of the original approval, a senior citizens type of housing project was being discussed for the northerly property. However, that project has been tabled and no further development has been proposed for that site. This access would be a full turn movement and would be PCST.088 signalized. The second access on Washington Street has been shown somewhat north of the original location. The revised location would be approximately 370 feet north of the Calle Tampico and Washington Street intersection. This access would be a right turn in/out only. On Calle Tampico, there would be a full turn movement driveway located near the center of the site. This driveway will align with the driveway into City Hall and will be signalized. The second access would be adjacent to the westerly property line and primarily provide access to the rear of the market and a small parking area behind the market and shop #l. This driveway will be a right turn in and out only. The majority of the parking within the center of the property has been designed to be angled and one way. The Applicant has provided adequate parking to meet our present parking requirements assuming the supermarket and other areas will be utilized for retail purposes. If some uses requiring additional parking are proposed, it appears that adequate parking will be available. LANDSCAPING/SCREENING: The Applicant has submitted a conceptual landscaping plan for this project. A new feature which has been incorporated is a "reflection pond" at the intersection of Washington Street and Calle Tampico. The Applicant has verbally indicated that some type of public art piece would be provided in the area of this reflection pond. The Applicant has provided a minimum 20 foot landscape setback adjacent to both streets as required. The setback adjacent to the buildings as shown on the plans further increases the setback adjacent to the street. Screen walls are shown adjacent to the parking lot areas to provide the required screening. Generally speaking, Date Palms are utilized to line the entries to the project. These are interspersed with canopy type trees. This theme would be continued around the perimeter of the site. The Applicant indicates that along the north side of the market and shop #2 and along the west side of the market, solid tree screens will be provided to screen the project from adjacent properties. It should be noted that these adjacent properties to the west and to the north beyond the original project site are zoned residentially. The 2.56 acres eliminated from the project site is zoned C-P. Within the main center portion of the parking lot, the Applicant indicates the use of 35-foot high Date Palms. Staff would note that our Parking Ordinance requires that 50% of the parking lot be shaded within 15 years of planting. As presently shown, Staff feels that this shading requirement would not be complied with. Further study and possibly some revision will be necessary to comply with this requirement. The landscaping plan indicates deccrative paving will be utilized at each of the driveway entries to accent and delineate the driveway locations. PCST.088 3 As previously mentioned, the Applicant shows heavy plantings of trees along the north and west property lines for screening. The Municipal Code requires a six foot masonry wall between commercial and residential properties. Along the west side, adjacent to the market, a wall would be required. As previously mentioned, adjacent to the 2.56 acres which has been deleted from the project, the area is presently zoned commercial. However, it appears that the only practical future use of this commercially zoned property would be an expansion of this shopping center in the future. It is conceivable that this property could be rezoned for residential use. If it is rezoned, then Staff feels that the masonry wall needs to be provided adjacent to this area along the north along the perimeter of the revised commercial site. The wall should be provided at this time unless specific plans for expansion are provided. An alternative would be to provide a bond for this wall, with the wall to be installed if the property is rezoned to residential and not used for commercial purposes. ARCHITECTURAL DESIGN: The architectural design is identical to that previously approved. The project will be Spanish in nature and utilize exterior cement plaster, tile accents, wood trellis, and a multi -color mission clay tile roof. A maximum 50-foot high Spanish tower structure is shown on the south facing side of shop #2. For the most part, the west and north elevations of the market and the north and west elevations of shop #2 are plain stucco walls. There is some scoring or pop -outs indicated. However, the Applicant's intention is to provide the heavy landscape screen at the property line to screen view of this area. The architecture of this shopping center is very similar to that of the Village at Indian Wells located at the corner of Cook Street and Highway 111. This shopping center was also built by the Applicant several years ago. No indication of the architecture of the pad buildings has been submitted at this time. It will be necessary for the Applicant to submit plot plan applications for those pad buildings when construction is proposed. DESIGN REVIEW BOARD: The Design Review Board reviewed this item at their meeting of November 4, 1992. There was discussion regarding Staff's recommended Conditions of Approval. The majority of the discussion pertained to additional architectural treatment on the west side of shop #1 and parking lot shading. The Design Review Board recommended approval of the project subject to conditions recommended by Staff. They did amend three of the conditions. Those Conditions of Approval are noted in the draft resolution and deal with additional architectural treatment to the west of shop #1, the stucco finish, and parking lot tree shading. ANALYSIS: The overall concept of the revised plan is acceptable. There are a number of items Staff feels should be noted as follows: PCST.088 4 1. At this time there is excess parking based on all retail uses. As other types of uses are proposed, it will be necessary to re-evaluate the amount of parking available. 2. Because of the existing residential zoning to the north (beyond the deleted area) and west of the project site, the back areas of the project will need to be well designed to minimize adverse conditions (i.e., loading areas, trash areas, delivery traffic, etc.). This necessitates screening of the loading areas, limitations on delivery times, heavy landscaping and shielding of exterior light sources. 3. The Off -Street Parking section of the Code requires shopping cart parking lot storage areas. This submitted plan does not indicate these at this time. These will need to be provided by Code in a manner which does not interfere with the off-street parking areas. 4. The proposed public art will need to be reviewed and approved as required by Ordinance. 5. The 2.56 acres which has been deleted from the project is presently zoned C-P (general commercial). As it is provided, this area does not lend itself to a separate commercial project. It is located away from the street and does not have direct access to a street. If this site is not used for future expansion of this shopping center, Staff feels that it should be rezoned to residential. 6. Presently the northern portion of this property is part of a larger parcel which continues to the north to the La Quinta Evacuation Channel. A parcel map will need to be submitted and approved at some time in the near future prior to development of this project. RECOMMENDATION: Staff recommends that Planning Commission approve Amendment #1 to Plot Plan 91-456, subject to the attached conditions. Attachments: 1. Location map 2. Plan exhibits 3. Comments from various City Departments and agencies. 4. Copy of draft Design Review Board Minutes for November 4, 1992. 5. Draft Conditions of Approval PCST.088 5 - cAL L E rAmp/CO CASE No. GPA 91-035 PP 91-456 CZ 91-063 i N'T S ORTH SCALE: LOCATION MAP NTS �, IMP��IN� IRRIGRiION �ISiR Y' at COACHELLA VALLEY POWER DIVISION 81.600 AVENUE 58 • P.O.BOX 1080 *LA QUINTA, CALIFORNIA 92253-1080 TELEPHONE (619) 398-5811 • FAX (619) 398-5848 PD-DDC November 13, 1992 Mr. Stan Sawa, Principal Planner City of La Quinta 78-106 Calle Estado La Quinta, CA 92253 Dear Mr. Sawa: CITY tls PLANNNG DEP RPM ENT Subject: PP 91--456, Amendment No. 1, Koenig Companies, Northwest Corner of Washington Street and Calle Tampico In response to your letter dated October 26, 1992, relating to the above, please note the following: 1. The Imperial Irrigation District will need a ten (10) foot Public Utility Easement (PUE) along the entire eastern and southern perimeters of this project, bordering Washington Street and Calle Tampico. The easement can be incorporated into areas designated for landscape or buffer zones. 2. Other easements will be required to provide electrical service to whatever type of facilities are constructed on the site. The width and location of the easements will be determined upon receipt of final plans for the project. 3. All existing overhead conductors will be replaced with underground conductors at the developer's expense. They will be located in concrete encased duct banks constructed at the developer's expense. The number and size of these duct banks will be determined by the location of the load centers of the development. 4. Transformers and distribution switches will be of the padmount variety and range in height above ground from 36 inches to 72 inches. Details of required clearances around these devices will be furnished at a later date. City of La Quinta -2- November 13, 1992 If you should have any questions regarding this matter or if I might be of some assistance, please advise. Yours very truly, THOMAS F. LYONS, JR. Engineer, Senior Coachella Valley Division SunLine Transit Agency MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County 1 Mr. Stan Sawa, Principal Planner City of La Quinta P. O. Box 1504 La Quinta, CA 92253 RE: PP91-456, Amendment #1 Dear Stan: November 5, 1992 Thank you for allowing SunLine Transit Agency to review the plans for the Koenig Company to be located on the northwest corner of Washington and Calle Tampico. As you know, SunLine Transit Agency operates Line 4 in the vicinity of this project. When the original plans were first submitted to SunLine Transit Agency in 1990, a bus turnout was included in the plans, and located on Calle Tampico close to the intersection with Washington Street. In February 1991, we received plans for this project which were a revision to the project and did not include the bus turnout. SunLine Transit Agency sent a ]Letter to you dated February 26, 1991 asking that the city reinstate the bus turnout as a condition on the developer. We were under the impression that this had occurred. The plans I have accompanying the Amendment #1, do not include a bus turnout. We again ask the city's cooperation in requesting the developer include a bus turnout on Calle Tampico, close to the intersection of Washington Street. I wculd suggest that it be located behind Pad A. In addition, we request that a pedestrian walkway be made available from the bus stop into the primary store. Please let me know how I can assist Transit Agency is more than willing with the city to design a mutually Yours very truly, SUNLINE TRANSIT AGENCY Debra Astin Director of Planning DA/n you in this matter. SunLine to work with the developer and acceptable stop. 32-505 Harry O.iver Trail -Thousand Palms, CA 92276 .(619) 343-3456 • FAX (619) 343-3845 A Public Agency RIVERSIDE COUNTY C LINTY° FIRE DEPARTMENT OP - - RIVERSIDE rAr- .1,i, _ 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 V (714) 657-3183 GLEN J. NEWMAN FIRE CHIEF To: City of La Quinta Planning Division Attn: Stan Sawa Re: Plot Plan 91-456 (�� a s 0 V Q 3 1992 GiTY C� ?.l GtilNltl PLANiWir—, I:JE^ARTMEMT November 2, 199P This letter supercedes Fire Department letter dated April 2, 1991. With respect to the condition of approval regarding the above referenced Plot Plan, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or Riverside County Fire Department protection standards: 1. The water mains shall be capable of providing a fire flow of 5000 gpm, and an actual fire flow available from any two adjacent hydrants shall be 2500 gpm for 2 hours duration at 20 psi. 2. A combination of on -site and off -site Super fire hydrants, (6" x 4" x 2 1/2") on a looped system, will be located not less than 25' or more than 165' from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 3. Prior to issuance of building permit applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and spacing, and, the system shall meet fire flow requirements. Plans shall be signed/approved by a registered civil engineer and 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." 4. The required water system including fire hydrants shall be installed and operational prior to the start of construction. ❑ INDIO OFFICE 79-733 Country Club Drive, Suite F, Indio, CA 92201 (619) 342-M • FAX (619) 775-2072 -1- PLANNING DIVISION ❑ RIVERSIDE OFFICE 3760 12th Street, Riverside, CA 92501 (714) 275-4777 0 FAX (714) 369-7451 ❑ TEMECULA OFFICE 41002 County Center Drive, Suite 225, Temecula, CA 92Y (714) 694-5070 • FAX (714) 694-5076 9b printed on recycled pal To; Planning Division November 2, 1992 Rea PP 91456 Page 2 5. Buildings shall be constructed so that the fire flow required for any individual building or unseparated area does not exceed 3500 gpm. 6. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the buildings. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department Job Card must be at the job site for all inspections. 7. If the building is used for high piled/rack storage, the building construction and fire sprinkler system must meet NFPA 231C and Article 81 of the 1991 Uniform Fire Code. e. Install a supervised waterflow fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protect'�on Association Standard 71. 9. Install a manual pull, smoke detection and voice evacuation fi-e alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 10. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning & Engineering office for submittal requirements. 11. Install panic hardware & exit signs as per Chapter 33 of the Uniform Building Code. 12. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 13. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC in rating. Contact certified extinguisher company for proper placement of equipment. 14. Install Knox Lock Boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Lock Boxes. This form must be authorized and signed by this office for the correctly coded system to be purchased. 15. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained l)i within twelve months. c To: Planning Division Re: PP 91456 November 2, 1992 Page 3 Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 863-8886. Sincerely, RAY REGIS Chief Fire Department Planner By m.. Tom Hutchison Hutchison Fire Safety Specialist imp Design Review Board Minutes November 4, 1992 en �_ 13. Chairman Harbison asked if the tile accents on the other buildings could be incorporated into the same area instead of the signs. Discussion followed regarding the number of buildings that had a tile roof. 14. Following the discussion, Chairman Harbison asked for a vote. VOTE: AYES: Boardmember Rice; NOES: Boardmembers Anderson, Curtis, Wright, Campbell, Planning Commissioner Marrs, Chairman Harbison; ABSENT: None; ABSTAIN: None. It was noted that the request is therefore recommended for denial. B. Sian Avvlication 92-186; a request of the Auto Club for approval of a sign modification to the sign program at III La Quinta Center on the north side of Highway I I I between Washington Street and Adams Street. 1. Principal Planner Stan Sawa presented file in the Planning and Development the information contained in the Staff report, a copy of which is on Department. 2. Planning Commissioner Marrs asked if the logo touched the bottom roof tiles. Staff replied it appeared to be touching but is not because the two surfaces are 6 feet apart. Discussion followed regarding the crowding of the logo with the cornice at the top. 3. Mr. Cary Evans, Facilities Construction Planner for the Auto Club, stated their reasons for designing the sign as they did. 4. Following discussion, it was moved by Boardmember Anderson and seconded by Boardmember Rice to approve the signage as recommended subject to centering the sign between the cornice and tile roof on the north and south elevations only. Unanimously approved. C. Plot Plan 91-456; a request of The Koenig Companies to amend a plot plan to reduce the size of a project from 1 6eS600 �sq are feet to er of Washington Streetandgand Calle on 9.25 acres located on the north Tampico. DRB11-4 1. Principal Planner Stan Sawa presented inhe information contained in the the Planning and Development Staff report, a copy of which is on file Department. 3 ." 6 Design Review Board Minutes ` M November 4, 1992 2. Boardmember Curtis asked if at anytime any potion of the landscaping would become part of the City's Landscaping and Lighting District for City maintenance. Staff replied that it had been the City's policy to have the developer retain the maintenance of commercial projects. 3. Boardmember Anderson asked Staff to clarify Condition of Approval #3 regarding "decorative nature". Discussion followed as to what Staffs intent was and how to reword the condition. 4. Boardmember Rice inquired if the center had made application to Art in Public Places for any art work. Staff replied this had not been required as of yet. 5. Mr. John Koenig, president of The Koenig Companies, stated the reasons for the reduction in the size and gave a description of the project. He stated he had no objections to Staffs recommendations with the exception of the requirement of Condition #4 for additional architectural treatment on the west side of shop #1. Following discussion as to alternatives, it was decided that a trellis treatment same as that used on the south side of the market would suffice for the present. 6. Mr. Koenig also responded that the reflective pool at the corner of Calle Tampico and Washington Street was being designed to contain a sculpture for their art requirement. He further stated that regarding Condition #3, his intent was to have a smooth lumpy texture as he had done for the project in Indian Wells. 7. The Board discussed with the Applicant the requirement of 50% shading required in the parking lot. All stated the difficulty in obtaining the required 50 %® . 8. Following discussion, it was moved by Boardmember Curtis and seconded by Boardmeinber Anderson to recommend to the Planning Commission approval of the project subject to Staffs recommendations and with the following modifications: Cgndi ion "shall be of an appropriate finish approved by the Design Review Board". Condition #4: Add - "To install a trellis on the west elevation of Shop #1." DRB11-4 4 'Tj Yr {J2`ti 1 ✓Vn X fT. ., Design Review Board Minutes November 4, 1992 n i i n�: Add - "This includes the requirement for 50% shading of the parking lot area subject to Staff approval." Unanimously approved. Boardmember Curtis asked to be excused for a previous appointment. Sv�� ific Plan 92 022 and Plot Plan 92-456; a request of E.F.P. Corporation to D. establish development standards fora futureshopping Street. center requespto develop a northwest corner of Highway 111 and J 253,400 square foot commercial shopping center on ±20 acres. 1, Principal Planner Stan Sawa presented fiinhe information contained in the the Planning and Development Staff report, a copy of which s on Department. 2. Michael Hurst, architect for the project, gave a review of the project. 3. Boardmembers questioned the architect ena�lt wnings material various and colosuch rs, he the stained glass, the shell structure neon bars, and the access entries off Jefferson Street. 4. Mr. Ed Carnes, Vice President E.F.P. Corporation, explained to the Board the reason for the redesign of the driveways. 5. Boardmember Wright asked the architect to explain the interior floor treatment in the arcade area. Mr. Hurst replied it was to be of an outdoor patio environment, air conditioned and planted to resemble a tropical oasis. Discussion followed as to the concern regarding the environmental problems this could cause. 6. Boardmember Campbell asked if the applicant had any signage plans. Mr. Hurst stated each tenant would be separate and there would be a directory on the interior for each of the tenants. 7. Mr. Carnes addressed the Board regarding the type of factory outlet tenants that would be sought after. g. Boardmember Anderson expressed his concern that the design of the architecture lacked continuity and was not similar in architecture to what he envisioned to be the image of La Quinta. He felt the project should be traditional or more southwestern or Spanish in design. 5 DRB11-4 $ CONDITIONS OF APPROVAL PLOT PLAN 91-456 - AMENDMENT #1 NOVEMBER 24, 1992 * Amended by Planning Commission 4-28-92 ** Amendment #1 GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91-456, Amendment #1, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date (November 24, 1991); otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. There shall be no outdoor storage or sales displays without specific approval of the Planning Commission. **4. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Alternative parking lot lighting plans utilizing light pole standards varying in height from 20 feet to 35 feet shall be submitted to the Planning Director for review and approval prior to issuance of a building permit. Light standard type and height with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off-street parking requirements. **5. Adequate trash enclosures shall be provided for all structures and provided with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact local waste management company to insure that enclosure size is adequate. Should recycling be required, recycling bins with enclosure shall be provided to the satisfaction of the Planning and Development Director. **6. Six foot high decorative masonry wall shall be provided adjacent to north and west property lines except within ten feet of street right-of-way line where wall shall be reduced in height to 30 inches. Adjacent to 2.56 acre "not a part" area Applicant may bond to insure installation of wall. Wall to be installed if and when "not a part" area is rezoned to non-commercial zone. If used for expansion of center wall shall be installed CONAPRVL.009 1 �i Conditions of Approval PP 91-456 April 28, 1992 on west and north boundary of "not a part" area. Temporary fencing or screening may be required by the Planning and Development Director if wall is bonded for. 7. Handicapped parking spaces and facilities shall be provided per Municipal Code and State requirements. 8. As required by the General Plan, Applicant shall provide noise study by qualified engineer to determine impacts on surrounding residential zones and uses. Noise study shall suggest mitigation measures which City can require. 9. Screen wall height adjacent: to loading docks shall be determined by required Noise Study. Should noise problems from use of loading areas arise, Planning Commission shall retain the right to limit the hours of loading and unloading. Surrounding property owners and residents which could be affected by noise shall be notified of Planning Commission consideration of limitations on delivery hours. 10. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas, shopping cart storage, and bicycle parking spaces. **11. Decorative screen walls provided adjacent to street shall be high enough to screen parking lot surface and ma'ority of parked cars from view of street. Determination, location, design, and of height of walls shall be made after review of landscaping and grading plans by City. 12. Landscaping planters along the north and west property lines shall be provided at maximum width possible with all unusable areas adjacent to property lines provided in landscaping. 13. The project shall comply with applicable Arts in Public Places Ordinance. 14. Meandering six foot wide sidewalk shall be provided on Calle Tampico. On Washington Street the sidewalk shall be a meandering 8 foot sidewalk with sidewalk not touching curb at any point except at driveways and intersection of Washington Street and Calle Tampico. **15. Tower structures shall be a maximum 50 foot height from finish grade. 17. Prior to issuance of grading or building permits whichever occurs first, a parcel map or lot line adjustment shall be approved and recorded to separate subject property from properties to the north. CONAPRVL.009 2 Conditions of Approval PP 91-456 April 28, 1992 18. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior to archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistan't(s)/representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development :Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. **19. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: CONAPRVL . 009 3 Conditions of Approval PP 91-456 April 28, 1992 o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o California Regional Water Quality Control Board (NPDES Permit) Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 20. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 21. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and Coachella Valley Water District. 22. Bus turnout and bus waiting shelter shall be provided as requested by Sunline Transit when street improvements are installed. 23. 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 and erosion and dust control. The land owner shall institute blow sand and dust control measures during grading and site development. These shall include but not be limited to: a.) use of irrigation during construction and grading activities; b.) areas not constructed on during first phase shall be planted in temporary ground cover or wildflowers and provided with temporary irrigation system; and c.) provision of wind breaks or wind rolls, fencing, and or landscaping to reduce the effects upon adjacent properties and property owners. The landowner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blow sand. **24. Construction shall comply with all local and State Building Code requirements in effect at time of issuance of building permit as determined by the Building Official. 25. Prior to 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 which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a CONAPRVL.009 4 Conditions of Approval PP 91-456 April 28, 1992 written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 26. If shopping carts are stored outside, they shall be screened from view of the parking lot in a manner which is approved by the Planning and Development Director. 27. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. Construction of pad buildings shall be subject to approval of a non-public hearing plot plan and approval by the Planning Commission. 28. All compact spaces shall be clearly marked "compact cars only". 29. That all conditions of the Design Review Board shall be complied with as follows: A. A detailed complete sign program shall be approved by the Design Review Board prior to completion of the construction of the shopping center. The sign program shall include any identification signs for the shopping center. B. The architecture, materials, and colors of the pad buildings shall be architecturally compatible, (i.e., identical architecture, materials, and colors) with the main shopping center buildings. C. Cement plaster texture used on the buildings shall be of a decorative nature. D. Additional architectural treatment including a tile roof shall be provided around the west side of shop #1. Revisions shall be approved by the Design Review Board prior to issuance of a building permit. E. Between the street curbs and meandering sidewalks, no lawn shall be used within 5-feet of the street curb. Irrigation systems between the curb and sidewalk or lawn shall be bubbler or emitter type (no spaghetti tubing). F. The landscaping shall comply with the requirements as indicated in the Off -Street Parking Requirements. This includes the requirement for 50% shading of the parking lot area. CONAPRVL.009 Conditions of Approval PP 91-456 April 28, 1992 G. The Off -Street Parking Requirements also require established shopping cart return areas. These will have to be provided on the site. H. A preliminary landscaping plan indicating specific tree, shrub, and ground cover (including sizes) shall be reviewed and approved by the Design Review Board prior to preparation of final landscaping plans. Landscaping to be water efficient and utilize drip or emitter irrigation (no spaghetti tubing) as much as possible. Along the south or front side of shop #2, planting areas shall be provided. I. Landscaping adjacent to the northern and western property lines shall be heavily planted to provide screening and buffering with the adjacent residentially zoned properties. J. Additional tree wells and canopy trees shall be provided in the following areas: 1. In the 8-parking space area west of shop C . 2. In the two 14-space parking areas between pads "B" & "C". 3. In the 12-parking space area between pads "C" & "D". K. Planting, mounding, and walls shall be provided in such a manner to provide screening of parking lot area from perimeter streets. L. Decorative driveway pattern and colors shall be approved within final working plans. CITY FIRE MARSHAL 30. The water mains shall be capable of providing a fire flow of 5000 gpm and an actual fire flow available from any two adjacent hydrants shall be 2500 gpm for two hours duration at 20 psi. **31. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2-1/2"), will be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 32. Prior to issuance of building permit 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." CONAPRVL.009 6 1 �{ I' r. Conditions of Approval PP 91-456 April 28, 1992 **33. The required water system including fire hydrants shall be installed and accepted by the Coachella Valley Water District prior to the start of construction. 34. Buildings shall be constructed so that the fire flow required for any individual building or unseparated area does not exceed 3500 gpm. 35. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front, within 50 feet of a hydrant, and a minimum of 25 feet from the building(s). System plans must be submitted with a plan check/inspection fee to the Fire Department for review. The approved plans, with the Fire Department job card must be at the job site for all inspectors. 36. If the building is used for high piled/rack storage, the building construction and fire sprinkler system must meet NFPA 231C and Article 81 of the 1991 Uniform Fire Code. 37. Install a supervised waterlow fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standard 71. 38. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 39. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning and Engineering office for submittal requirements. 40. Install panic hardware and exit signs as per Chapter 33 of the Uniform Building Code. 41. Prior to final inspection of any building, the Applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 42. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. 43. Install Knox Lock Boxes, Model 4400, 3200, or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/opposition and operating standards. Special forms are available from this office for the ordering of the Key Lock Boxes. This form must be authorized and signed by this office for the correctly coded system to be purchased. CONAPRVL.009 7 ?'Ffit Conditions of Approval PP 91-456 April 28, 1992 44. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 45. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. 46. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning and Engineering Staff at (619) 863-8886. ENGINEERING DEPARTMENT: **47. The 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. Washington Street - Major Arterial, 60 foot half width; the Washington Street Specific Plan applies; E. Calle Tampico - Primary Arterial, 50 foot half width; the Calle Tampico Specific Alignment applies; Applicant shall execute right-of-way conveyance documents and return them to the City within 30 days after they are furnished to the Applicant by the City. The Applicant shall dedicte any easements necessary for placement of and access to utility lines and structures, :park lands, drainage basins, common areas, and mailbox clusters. The Applicant shall acquire an easement for the portion of the north Washignton Street access drive encroaching to the north of the property subject to this plot plan. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. 48. The Applicant shall vacate vehicle access rights to Calle Tampico and Washington Street from the site except as specifically provided in these Conditions of Approval. **49. Access locations to the site and the character of the turning movements at those locations shall be as follows unless otherwise approved by the City Engineer: A. Washington Street (approximately 440 feet north of Calle Tampico centerline), the driveway shall be 30 feet wide with the turning movements limited to right turn in and out only. CONAPRVL. 009 8 Conditions of Approval PP 91-456 April 28, 1992 B. Washington Street (750 feet north of the Calle Tampico centerline), the driveway shall be 42 feet (16'42'44') wide with no restrictions placed on the turning movements. If this drive is to function as a shared -access drive for the property to the north of this plot plan, the Applicant shall redesign the drive to accommodate traffic from that property. The design shall meet the approval of the property owner to the north and the City Engineer. If the Applicant elects not to construct a shared -access drive, the Applicant shall redesign the drive to prevent vehicular access to the property to the north. C. Calle Tampico (the driveway shall align with the Civic Center driveway), the driveway shall be 42 feet (16'-12'-14') wide with no restrictions placed on the turning movements. D. Calle Tampico (the west edge of the driveway shall be 5 feet east of the west site boundary), the driveway shall be 30 feet wide with turning movements limited to right turn in and out only. 50. The Applicant shall provide a fully improved landscaped setback lot of noted width adjacent to the following street right-of-way(s): A. Calle Tampico, 20 feet wide; B. Washington Street, 20 feet wide. 51. The Applicant shall form a merchant's association and obligate the association with the fiscal and operational maintenance responsibility for the maintenance and continued upkeep of the landscape setback lot and parkway area adjacent to the roadway along the segments of Calle Tampico and Washington Street that are contiguous to the site boundary. As an alternative, the Applicant may choose to maintain the above areas. **52. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. The Applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. CONAPRVL.009 9 �a Conditions of Approval PP 91-456 April 28, 1992 53. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and on -site common area improvements before the issuance of a site grading permit. Applicant shall pay cash, in lieu of and equivalent to the respective construction cost, for those improvements which involve fair -share responsibility that must be deferred until the full complement of funding is available. Payment of cash in lieu of construction may be deferred to a future date mutually agreed by the Applicant and City Engineer, provided security for said future payment is posted by Applicant. 54. The on -site grading plan shall be prepared by a register civil engineer and approved by the City Engineer prior to issuance of the grading permit. **55. The Applicant shall retain a California registered civil engineer or geotechnical engineer, or surveyor, as appropriate, or designate one who is on the Applicant's staff, to exercise sufficient supervision and quality control during grading of the site and construction of the improvements to insure compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant and charged with the compliance responsibility shall make the following certifications upon completion of construction: A. All grading and improvements were properly monitored by qualified personnel during construction for compliance with the plans, specifications, applicable codes, and ordinances and thereby certify the grading to be in full compliance with those documents. B. The finished building pad elevations conform with the approved grading plans. **56. The Applicant shall design and construct a storm drainage system to the satisfaction of the City Engineer. If the Applicant elects to participate in a regional storm drainage system, the Applicant shall pay a fair -share cost of the regional system as determined by the City. If the regional system is not yet available when this parcel develops, Applicant shall design and construct interim facilities capable of storing or carrying the flows determined through the study required in Condition No. 52 herein. If the Applicant elects or is required to utilize permanent on -site facilities, those facilities shall comply with the following requirements. Storm water run-off produced in 24 hours by a 100 year storm shall be retained on site in landscaped retention basin(s) designed for a maximum water depth not to exceed six feet. The basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless the Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. CONAPRVL.009 10 Conditions of Approval PP 91-456 April 28, 1992 57. The Applicant shall have a focused master drainage plan prepared by a registered civil engineer to determine what storm water disposal facilities are needed to protect the site from flooding by off site storm water. If the drainage study recommends the construction of off site storm water disposal facilities, the Applicant shall participate in the cost of the facilities, on a fair share basis. The tributary area to be studies includes all tributary land south of the La Quinta Evacuation Channel, east of the Bear Creek Channel and west of Washington Street. 58. If the Applicant utilizes a permanent on -site stormwater retention basin, the Applicant shall install a trickling sand filter and leach field in the retention basin to percolate nuisance water in conformance with requirements of the City Engineer. The sand filter and leach field shall be sized to percolate 160 gallons per day per 5000 s.f. of landscaping. 59. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with 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. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. **60. The Applicant shall complete improvements to streets fronting the development site. This may include work beyond the site boundaries to provide a finished product that conforms with City standards and practices. The Applicant shall reimburse the City for the City's cost of improvements to the Applicant's half of Washington Street and Calle Tampico fronting the site of this development. This requirement may be supplanted by other arrangements mutually acceptable to the Applicant and the City. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. OFF -SITE STREETS 1. Washington Street (Calle Tampico to northerly boundary of site) - Install half -width Major Arterial, refer to La Quinta General Plan Figure VII-2. 2. Calle Tampico (Washington Street to westerly boundary of site) - Install half -width Primary Arterial (100 feet right-of-way option) refer to La Quinta General Plan Figure VII-2. CONAPRVL.009 11 Conditions of Approval PP 91-456 April 28, 1992 61. The Applicant shall participate in the cost, noted as follows, of designing and installing traffic signals at the following locations: A. Washington Street at Calle Tampico, 25 % cost participation. B. Calle Tampico, approximately 550 feet west of Washington Street, 50 % cost participation. C. Washington Street, approximately 750 feet north of Calle Tampico, 100% initial cost participation subject to 50% reimbursement when adjacent property to north develops. 62. The Applicant shall construct meandering sidewalk in the parkway and landscaped setback lot along Calle Tampico (6 feet wide) and Washington Street (8 feet wide). **63. The Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. 64. 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. 65. 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. 66. 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. 67. The site shall be graded in a manner that permits storm flow in excess of the retention basin capacity, caused by a storm event greater than the 100 year 24 hour event, to flow out of the tract through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that have historically received flow for those occasions when a storm greater than the 100 year 24 hour event occurs. 68. The Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fe amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 69. The Applicant shall design and construct the parking lot in accordance with the La Quinta Municipal Code Off -Street Parking Ordinance. If the pad locations are proposed to be utilized by eating establishments, the Planning Commission during Plot Plan review shall � CONAPRVL.009 12 Conditions of Approval PP 91-456 April 28, 1992 consider whether adequate off-street parking exists. If it is determined that additional parking is needed, the Planning Commission may require an unused pad to be converted to off-street parking. **70. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. **71. The City is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, the Applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, the Applicant shall adopt a construction quality -assurance program which meets the approval of the City Engineer. **72. The Applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign as -built drawings and certify compliance of all work with approved plans, specifications and applicable codes. **73. Upon completion of construction, the Applicant shall furnish the City reproducible as - built drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the as - built condition. PUBLIC UTILITIES (IMPERIAL IRRIGATION DISTRICT): **74. The Imperial Irrigation District will need a ten (10) foot Public Utility Easement (PUE) along the entire eastern and southern perimeters of this project, bordering Washington Street and Calle Tampico. The easement can be incorporated into areas designated for landscape or buffer zones. **75. Other easements will be required to provide electrical service to whatever type of facilities are constructed on to site. The width and location of the easements will be determined upon receipt of final plans for the project. **76. All existing overhead conductors will be replaced with underground conductors at the developer's expense. They will be located in concrete encased duct banks constructed at the developer's expense. The number and size of these duct banks will be determined by the location of the load centers of the development. CONAPRVL.009 13 Conditions of Approval PP 91-456 April 28, 1992 **77. Transformers and distribution switches will be of the padmount variety and range in height above ground from 36 inches to 72 inches. Details of required clearances around these devices will be furnished at a later date. CONAPRVI,.009 14 STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 24, 1992 (CONTINUED FROM NOVEMBER 10, 1992). REQUEST: SIGN APPLICATION 91-159 (AMENDMENT #3): SIMON PLAZA, PLANNED SIGN PROGRAM. REQUEST TO INSTALL A SHOPPING CENTER IDENTIFICATION SIGN, DIRECTIONAL SIGNS AND MULTIPLE BUILDING SIGNS FOR A FUTURE OFFICE/COMMERCIAL FACILITY PLANNED ON FIVE AND ONE HALF ACRES LOCATION: SOUTHEAST CORNER OF HIGHWAY Ill AT WASHINGTON STREET APPLICANT: SIMON PLAZA, INC.; MR. PHILIP M. PEAD SIGN DESIGNER: MR. SKIP BERG, DGI SIGNS ENVIRONMENTAL CONSIDERATION: SIGN APPLICATIONS ARE CATEGORICALLY EXEMPT FROM CEQA PER SECTION 15311, CLASS ELEVEN PLOT PLAN 91-466 REVISION: The City Council approved the development of a mixed use commercial project on this site in March 31, 1992. The proposed project is to include a 44 lane bowling alley, a four story office building, fitness center, two freestanding pad sites (e.g., possibly restaurants and eye institute), and a parking garage. The property is zoned C-P-S (Scenic Highway Commercial). Since the approval of the project, no final plans have been submitted for its construction. PROPOSED SIGN PROGRAM[: The Applicant has submitted a freestanding center identification sign, a few monument signs, a concept building sign program, and directional signs for the proposed multiple use complex. A. Freestanding Center Identification Sign (Sign #2): The freestanding sign is 12-feet in height and the graphic sign cabinet is approximately 50 square feet excluding the decorative arched top. The sign is internally illuminated and the cabinet will be stuccoed to match the proposed building color (Navajo White). The "Simon Plaza" portion of the sign will be blue whereas the decorative arched top will be a royal blue (translucent vinyl over white plexiglass). The cabinet base will be tiled. This triangular -shaped sign will be located at the northwest corner of the site. PCST.030 B. Tenant Monument Signs: Four tenant monument signs are proposed in addition to the primary identification sign (sign #2). The four signs are signs #5, #11, #12, and #18. One is for the La Quinta Medical Center, two are for the Milauskas Eye Institute, and the last one is for the restaurant site at Washington Street and Highway 111. The sign heights vary from 6'0" to 9'0" above grade and are generally 18 square feet to 30 square feet. All signs proposed will require an adjustment to the sign code because only one main identification sign is permitted, and sign #2 meets this requirement as proposed. C. Directional Parking Signs: The freestanding directional signs are three feet in height and three square feet. The signs will be internally illuminated and the design is consistent with the Center's identification sign. D. Attached Building igns: The building signs are located on various areas of the easterly - most building complex which will house the future bowling alley, fitness center and medical center. The freestanding restaurant will also have three attached building signs. The illuminated channel lettered signs are to have blue plexiglass faces (#607-lGP Acrylite Blue) except for a slight variation in the bowling alley sign adding orange/white/red to the blue. The sign program will consist of: 1. Restaurant a. Cabinet signs (3) 3'-6" X 1010" (105 sq. ft.) 2. Family Fitness Center a. Parking lot elevation = 14" letters (20 sq. ft.) b. Washington Street elevation = 20" letters (43 to 63 sq. ft.) 3. Bowling Alley a. Simon Drive elevation = 18" letters (52 sq. ft.) b. Parking lot elevation = 18" letters (18.5 sq. ft.) C. Washington Street = 18" letters (34.5 sq. ft.) 4. La Quinta Medical Center a. Parking Lot elevation = 12" letters (18 sq. ft.) 5. Miscellaneous signs a. Parking garage (2) = 10" letters (41.4 sq. ft.) TOTAL = ± 331 to 351 sq. ft. ]PCST.030 2 ZONING CODE PROVISIONS (EXCERPTS): "B. General Retail Sales and Services, Business and Professional Eating and Drinking Establishments and Other Commercial Uses. 1. Freestanding Signs. a. Each commercial complex containing a multiple -tenant building or multiple buildings is permitted one complex identification sign per street frontage. The area of any one sign shall not exceed one - quarter of a square foot of sign area per lineal foot of street frontage, or fifty square feet, whichever is less. The aggregate area of all such signs shall not exceed one hundred square feet and sign area may not be combined among street frontages. b. Not pertinent for this report. C. The maximum height of any freestanding sign shall be twelve feet. M. Directional Signs. Nonadvertising, freestanding signs used to identify street entrance and exit. These signs must have three square feet of sign area and be three feet in height. 2. Attached Signs a. Each tenant within a multiple -tenant commercial complex may have one attached identification sign not to exceed one square foot of sign area per lineal foot of tenant space frontage along a street, or frontage along a common use parking lot where no direct street frontage is provided, not exceeding fifty square feet. Corner, end, or separate tenant spaces may split the allowable frontage sign area among two signs. GENERAL COMMENTS: The monument sign and directional signs are consistent with the design theme of the project, and the proposed colors are appropriate for this area. The signs would be architecturally compatible with surrounding business uses. A summary on the building sign package is as follows: A. Building Sign Colors: The blue copy of the building letters are a contrast to the architectural style of the project and the blue letters will be legible during the day and at night. It would be attractive if the individual letter returns are painted to match the building. The blue letters would match both the Simon Motors and the Downey Savings signs which are in the immediate area. PCST.030 3 B. Building Signage Locations: The signs are located in acceptable locations on the building except for the fitness center sign(s) and the La Quinta Medical Center sign. Both tenants have proposed signs on the building which are above the first floor. The Ordinance does not allow signs on the building for second story tenants. A sign adjustment would be needed if the sign is to remain in these present location. C. Sign Lettering Height: Sign lettering is a key component of building identification, but architectural compatibility is also an ingredient, as well as human -scale. As noted before, the sign contractor has proposed lettering heights of 12" to 20" for this project. Therefore, the legibility of the signs from a distance will be approximately: Readability Maximum Readable Letter Height Impact Distance White/Red (Blue) 12" 120' (108') 525' 14" 150' (135') 630' 18" 180' (162') 750' 24" 240' (216') 1,000, Source: Gemini Signs NOTE: Red, black, or white letters (maximum) with 10 % variation for other colors (e.g., blue) for non -lit signs. Internally lit signs increase the distances a sign can be read by four or five times. In summary, the size of the letters for the project will be easy to read for all patrons in the parking lot area and for passing motorists on either main thoroughfare depending upon your direction of travel. DESIGN REVIEW BOARD: The Design Review Board has met on numerous occasions to discuss this case. Initial discussion ensued on whether or not the building letters should be internally illuminated or externally illuminated. After much debate, the Board felt that the building(s) should have internal illumination as requested by the Applicant. Further, the group did not believe reverse channel letters would be appropriate for this building complex. The Applicant did not want to install reverse channel letters (back lit with neon with opaque front surfaces) because they require more maintenance (they get dirty) and are exposed to natural elements since they have exposed parts. ]Past discussions have also included whether or not the channel letters should be a different color (e.g., rust). However, neither concept received approval by the Board. PCST.030 Another topic by the Design Review Board was the lettering style for the building signs. The Board thought the building warranted a stylized lettering design instead of the Helvetica Bold as presented by the sign contractor during the initial submittal. The sign contractor was amicable to the style change requested by the Board. A copy of the lettering styles is attached. The Design Review Board felt the Fitness Center sign location was acceptable since it was for one of the major tenants of the complex and it did not hinder the architectural elements of the project or reduce their character. However, the Board thought it was appropriate to defer final approval. of the sign for the building until the building is actually built. The Board wanted to see the building in place before they finalized their action on this portion of the project. They believe sign #8 is very important, but they did not think sign #7 would be necessary. The Design Review Board was fairly comfortable with the applicant's newest proposal to have monument signs for a few of the tenants versus attached building signs. The Board felt this type of program would be effective for the tenants, and provide a uniform architectural theme for the center since the signs would be similarly constructed to match sign #2 but in a smaller form. The Board also thought all freestanding signs should be perpendicular to the street they serve (double -sided). The Design Review Board evaluated the applicant's request to have three freestanding "parking" directional signs on the site. They voted to delete the signs because the Board felt the driveways did not need additional visibility problems for the project based on the fact that the driveways are right-in/right-out access points. A landscape median is supposed to be built on each frontage street except Simon Drive. Therefore, customers should be able to understand where the driveways are without additional directional signing. The following finding and recommendation are based on the Design Review Board's action of October 7, 1992. CONCLUSION: Staff supports the sign program as modified provided the attached recommended conditions of approval are met. FINDINGS: 1. The proposed additional freestanding identification signs (Signs #5, #11, #18, and #12) should be permitted on the site because they further the goal of the Master Sign Program; to install signs which can easily be read and located to provide maximum exposure to passing motorists. By substituting monument signs for attached building signs, Staff believes the provision of the Sign Ordinance will not be adversely affected nor will the applicant be receiving preferential treatment for his proposal. PCST.030 2. The upper story building signs are needed to identify the mixed use commercial center because the single story buildings along Highway 111 and Washington Street block the exposure of some of the signs if not permitted above a single story height limitation. 3. The sign colors will not detach from the architectural elements of the project nor create light glare for motorists if certain conditions are met. 4. Parking directional signs are not needed to channel visitors to the site because street medians will not permit cross traffic turning movements. RECOMMENDATION: By Minute Motion 92- approve the Planned Sign Program and the Sign Adjustment request provided the attached Conditions of Approval are met. Attachments: 1. Location map 2. Sign package dated October 29, 1992 3. Lettering styles (Design Review Board recommendation) 4. Exhibit "A", recommended Conditions of Approval (Sign Program #3) PCST.030 6 CONDITIONS OF APPROVAL: EXHIBIT "A" SIGN APPLICATION 91-159 - PROPOSED SIMON PLAZA - SIGN PROGRAM #1 NOVEMBER 24, 1992 1. Each freestanding sign shall be a minimum of five feet from the future property line it abuts. No signs should be placed in the City's right-of-way. 2. All signs should be reviewed by the Engineering Department to assure site visibility is not obstructed by the installation of each respective sign. 3. Site address numbers should be on the main monument sign as a supplemental to the building addressing plan. The minimum size should be four inches and contrasting to the background it is affixed to. 4. Any and all proposed illuminated signs shall be installed to avoid undue brightness which would distract passing motorists and/or pedestrians. 5. The sign colors shall be blue (#607-1GP Acrylite Blue) except for the other supplement signs such as the bowling pins and top of the monument sign can be royal blue, orange and white as depicted on the attached drawings. 6. Any signs for the office buildings which fronts Washington Street or the satellite restaurant/bank buildings should be reviewed separately by the Design Review Board and Planning Commission since t;1e sign package was not submitted for review to the Design Review Board. 7. The directional parking signs shall be limited to a single directional arrow and to the word "parking" for each driveway access point as shown on Sheet #1. S. The building signs can be internally illuminated. 9. No exposed raceways, crossovers, conduits, conductors, transformers, etc., shall be permitted. All supplemental electrical hardware shall be behind the building structure inside the sign structure, or located underground. 10. The lighting program shall be approved by the Design Review Board prior to building permit issuance. 11. The lettering styles for the building signs shall be either Clarendon or Souvenir. 12. A slight adjustment in the size of the attached Bowling Alley sign on the north elevation will be permitted. PCST.030 7 s"Wralwiv1 tot. - a a is emcv D G _1 to. I l�l'lllllll) --�=111-v 1111tit111�ul n FANCY STYLES -j oft :rcmljxLm h..r'VRsTWWXYZ 0123456789 ! S1a'()'c�:!•;�. BLOCK STYLto HELVETICA MED. A.K.REV.F ABCDEFGHIJKLMNOPORSTUVWXYZ abcdetghljkimnopgrstuvwxYz 0123456789 #s%a°0()°'.-:cc;. HELVETICA BOLD A.K. REV.0 ABCDEFGHIJKLM NOPQRSTUVWXYZ abcdefghijkimnopgrstuvwxyZ 0123456789 d'S�•�'(i'•c£®:;�./3 pp� T� SEMI SOLD A.K. ABCDEFGHIjKLMNOPQRS TUVWXYZ1234567890 abcdetghijklmnopgrstuvwxyZ LUROSTILEB OLD EXTENDED A.K. REV. ABCDEFGHIJKLMNOPORS 'ruvwxyz rstuvwxys abcdefghijktmno`Pq� 0123456789 AVANT GARDE GARDE A.K. REV. C ABC OEFGHIJKLMNOPOR`SY UVWXYZ obcdetghijktmn0pgrs Y 0123456789 GENERAL SYMBOLS sX* � IiV.f s K to is ie / ur(;0(DMp9j X- lAM"A. sir cuc.VU,Ka lra cbcdtjsliittmmcpgls(vvwvq 01 %6789 MCI%? . FR%(50*� clE q/c�klj�:Ko�gi®tuvwt�j3 01244567ff !WV.. U\IVERcSIT)' R0'11-N .1 K RED' A AbCDEFLIIIJkI.`IN0WP I01AYZ atxc�cf6h klmrx��.Ir•lu�� 0123456789 CENTURY BOLD A.K. REV. A .11tL'1)F.F(;HIJh1.1I\()Yt;KCTL'YWXY abcdef : hi jklmn0PprstUN-w xyt CLARENDON BOLD A.K. RE` A.BCDEMHIJKL•%I.NOPQRS'TUV W; abcdelghi jklmnopgrstuvw zys 0123456789 SOUVENIR DEMI A.K. RE1 ABCDEFGHIJWlNOPQRSTUV YZ abcdef ghijklmnopgrstuvwxys 0123456789°'S�&'()"-�£®��••�� COOPER BLACK A.K• RE1 ABCDEFGHIJKLMNOPQRS TUVWXYZ rstuvwxys abcdefghijklmnopq 0123456789 CC MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 75-105 Calle Estado, La Quinta, California November 10, 1992 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:07 P.M. by Chairwoman Barrows; Planning & Development Director Jerry Herman led the flag salute. H. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Mosher, Ellson, Chairwoman Barrows. B. Commissioner Ellson moved to excuse Commissioners Marrs and Adolph. Commissioner Mosher seconded the motion and it passed unanimously. C. Staff Present: Planning Director Jerry Herman and Principal Planner Stan Sawa, Associate Planner Greg Trousdell, and Department Secretary Betty Anthony. III. PUBLIC HEARINGS A. Zoning Ordinance Amendment 92-030; a request of the City to amend Title 6 of the Municipal Code to add requirements for fugitive dust control. 1. Chairwoman Barrows opened the public hearing and as no one wished to speak concerning the item, Commissioner Ellson moved and Commissioner Mosher seconded a motion to continue this matter at the request of Staff to November 24, 1992. Unanimously approved. B. Tentative Tract 24950, Amendment ##1; a request of Seoul Bank of California for a second one year extension for tentative tract which subdivides +9 acres into 36 single family lots and one retention basin lot. 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. Chairwoman Barrows opened the public hearing and as no one wished to speak, closed the public hearing. PCII-10 1 Planning Commission Minutes November 10, 1992 3. There being no questions of Staff or the Applicant, Commissioner Mosher moved and Commissioner Ellson seconded a motion to adopt Planning Commission Resolution 92-039 recommending approval of Tentative Tract 24950, Amendment #1 extension of time to the City Council, subject to conditions. ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Chairwoman Barrows. NOES: None. ABSENT: Commissioners Marrs & Adolph. ABSTAINING: None. IV. PUBLIC COMMENT: - None V. BUSINESS SESSION: A. Minor Temporary Outdoor Event 92-045; a request of Thunderbird Artists (Judi Combs) for approval of an amendment to a previously approved MTOE for fine art shows at Plaza La Quinta 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. 2. Commissioner Ellson requested that the condition requiring screening be removed, that no loading or unloading be allowed on the access road between Downey Savings and the site, and that the booths along the Highway 111 side be orientated to face south. 3. There being no further comment, it was moved by Commissioner Ellson and seconded by Commissioner Mosher to approve Minute Motion 92-034 approving MTOE 92-045, subject to conditions. Unanimously approved. B. Sign Approval 92-186; a request for a sign modification to approve signs for the Auto Club in 111 La Quinta 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. 2. Commissioner Ellson asked if the Design Review Board had any problem with the colors submitted. Staff stated they did not. PC11-10 2 Planning Commission Minutes November 10, 1992 3. There being no further comments, it was moved by Commissioner Mosher and seconded by Commissioner Ellson to adopt Minute Motion 92-035 approving Sign Approval 92-186 subject to conditions. Unanimously approved. Commissioner Adolph arrived at 7:30 P.M. C. Sign Approval 92-185, a request of Albertsons Supermarket for additional building signage in 111 La Quinta 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. 2. Mr. Terry Wilkins, representing Ontario Neon Sign Company, addressed the Commission regarding his request and explained reasons they felt it was necessary. 3. Commissionerr Mosher asked if the Applicant was aware of the sign program. Mr. Wilkins stated they were aware of it but felt they needed the additional signage. Commissioner Mosher stated his concern that the City had set a precedent with Wal-Mart and he did not believe the Planning Commission should deviate from it. 4. Chairwoman Barrows agreed with Commissioner Mosher and stated that others had been denied similar requests and this denial did not deny Albertsons any sign identification. 5. 'There being no further comment, it was moved by Commissioner Mosher and seconded by Commissioner Ellson to adopt Minute Motion 92-036 denying Sign Approval 92-185. Unanimously approved. D. Sign Approval 92-159, a request of Simon Plaza to install shopping center identification sign, directional signs, and multiple building signs for a future office/commercial facility planned on 5.5 acres. 1. Chairwoman Barrows stated that a request had been received by the Applicant to continue this matter to their meeting of November 24, 1992. lit was moved by Commissioner Mosher and seconded by Commissioner Ellson to continue the matter to November 24, 1992. Unanimously approved. PC11-10 3 Planning Commission Minutes November 10, 1992 E. General Plan Consistency; a request of Coachella Valley Water District for a General Plan consistency finding for the acquisition of Lake Cahuilla Gravel Pit and for performing minor bore hole and percolation testing. 1. Planning and Development Director Jerry Herman explained the request and stated this was only for a General Plan consistency finding. 2. Commissioner Ellson asked Staff to explain CVWD's plans for the area. Discussion followed regarding possible use as a recharge basin. 3. Mr. David Harbison, CVWD, stated that the Coachella Valley had been experiencing a five foot reduction in the water table each year and this was a means recharging. This would enable them to pump from Lake Cahuilla to the pit and let it percolate down to the water table. 4. The Commissioners discussed a possible golf course for the area, zoning, density, use of the boring and testing. 5. There being no further discussion, it was moved by Commissioner Ellson and seconded by Commissioner Adolph to adopt Minute Motion 92-037 determining that the acquisition of the site by CVWD is in conformance with the General Plan. Unanimously approved. VI. CONSENT CALENDAR A. There being no corrections Commissioner Mosher moved that the Minutes of October 27, 1992, be approve as submitted. Commissioner Ellson seconded the motion and it carried unanimously. VH. OTHER - A. Department Secretary Betty Anthony informed the Commission that their would be a special meeting called by the Art in Public Places Committee on December 3, 1992, and their presence is requested. More information would be sent to them. B. Planning Director Jerry Herman informed the members that there would be a Historic Preservation meeting to discuss the information that had been distributed to them at their next meeting of November 24, 1992. PC11-10 Planning Commission Minutes November 10, 1992 C. Planning Director Jerry Herman stated that at the Commission's meeting of November 24, 1992, they would have on the agenda a discussion of whether to cancel their meeting of December 22, 1992. VM. ADJOURNMENT A motion was made by Commissioner Adolph and seconded by Commissioner Mosher to adjourn this regular meeting of the Planning Commission to a regular meeting on November 24, 1992, at 7:00 P.M. at the La Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was adjourned at 7:40 P.M., November 10, 1992. PC11-10