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1993 05 11 PCss® 01� ri H E ?82 - 1992 1 7 Y uin Ten Carat I leii(y a/ cria 2"10HI(Iff a A. . .� COfiMXSSXON A Regular Meeting to be Held at the La Quinta City Hall Council Chambers 78-105 Calle Estado La Quinta, California May 11, 1993 7:00 P.M. **NOTE** 1 ALL AGENDA ITEIIIS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT CO.N1 MISSION MEETING Beginning Resolution 93-019 Beginning Minute Motion 93-022 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC HEARINGS 1. Item ............... TENTATIVE TRACT 26188 Applicant .......... Santa Rosa Developers, Inc. Location ........... South of Miles Avenue, 660-fe,_t east of Adams Street. Request ............ First extension of time. Action ............. Resolution 93- 2. Item ............... TENTATIVE TRACT 23971, EXTENSION #3 Applicant .......... Deane/La Quinta LP. by Deane Homes Location ........... Northeast corner of Washington Street and Miles Avenue. Request ............ Third one year time extension. Action ............. Resolution 93- PC/AGENDA 1 3. Item ............... PLOT PLAN 93-495 & MASTER SIGN PROGRAM 93- 210 Applicant .......... Simon Plaza, Inc. (Philip Pead) Location ........... Southeast corner of Highway 111 and Washington Street Request ............ To develop a mixed use commercial project on approximately 5.6 acres zoned C-P-S (commercial). Action ............. Resolution 93- 4. Item ............... TENTATIVE TRACT 25691, EXTENSION #2 Applicant .......... Richard L. Deman Location ........... North side of Miles Avenue, 1/4 Mile west of Jefferson Street Request ............ Second one year extension of time Action ............. Resolution 93- 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 ............... CONDITIONAL USE PERMIT 93-006; TACO BELL Applicant .......... Fancher Development Services, Inc. (Mr. Scott Duffner) Location ........... 78-932 Highway 111 within the One Eleven La Quetta Shopping Center Request ............ Roof design modifications to the future Taco Bell restaurant. 93- Action ............. Minute Motion CONSENT CALENDAR Approval of the Minutes of the regular Planning Commission meeting held April 27, 199. ADJOURNMENT STUDY SESSION MONDAY, MAY 10, 1993 4:00 P.M. 1. All Agenda items„ PC/AGENDA 2 PH ## 1 STAFF REPORT PLANNING COMMISSION MEETING DATE: MAY 11, 1993 APPLICANT/ OWNER: SANTA ROSA DEVELOPERS, INC. ENGINEER: COMMUNITY ENGINEERING SERVICES, INC. PROJECT: TENTATIVE TRACT MAP 26188, FIRST EXTENSION OF TIME; A REQUEST TO SUBDIVIDE +10 ACRES INTO 39 SINGLE FAMILY LOTS. LOCATION: SOUTH OF MILES AVENUE, 660-FEET EAST OF ADAMS STREET APN: 604-061-002 GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DU/AC) EXISTING ZONING: R-1 (SINGLE FAMILY 7,200 SQUARE FEET OF LOT AREA REQUIRED PER LOT). ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT N0. 90-184 WAS PREPARED IN CONJUNCTION WITH THE ORIGINAL APPLICATION. THE INITIAL STUDY INDICATED THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR DUE TO THE PROPOSAL, BUT MITIGATION MEASURES MADE A PART OF THE PROJECT WILL REDUCE THESE IMPACTS TO AN INSIGNIFICANT LEVEL, THEREFORE, A NEGATIVE DECLARATION WAS ADOPTED. NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED AT THIS TIME. PROJECT DESCRIPTION: A TENTATIVE TRACT MAP APPLICATION WAS FILED IN 1991 TO SUBDIVIDE THE +10 ACRE SITE INTO 39 SINGLE FAMILY RESIDENTIAL LOTS INTENDED FOR SALE, WITH A PUBLIC STREET SYSTEM NET DENSITY: 4.16 UNITS PER ACRE (NET ACRE. = 9.37 ACRES). LOT SIZES: MINIMUM LOT SIZE _ +7,098 SQUARE FEET (7,200 SQUARE FOOT MINIMUM REQUIRED - SEE CONDITIONS OF APPROVAL) AVERAGE LOT SIZE _ +7,792 SQUARE FEET MAXIMUM LOT SIZE + +10,791 SQUARE FEET CS/STAFFRPT.112 -1- DRAINAGE CONSIDERATIONS: AGREEMENT HAS BEEN MADE WITH ADJOINING TRACT (TT 25363) TO ACCEPT AND RETAIN ALL 100-YEAR STORM FLOW FROM TENTATIVE TRACT 26188 ON -SITE CIRCULATION: PUBLIC STREETS PROPOSED. THE ENTRANCE WILL BE FROM MILES AVENUE. THE ROAD SYSTEM ALLOWS FOR ACCESS LINKS TO APPROVED TENTATIVE TRACTS WEST AND SOUTH OF TT 26188. INTERNAL CIRCULATION CONSISTS OF A CUL-DE-SAC STREET SERVED BY COLLECTOR STREETS OFF -SITE CIRCULATION: MILES AVENUE - DESIGNATED AS A PRIMARY ARTERIAL AT 110 FEET RIGHT OF WAY WITH AN 18 FOOT WIDE RAISED LANDSCAPE MEDIAN. CONTIGUOUS OWNERSHIP: SANTA ROSA DEVELOPERS INC. ALSO OWN TENTATIVE TRACT 23519 TO THE WEST, TENTATIVE TRACT 25363 TO THE SOUTH, TENTATIVE TRACT 23935 TO THE EAST OF THE SUBJECT TRACT. A. BACKGROUND: Tentative tracts to the north, south east, and west of Tentative Tract 26188 have been approved. The subject tract covers an unmapped 10 acre area in between the approved tracts. The layout for Tentative Tract 26188 completes the circulation pattern in the surrounding area and provides a necessary access point off Miles Avenue for the interior tracts. B. ANALYSIS: 1. Drainage - No stormwater retention basin has been provided within the boundary of Tentative Tract 26188. Stormwater from this tract will flow into the large retention basin proposed in the adjoining approved Tentative Tract 25363. The Applicant will be required to have a written agreement with the owner of Tentative Tract 25363 accepting stormwater runoff from Tentative Tract 261.88. At present both tracts are owned by Santa Rosa Developers. 2. Project Density,- The net density for this application is 4.16 dwelling units per acre, which falls just above the upper range of the General Plan designation for this area (2-4 dwelling units per acre). The development character of this project will be approximately the same as envisioned by the General Plan. No General Plan adjustments are deemed necessary to implement this proposal. CS/STAFFRPT.112 -2- 3. Traffic Signals - A condition has been attached by the Engineering Department to the approval of Tentative Tract 26188 requiring the Applicant to pay for 6.25% of the proposed traffic signal at the corner of Miles Avenue and Adams Street. 4. Parkland Dedications - Chapter 13.24, Article II, of the La Quinta Municipal Code sets forth requirements for parkland dedications. Based on this Chapter, res of parkland are required to be assessed to secure parkland or an in -lieu fee. The Ordinance stipulates that an in -lieu fee is required only when less than 50 lots are involved as is the case for the subject tract. 5. Maintenance of Common Areas - A condition has been provided. to insure the maintenance of these facilities by assessing the individual lot owners, either by establishing a homeowner's association or a landscape maintenance district. 6. Approval of Housing Units - A condition has been recommended for this tentative tract approval allowing for Design Review Board and Planning Commission review of housing elevations and floor plans, prior to issuance of building permits. FINDINGS: Findings for recommendation of approval of Tentative Tract 26188, First ]Extension of Time can be found in the attached Planning Commission Resolution 93- RECOMMENDATION: By adoption of attached Planning Planning Commission Resolution 93- , recommend to the City Council reconfirmation of the environmental analysis, and approval of Tentative Tract 26188, First Extension of Time, subject to the attached conditions. Attachments: 1. Location Map 2. Tentative Tract Map 26188 3. Surrounding Tracts CS/STAFFRPT.112 -3 � • `'^-•!� ,� .. • 7 E , - r it - \ • J , I .. • ' � '� ��:. " f y°\• 'r Sri ti �?� it -� ,?� �- \ � • ; TTAAMENT No. 2 Ce CO -41 - � � it - � � 1► � iy t 1 *1 }� r•y'a,��, 1 - .� It lqc•af ar • I o-� �- moo•-=,,--- . �...: 10 L. f 40 all vwmftp l®r _�, /, • I � '� � _ � t s t _ of f '\-1 � �• • ;,� •` '-� 11 �� .�ltr:�l�{i�$l:��lE� _. _' _ —_ _ � a � seTflR� 1 �� w ..• ` � ?_ L L 1 + _ t—{ 0 3 - -- - CMNii�NT N .. _ » • r E • 1 _ r • a 393 • . . a i r •Cali t �lMi a r r r a. • a • • RECEWD s r � a s a r w r a a • r . r r w o r • r m %IAN 0-9 1941 NTA � �r �i �i �i i�ic i� � � e°�► arc e� r�i fi �i �s •"� •�i r '� �i ® • • • • • • o • • s i• • • • • a a r r a r t 1t• •"S iii+ •'':� as •QS mi, rab • • O 8 M-P K �t r • sib rla a O6• +m Air•th !rw As %to • . ya 8 • �• ffi$ ■ r "+ !� >1s ilb ®pS p6 • o! CS r a� 1O r JIM+ _. '� °� i1S •"� °� ire � �i �i z Q• •� � � A MIS ' Ft. i 613 413 010 VACANT COMPOSITE TEN'TA TI VE TRACT M� 88 FOR. TRACT. 23519, 25363 & 26 MMM amwb •a•t••• t•. eve. Ra •r sr •ratio• offis•a. air 1%=.V PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONFIRMATION OF THE ENVIRONMENTAL ANALYSIS AND APPROVAL OF A ONE YEAR TIME EXTENSION FOR TENTATIVE TRACT 26188 TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION ON A ± 10 ACRE SITE CASE NO. TT 26188 - SANTA ROSA DEVELOPERS, INC. FIRST EXTENSION OF TIME WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 12th day of February, 1991, hold a duly -noticed Public Hearing to consider the request of Santa Rosa Developers to subdivide ± 10 acres into 39 single family development lots for sale, generally located south of Miles Avenue, 660 feet east of Adams Street, more particularly described as: THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 20, T.5.S., R.7.E., SAN BERNARDINO BASE AND MERIDIAN. WHEREAS, the City Council of the City of La Quinta, did on the 5th day of March, 1991, 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 Map 26188; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the l lth day of May, 1993, hold a duly noticed public hearing to consider the request of Santa Rosa Developers, Inc., for a one year time extension on Tentative Tract 26188; and, WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance 5), in that the Planning Director conducted an initial study, and has determined that the proposed Tentative Tract will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 26188, 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 RESOCC.106 1 and arguments, if any, of all interested persons desiring to be heard, said Commission did find the following facts to justify approval of said Tentative Tract Map: 1. That Tentative Tract 26188, 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 has a' rolling topography because of the sand dunes with the southeast area being the lowest part of the site. 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 26188 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 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 26188 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 26188, as conditioned, provides storm water retention, park facilities, and noise mitigation. 7. 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 Commission in this case; RESOCC.106 2 2. That it does hereby confirm the conclusion of Environmental Assessment 90-184 relative to the environmental concerns of this Tentative Tract; 3. That it does hereby recommend approval the subject Tentative Tract Map 26188 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 11th day of May, 1993, 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 RESOCC.106 3 PLANNING COMMISSION RESOLUTION 93- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 26188, FIRST EXTENSION OF TIME MAY 11, 1993 * Revised by Planning Commission - May 11, 1993 GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map 26188 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 March 5, 1994, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. The Applicant acknowledges that the City has formed a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 4. 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. 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 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 on the Planning and Development Department. CS/CONAPRVL.052 - 1 - Conditions of Approval - TT 26188 May 11, 1993 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 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. 5. 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. 6. On the basis of the Applicant's land mass in terms of size, shape, and location, it has been determined that the Applicant shall pay a fair -share portion of the following improvements: a. Miles Avenue: 50% of the street and landscape setback lot improvements as required by the General Plan for the south half of the street for a distance of 1320 feet. b. Miles Avenue at Adams Street: 6.25% of the cost to design and construct traffic signals at this intersection. The signals will be installed by the City when traffic conditions warrant installation. 7. 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. Right of way geometrics for cul-de-sacs, knuckle turns, and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. b. Miles Avenue - primary Arterial, 55-foot half width; C. "B" and "C" streets - Local Street, 60-foot full width. d. "A" street - Cul-de-sac, 50-foot full width; *8. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. CS/CONAPRVL.052 - 2 - Conditions of Approval - TT 26188 May 11, 1993 Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading. The minimum pavement sections shall be as follows: Residential 3.0" a.c./4.50" a.b. Collector 4.011/5.00" Secondary Arterial 4.011/6.00" Primary Arterial 4.511/6.00" Major Arterial 5.511/6.50" If the applicant proposes to construct a partial pavement section for use during development of the tract, the partial section shall be designed with a strength equivalent to the 20-year design strength. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. Enhancements to existing improvements may be required. Improvements may be required beyond the tract boundaries. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1) Miles Avenue from 660 feet east of Adams Street (Primary Arterial): Install half -width, 86' width improvement option. Provide security for half of raised median per Standard Drawing #100. B. ON -SITE STREETS 1) "A" Street - (Local Street cul de sac) - 36 feet wide per Standard Drawing #800. 2) "B" and "C" Streets - (Local Street) - 40 feet wide per Standard Drawing #105. 9. In the event that any requirement or condition of a future Subdivision Improvement Agreement for this tentative tract is inconsistent with or fails to include conditions originally required in the tentative tract map for this subdivision, the conditions in the original tentative tract map subdivision approval shall remain in effect and shall control. 10. Applicant shall submit proposed street names with alternatives to the Planning & Development Department for approval prior to final map approval. Street name signs shall be furnished and installed by the Developer in accordance with City standards. CS/CONAPRVL.0'52 - 3 - Conditions of Approval - TT 26188 May 11, 1993 CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 11. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code by paying parkland fees in -lieu of parkland in accordance with said Section. 12. 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, 6-foot wall, and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. *13. 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. The 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. 14. 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) to the City for future acceptance and maintenance. The Applicant shall maintain the landscaped areas of the subdivision such as the landscaped setback lots and retention basins until accepted by the City Engineer for maintenance by the City. In no event will the City accept the landscaped lot(s) and retention basin for maintenance by the City until the residential lots within the subdivision are included on the property tax roll and producing assessment revenue to the City's Lighting and Landscape District. 15. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 16. All existing structures, if any, that are to be removed from the property shall be removed, or an agreement secured with a performance bond has been executed between the Applicant and the City to assure said removal, prior to transmitting the final map to the City Council for approval. CS/CONAPRVL.052 - 4 - Conditions of Approval - TT 26188 May 11, 1993 Grading and Drainage 17. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. *18. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s), if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. *19. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad 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. 20. Applicant 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. 21. 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's 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. 22. Any earthwork on contiguous properties requires a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 23. Drainage disposal facilities shall be provided as required by the Public Works Director including any drainage fees required therewith. A written agreement shall be made with the existing owners and future owners of Tentative Tract 25363 to accept stormwater from Tentative Tract 26188 including stormwater from a 100-year storm over a period of 24 hours. 24. The tract 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. CS/CONAPRVL.052 - 5 - Conditions of Approval - TT 26188 May 11, 1993 Similarly, the tract shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow for those occasions when a storm greater than the 100-year 24-hour event occurs. 25. 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 lot per day. 26. Applicant shall construct, or enter into agreement to construct, the tract grading and public or quasi -public improvements before the final map is recorded. 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. Traffic and Circulation 27. The Applicant shall vacate vehicle access rights to Miles Avenue from all abutting lots. Access to these street(s) from this land division shall be restricted to street intersections only. Tract Design 28. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 7,200 square feet. *29. A minimum 20-foot landscaped setback shall be required along Miles Avenue. Design of the setback shall be approved by the Planning & Development Department and the Design Review Board. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 14, unless an alternative method is approved by the Planning and Development Department and the Engineering Department. 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. CS/CONAPRVL.052 - 6 - Conditions of Approval - TT 26188 May 11, 1993 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. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. Walls, Fencing, Screening, and Landscaping 30. 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; 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. 31. Prior to final map approval, the Applicant shall submit to the Planning Department and Design Review Board for review and approval preliminary plan(s) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for the perimeter landscape area. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. No spray heads shall be used adjacent to the curb. b. Location of the meandering sidewalk along Miles Avenue. Note: this sidewalk shall meander within both the landscape buffer and parkway area. c. Location and design detail of any proposed and/or required walls. d. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 32. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for shrubs, two trees (five trees on a corner) and an irrigation system. CS/CONAPRVL.052 - 7 Conditions of Approval - TT 26188 May 11, 1993 33. The Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS *34. 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 and 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) (Required prior to grading 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. The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on. the plans. 35. 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. 36. 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. 37. The Applicant shall provide a fully improved landscaped setback lot of noted width adjacent to the following right of way(s): a. Miles Avenue, 20-feet wide; CS/CONAPRVL.052 - 8 - Conditions of Approval - TT 26188 May 11, 1993 38. 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 TT 26188 and EA 90-184, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of EA 90-184 and TT 26188 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 mitigations measures of EA 90-184 and TT 26188. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 39. The Applicant shall submit complete detailed or architectural elevations for all units, for the Design Review Board and Planning Commission review and approval as a Business Item prior to building permit issuance. The architectural standards shall be included as part of the CC & Rs (if any). The latter shall be submitted to the Planning & Development Department for review. Traffic and Circulation 40. The termination point of the street shown as Lot "B" on Exhibit A (Tentative Tract Map), shall be barricaded to the satisfaction of the Public Works Department. If the road network for the adjoining tract have been constructed and completed, then the above streets shall be constructed to connect with these subdivisions, in accordance with the approved street improvement plans and the requirements of the City Engineer. Public Services and Utilities 41. The Applicant shall comply with the requirements of the City Fire Marshal. 42. The Applicant shall comply with all requirements of the Coachella Valley Water District. Any necessary parcels for District facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. *43. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. CS/CONAPRVL.052 - 9 - Conditions of Approval - TT 26188 May 11, 1993 44. Seventy-five percent of dwelling units within 150-feet of the ultimate right: -of -way of Miles Avenue shall be limited to one story, not to exceed 20-feet in height. The Applicant shall submit to the Planning and Development Department for their approval a drawing showing the location of any units higher than one story located along Miles Avenue frontage. *45. 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 employ construction quality -assurance measures which meet the approval of the City Engineer. *46. 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 accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. *47. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings", "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. *48. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. *49. Grading, drainage, street, light, landscaping & irrigation, park gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. *50. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant shall install traffic control devices and street name signs along access roads to those buildings. CS/CONAPRVL.052 - 10 - STAFF REPORT PLANNING COMMISSION MEETING DATE: MAY 11, 1993 CASE NO: TENTATIVE TRACT 23971, EXTENSION #3 APPLICANT: DEANE/LA QUINTA LP. BY DEANE HOMES ENGINEER: ESCO ENGINEERING REQUEST: APPROVAL OF A THIRD ONE YEAR EXTENSION OF TIME FOR A TENTATIVE TRACT WHICH SUBDIVIDES 70 ACRES INTO 228 SINGLE FAMILY LOTS. LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND MILES AVENUE ENVIRONMENTAL CONSIDERATIONS: A NEGATIVE DECLARATION HAS BEEN ADOPTED FOR THIS TENTATIVE TRACT MAP. NO CHANGES ARE PROPOSED AND THEREFORE NO ADDITIONAL ENVIRONMENTAL REVIEW IS WARRANTED FOR THIS EXTENSION OF TIME. BACKGROUND: General Information This tract was originally approved on March 3, 1989. In March, 1990, a revision was approved at the request of the applicant. Phase I of this tract was recorded on February 9, 1990, and consists of 76 single family lots, the well site, adjacent street lots, the retention basin and parksite, and perimeter landscape lots. Approximately 32 homes, including the models have been built to date. The majority of the street improvements and park and retention basin on Miles Avenue have yet to be built. Phase I area consists of approximately 29 acres. 151 single family lots remain to be recorded in Phases II-V. The applicant has requested their last one year extension of time. If this extension is approved the new expiration date will be March 3, 1994. PCST.123 1 ANALYSIS: Staff has circulated this request for comments from the various City Departments, and other agencies. The Engineering Department has requested that five conditions be amended and five new conditions be added to the approval. Those conditions are noted in the draft Conditions of Approval. Staff feels that the request as submitted and recommended is acceptable. We would note that this is the final one year extension allowed for this property. Should the lots not be recorded by March 3, 1994, it will be necessary for a new tentative tract map to be submitted and processed. FINDINGS: Findings for recommendation of approval for this third extension of time for Tentative Tract 23971 can be made and are noted on the attached Planning Commission Resolution. RECOMMENDATION: By adoption of Planning Commission Resolution 93- recommend to the City Council concurrence with the Environmental Determination and approval of a third extension of time for Tentative Tract 23971, subject to the attached conditions. Attachments: 1. Location map 2. Tentative Tract Map Exhibit 3. Draft Planning Commission Resolution and Conditions of Approval PCST.123 ATTACHMENT No. 1 RIVERSIDE COUNTY FRED WARING DRIVE LA ®UINTA 0 r w is y s w o = 0 WALES AVENUE t aitittiUCii[itllitf[ttp! 'LV, cr Z 7/ ///// ST 0RM/iI'll , t"aba, 3 t L,C)"CATION M,4P r— ____ — -- _ WESTWAR 1111111111101 IIUttli11ttool NORTH CASE No. T T 23971 i SCALE : NTS � _ � `i ��. � �� I�Q �� . a E ilk �: �4; �� i1� � �t� � � •M� / a 3 V �� •sl ft Iwo"IP I 44 f M _ b '6 14 co v fn _ r � ! } u r"•w� � 6 i Lv W p�y �1yy ►�L+, ►- O> W i ail- >Z 'f@� `\- y / , �. / i y hit "! � >�;'�� •f �i�� i� >=1, fop tl,sN v a I yyno•� §�5�.�s••••s'l �`_` Wes.7J )Q�p S • /' — ^ • .ca6MQS.:Af � =9�A � R'i �i .-. !�i gs�-� y.=wp—$ PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF REVISED TENTATIVE TRACT 23971, THIRD ]EXTENSION OF TIME CASE NO. REVISED TT 23971, EXTENSION OF TIME DEANE HOMES WHEREAS, the Planning Commission of the City of La Quinta, did, on the 1 lth day of May, 1993, did hold a duly noticed Public Hearing to consider the request of Deane Homes to approve a third one year extension of time for Tentative Tract 23971, generally located at the northeast corner of Washington Street and Miles Avenue, more particularly described as: A PORTION OF THE NORTHWEST AND NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE MERIDIAN WHEREAS, the City Council of the City of La Quinta, California, did on the 7th day of March, 1989, and the 6th day of March, 1990, hold a duly noticed Public Hearing to consider the Applicant's request and recommendation of the Planning Commission concerning Tentative Tract 23971 and Revised Tentative Tract 23971 respectively, and on both occasions made findings to justify the approval of the applications; and, WHEREAS, the City Council of the City of La Quinta, did on the 16th day of January, 1990, approve the final map for Tract 23971-1; and, WHEREAS, the City Council of the City of La Quinta, did on the 19th day of March, 1991, approve a first one year extension of time for Tentative Tract 23971; and, WHEREAS, the City Council of the City of La Quinta did on the 3rd day of March, 1992, approve a second one year extension of time for Tentative Tract 23971; and, WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed Tentative Tract will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and RESOPC.015 1 incorporated into the approval conditions for Revised Tentative Tract 23971, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, the owners, Deane/La Quinta Limited Partnership, have applied for this second extension of time for Revised Tract 23971, in accordance with Section 13.16.230 of the La Quinta Municipal Code relating to time extension on tentative maps; and, WHEREAS, at said Public Meeting, said Planning Commission did find the following facts to justify recommendation for approval of said Tentative Tract Map third extension of time: 1. That Revised Tentative Tract 23971, as conditionally recommended, is consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-2-8000 and R-1 zoning district development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site has a rolling topography because of the sand dunes, with the overall slope going from the west to the east side of the property. The proposed circulation design and single family lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Revised Tentative Tract 23971 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 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 Revised Tentative Tract Map 23971 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 Revised Tentative Tract 23971, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Revised Tentative Tract 23971, as conditioned, provides storm water retention, park facilities, 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 the third time extension of this revised 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 RESOPC.015 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 recommend the conclusion that a new Environmental Assessment is not needed and the Environmental Assessment (88-107), approved by the City Council as part of the original project approval, applies to this third extension of time. 3. That it does hereby recommend approval to the City Council Revised Tentative Tract 23971 third time extension for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 11th day of May, 1993, 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 RESOPC.015 3 PLANNING COMMISSION RESOLUTION 93- CONDITIONS OF APPROVAL - DRAFT TENTATIVE TRACT MAP NO. 23971, REVISED THIRD EXTENSION OF TIME MAY 11, 1993 * Amended by Planning Commission May 11, 1993 ** Added by Planning Commission May 11, 1993 GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map 23971 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 March 3, 1994. 3. The applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 4. The developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development. 5. 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. Traffic and Circulation 6. The applicant shall construct or bond for half street improvements to the requirements of the City Engineer and the La Quinta Municipal Code, as follows: a. Washington Street shall be constructed to City standards for a 120-foot right-of-way width (Major Arterial), with a curb -to -curb width of 96 feet, with a eight -foot sidewalk, and two -percent cross slope to centerline, plus joins. b. Miles Avenue shall be constructed to City standards for a 110-foot right-of-way width (Primary Arterial), with an 18-foot raised median island, six-foot sidewalk, and two -percent cross slope to centerline, plus joins. BJ/CONAPRVL.030 - 1 - C. The interior public street system shall be designed pursuant to the approved Exhibit A (tract map) for TT 23971, with a 60-foot right-of-way, a four -foot sidewalk, and two -percent slope. Streets A, E, H, and G (south of street A) shall have a curb -to -curb width of 40 feet. The remainder of the streets shall have a curb -to -curb width of 36 feet. Any variations to the approved street system design sections shall be subject to review and approval by the Public Works Department. 7. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements (i.e., County of Riverside). CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 8. Prior to :final map approval by the City Council, the applicant shall submit a proposal to the Planning Commission, for recommendation to the City Council, for meeting parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code. The proposal for dedication, fee -in -lieu, or combination thereof shall be based upon a dedication requirement of 1.96 acres, as determined in accordance with said Section. 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 and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 10. 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. 11. 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: BJ/CONAPRVL.030 - 2 - 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. A 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 Washington Street (3) Twenty -foot perimeter parkway lot along Miles Avenue. 12. Prior to :recordation of a final map, the applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 13. The applicant shall coordinate with Sunline Transit and the City to provide a future bus turnout and shelter location on Washington Street. A bus turnout shall be provided for in the approved street improvement plans, and shall either be constructed with those improvements bonded for. Appropriate bonding shall be provided in lieu of a completed bus stop shelter, until such time as service is provided :by Sunline. BJ/CONAPRVL.030 - 3 - Grading and Drainage 14. The applicant shall submit a grading plan that is prepared by a registered civil engineer. A registered civil engineer shall exercise sufficient engineering control during grading and construction to insure compliance with the plans, specifications and code within his purview. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 15. The applicant 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 wager management program. 16. 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's 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. 17. Any earthwork on contiguous properties required a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. *18. Storm water run-off produced in 24 hours during a 100 year storm shall be retained on site. The tributary drainage area for which the applicant is responsible shall extend to the centerline of adjacent public streets. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. Nuisance water shall be disposed of by means of trickling sand filer and leachfield of a design approved by 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. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention, basins, the retention depth shall not exceed six feet. BJ/CONAPRVL.030 - 4 - 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. The tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. 19. 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) to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and provide bond assurance accordingly. Traffic and Circulation 20. Applicant shall comply with the following requirements of the Public: Works Department: a. The Applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. *b. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading. The minimum pavement section for residential streets shall be 3" AC/4-1/2" Class-2 base. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U. S. Post Office and the City Engineer. Mid -block street lighting is not required. Enhancements to existing improvements may be required. Improvements may be required beyond the tract boundaries. C. Street name signs shall be furnished and installed by the Developer in accordance with City standards. BJ/CONAPRVL.030 - 5 - 21. Applicant shall dedicate, with recordation of the tract map, access rights to Washington Street and Miles Avenue for all individual parcels which front or back-up to those rights -of -way. Tract Design 22. A minimum 20-foot landscaped setback shall be required along Washington Street and Miles Avenue. Design of the setbacks shall be approved by the Planning and Development Department. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a. meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 11, unless an alternate method is approved by the Planning and Development Department. 23. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 7,200 square feet. 24. The Applicant shall acquire property from the owners of TT 23269 to allow for a third access. The access should line up with street "A" in TT 23971. Alternatively, the Applicant shall acquire property from the owner of TT 23268 to provide an access to line up with street "B" in TT 23971. The Applicant is responsible for the necessary construction of the road connection. The above is subject to City Engineer review and approval. Condition 34 shall also apply to the above access point. Walls, Fencing, Screening, and Landscaping *25. 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. Graded but undeveloped land shall be maintained in a condition so as to prevent dust and blowsand nuisances and shall be planted with interim landscaping or provided with other wind and water erosion control measures as provided by the Planning and Development Departments. *26. Prior to :final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: BJ/CONAPRVL.030 - 6 - 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. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 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. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning and Development Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. The applicant shall maintain the landscaped areas of the subdivision such as common lots, landscaped setbacks and retention basins until those areas have been accepted for maintenance by the City's Landscape and Lighting District or a homeowner's association (HOA). The applicant shall maintain all other improvements until final acceptance of tract improvements by the City Council. 27. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for two trees and an irrigation system. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 28. 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: BJ/CONAPRVL.030 - 7 - o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 29. 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. 30. Seventy-five percent of dwelling units within 150 feet of the ultimate right-of-way of Miles Avenue shall be limited to one story, not to exceed 20 feet in height. The Applicant shall submit to the Planning and Development Department for approval a drawing showing the location of any units higher than one story located along Miles Avenue frontage. No dwelling units within 150 feet of the ultimate right-of-way of Washington Street shall be higher than one story. 31. 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. 32. If a specific dwelling product is envisioned or if groups of lots are sold to builders prior to the issuance of building permits, the Applicant/ Builder shall submit complete detail architectural elevations for all units. The Planning Commission will review and approve these as a Business :Item. The basic architectural standards shall be included as part of the C.C. & Rs. Traffic and Circulation 33. The Applicant shall pay a 25 percent share of all fees necessary for signalization costs at the corner of Washington Street and Miles Avenue, and 100 percent of signalization costs at the Washington Street access to the tentative tract. BJ/CONAPRVL.030 - 8 - 34. The termination point of the street shown as Lot "H" on Exhibit A (Tentative Tract Map), shall be barricaded to the satisfaction of the Public Works Department, unless the road network for Tract 23268 has been constructed and completed. Public Services and Utilities 35. The applicant shall comply with the requirements of the City Fire Marshal. 36. The Applicant shall comply with all requirements of the Coachella Valley Water District. Any necessary parcels for District facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. *37. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. High voltage power lines which the power authority will not accept, underground are exempt from this requirement. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction texts for approval of the City Engineer. **38. The City is contemplating adoption of a quality assurance program for privately -funded construction. If the program is adopted prior to issuance of permits for construction of the improvements required for this map, the applicant shall fully comply with the quality assurance program. If the quality assurance program has not been adopted, the applicant shall employ construction quality assurance measures which meet the approval of the City Engineer. **39. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the city Engineer. Each sheet of the drawings shall have the words "Record Drawings", "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying the accuracy of the drawings. **40. The applicant shall pay all deposits and fees required by the City :for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. BJ/CONAPRVL.030 - 9 - **41. Grading, drainage, street, lighting, landscaping and irrigation , park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. **42. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant shall install traffic control devices and street name signs along access roads to those buildings. BJ/CONAPRVL.030 - 10 - PH #3 DATE: REQUEST: PROJECT: LOCATION: OWNER: ENGINEER: GENERAL PLAN DESIGNATION: EXISTING ZONING: ENVIRONMENTAL CONSIDERATIONS: NET DENSITY: LOT SIZES: OFF -SITE CIRCULATION: BACKGROUND: STAFF REPORT PLANNING COMMISSION MEETING MAY 11, 1993 2ND ONE YEAR EXTENSION OF TIME TENTATIVE TRACT 25691; SUBDIVISION OF ±9 ACRES INTO 39 SINGLE FAMILY LOTS NORTH SIDE OF MILES AVENUE, 1/4 MILE WEST OF JEFFERSON STREET RICHARD L. DEMAN FERGUSON ENGINEERING LOW DENSITY RESIDENTIAL (2-4 DU/AC) R-1 (ONE FAMILY DWELLING) A NEGATIVE DECLARATION HAS BEEN PREPARED AND ADOPTED FOR THIS CASE IN 1990 (EA 90-156). THEREFORE, NO FURTHER REVIEW IS DEEMED NECESSARY. 4.24 UNITS PER ACRE (NET ACREAGE = 9.20 ACRES) @ 39 LOTS AND 4.13 UNITS PER ACRE FOR 38 LOTS MINIMUM LOT SIZE _ ±7,200 SQUARE FEET AVERAGE LOT SIZE _ ±7,807 SQUARE FEET MAXIMUM LOT SIZE _ ±9,640 SQUARE FEET MILES AVENUE - DESIGNATED AS A PRIMARY ARTERIAL AT 110 FEET OF RIGHT OF WAY WITH AN 18-FOOT-WIDE RAISED LANDSCAPED MEDIAN. This Tentative Tract was originally approved by the Planning Commission on March 27, 1990, and the City Council on April 17, 1990. A Change of: Zone was processed concurrently with Tentative Tract Map 25691 in 1990. The zone change from R-1-12000/PD to R-1 effectively reduced the minimum square footage required for each lot. STAFFRPT.005 1 A comparison of lot sizes in the vicinity shows the following: LOCATION IN TRACT # RELATION TO MIN. SIZE AVG. SIZE TT 25691 SQ. FT. SQ. FT. 24208 North boundary 8,000 8,600 24197 East boundary 8,000 8,600 23935 Corner of Dune 7,200 7,200 Palms & Miles Ave. 24950 Wiest boundary 7,200 7,525 25691 Subject Site 7,200 7,807 INTER -DEPARTMENT REVIEW: The Engineering Department and Fire Marshal have no changes to the existing Conditions of Approval. PUBLIC NOTICE: Public notices were mailed to the abutting property owners and a notice was published in the paper regarding this case. Staff had not received any comments on the request from any of the neighbors within 300-feet of the subject site prior to the meeting. GENERAL PLAN UPDATE: The General Plan was updated by the City in 1992 and approved by the City Council in October, 1992. The new document did not change the properties Low Density Residential (2-4 DU/AC.) designation during this city-wide review. PREVIOUS PLANNING COMMISSION ACTION: The Planning Commission reviewed the first time extension request at your meeting of April 28, 1992. Mr. Deman was the only person to address the Commission. He stated that his project has fallen out of escrow twice in the past two years and he still is not able to final his map because of this. STAFFRPT.005 2 He indicated that he is a small developer and he is actively waiting for some of the abutting tract maps to move forward so that the off -site improvements are brought closer to his site, but at this time his off -site improvements (water & sewer) and access through abutting tracts are a hinderance to his project. The City Council granted the extension on May 19, 1992. STAFF RECOMMENDATION: Staff has reviewed the adopted Conditions of Approval, and we would like to modify a few of the original Conditions during the applicant's one year time extension request. The proposed changes were made to Conditions 2, 27a, 28, & 29. See the attached draft Conditions of Approval. The changes were made in order to update the Conditions to current standards. FINDINGS: Findings to support the time extension request for Tentative Tract 25691 can be found in the attached draft Resolution. CONCLUSION: No development has occurred in the immediate area since last year's review. The abutting properties are vacant. RECOMMENDATIONS: That the Planning Commission recommend approval to the City Council of the applicant's 2nd one year time extension pursuant to the attached Conditions of Approval. Attachments: 1. Location Map 2. Tract Map Exhibit 3. Draft Resolution & Conditions STAFFRPT.005 3 of DUNES v t� .q •i w s� sir �a �' J l.- - — mom#....r.=.=.Mows s...O.Y®..i.w.110.• Fred Waring Drive ......r...r.s..•.�..i..�.... - -vo A P 0 2► a oQbo I.yj�-*�Y �k toe TR 22982., ! a IT y�- �. • • • . • . • . .� j • Pam. J n � i� . td ,� 's�7�•a� 1= tD O 0 Oe • 3J • • f ... �• ''s • a O G7 • �� C i CO�CTUS� frig - •• _�- is a �2 �c Star Flower Trai 1 —� x� M'1 A i es venue $=I= ,4.11111®.®.=..o.s.o.i.i4111.s.mom .s•.r=..,r CASE No. i Cit of Indio * Future Park Site 1 P/R Park and Retention 1 CASE MAP Tentative Tract Map 25691, Deman ORTN SCALE : nts gt Ch i yr Lr. yui;J fA P N?:INN- t DEVELOPMENT DEPT TENTATIVE IAACT 24208 0 N IN THE CITY OF LA OUINTA TENTATIVE TRACT NO. 2569 BEING A SUBDIVISION OF THE SOUTHEAST OUARTER OF THE SOUTHWEST OUARTER OF THE NORTHEAST OUARTER OF SEC 20 TSS RTE SBBY 1 I I f � I 1- i I I .��.• --�-� i 3 1 II •� �� r �— Miles Avenue ='�- V9.01f Note: CASE Na 1st One Year Time Extension Tentative Tract Map 25691 I I i I 1 I ---i----1__ gasi�'J tention _`ot 39 � Re I Oi 1 1 , I : � 1 1 � � I e I All streets are public for this tract. ORTH SCALE: 14T5 PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION 017 THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A SECOND ONE YEAR EXTENSION OF TIME FOR TENTATIVE TRACT NO. 25691 TO ALLOW THE CREATION OF A 39 LOT RESIDENTIAL SUBDIVISION ON A 9 ACRE SITE. CASE NO. TT 25691 - RICHARD L. DEMAN 2ND EXTENSION OF TIME WHEREAS, the Planning Commission of the City of La Quinta, on the 27th day of March, 1990, held a duly -noticed Public Hearing recommending confirmation of the environmental analysis an recommending approval of the request of Richard L. Deman to subdivide +9 acres into 39 single-family development lots for sale, generally located on the north side of Miles Avenue 1/4 Mile west of Jefferson Street, more particularly described as: THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN. WHEREAS, the City Council of the City of La Quinta, California, on the 17th day of April, 1990, held a duly -noticed Public Hearing and approved the Applicant's request and recommendation of the Planning Commission concerning the environmental analysis and Tentative Tract Map No. 25691; and, WHEREAS, the Applicant applied on March 9, 1992, for a one year extension of time for Tentative Tract 25691; and, WHEREAS,, the Planning Commission of the City of La Quinta, on the 28th day of April, 1992, held a duly -noticed Public Hearing to consider recommending approval of the 1st Extension of Time request of Mr.. Richard L. Deman per the City's subdivision regulations to the City Council; and, WHEREAS, the City Council of the City of La Quinta, on the 19th day of May, 1992, held a duly noticed Public Hearing approving the 1st Extension of Time request of Mr. Richard L. Deman per the City's subdivision regulations; and, WHEREAS„ the applicant applied on March 26, 1993, for another one year extension of time for Tentative Tract 25691; and, WHEREAS,, the Planning Commission of the City of La Quinta, did on the llth day of May, 1993, hold a duly -noticed Public Hearing to consider recommendation for approval of the 2nd Extension of Time request of Mr. Richard L. Deman per the City's subdivision regulations to the City Council; and, CS/RESOPC.054 - 1 - WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, per Resolution No. 83-68, adopted by the City of La Quinta, in that the Planning Director conducted an initial study, and has determined that the proposed Tentative Tract will not have a significant adverse impact on the environment. and a Negative Declaration was prepared in 1990; and, WHEREAS, a request for a one year extension of time will not require additional environmental review since no changes are proposed by the applicant pursuant to his past 1990 approval; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 25691, 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 to justify recommending approval of said Tentative Tract Map: 1. That Tentative Tract No. 25691, 2nd Extension of Time, as conditionally approved, is consistent with the goals, policies, and intent of the La Quinta General Plan for land use density in that the property is designated for low density development, circulation requirements, and the proposed R-1 zoning district development standards, and the design requirements of the Subdivision Ordinance. 2. That the subject site has a rolling topography due to sand dunes, and 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 map No. 25691 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 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. 25691 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. CS/RESOPC.054 - 2 - 6. That the proposed Tentative Tract No. 25691, as conditioned, provides for adequate maintenance of the landscape buffer areas, parking area and storm water retention and other common areas. 7. That the proposed Tentative Tract No. 25691, as conditioned, will provide storm water retention, park facilities, and noise mitigation as required by the La Quinta General Plan. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan, and were further considered during preparation of Environmental Assessment No. 90-156 and its required monitoring program to be implemented by the Applicant. 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 Commission in this case; 2. That it. does hereby recommend reconfirmation of the Environmental Assessment No. 90-156, relative to the environmental concerns for this Tentative Tract; 3. That it does hereby recommend approval of the subject Tentative Tract Map No. 25691 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED La Quinta Planning Commission, held on by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: at a regular meeting of the this llth day of May, 1993, KATIE BARROWS, Chairwoman City of La Quinta, California CS/RESOPC.054 - 3 - ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California CS/RESOPC.054 - 4 - PLANNING COMMISSION RESOLUTION 93- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 25691, 2ND EXTENSION OF TIME MAY 11, 1993 * Modifications by the Planning Commission on May 11, 1993 A. GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map No. 25691, 2nd Extension of Time, 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 April 17, 1994, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. The Applicant acknowledges that the City has formed a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 4. The City shall retain a qualified archaeologist, with the Developer to pay costs, and 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. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review an comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing th 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 ar 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.049 -1- Conditions of Approval - TT 25691 A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant(s)/ represent:ative(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 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 analysis to be prepared and published and submitted to the Planning and Development Department. 5. 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. 6. A temporary road access may be provided off Miles Avenue through to road E. This access shall be terminated upon the completion of model complex use or at the end of two years, whichever occurs first. Prior to expiration, the Applicant/Developer may request extension from the Planning Commission for continued use of the temporary access. Primary access to the project will be through the surrounding tracts. A drawing showing details of this proposed temporary access point shall be submitted to the Planning and Development Department and Engineering Department for approval. Traffic and Circulation 7. The Applicant shall construct or bond for half street improvements to the requirements of the City Engineer and the La Quinta Municipal Code, as follows: a. Miles Avenue shall be constructed to City standards for a 1.10-foot right-of-way width (Primary Arterial), with an 18-foot raised median island, six-foot sidewalk, and two -percent cross slope to centerline, plus joins. CS/CONAPRVL.049 -2- Conditions of Approval - TT 25691 b. The interior public street system shall be designed pursuant to the approved Exhibit A (tract map) for TT 25691, with a six-foot sidewalk and two -percent slope. Lot. "C" shall be designed for a 60-foot right-of-way, with a curb -to -curb width of 40 feet. Cul-de-sacs shall be designed for a 50-foot right-of-way with 36-foot width curb -to -curb and a five-foot utility easement on both sides of the street. The curb radius for cul-de-sacs shall be forty-five feet. Any variations to the approved street system design sections shall be subject to review and approval by the Public Works Department. 8. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements (i.e., City of Indio). B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 9. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code by paying parkland fees in -lieu for 0.39 acres, or as may be determined in accordance with said Section. 10. 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. 11. 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. 12. 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 hardscape 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. CS/CONAPRVL.049 -3- Conditions of Approval - TT 25691 13. 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. 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 Miles Avenue. 14. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. Grading and Drainage 15. The Applicant shall submit a grading plan that is prepared by a registered civil engineer who will be required to supervise the grading and drainage improvement construction and to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to final map approval. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 16. The Applicant 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. CS/CONAPRVL.049 -4- Conditions of Approval - TT 25691 17. 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's 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. 18. Any earthwork on contiguous properties required a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 19. Drainage retention basin(s) shall be designed to retain the 100-year storm (24 hour) on -site within the basin, subject to the approval of the City Engineer. Retention basin size shall be adequate to provide required "storage" without use of street area for storage. Basin in excess of six-foot water depth shall be fully fenced (security) with lockable gate(s). The location of the retention basin is subject to approval by the City Engineer and the Planning and Development Department. The applicant shall uphold an-y agreement made with the developer located to the west (TT 24950) regarding acceptance of storm water along Miles Avenue. Traffic and Circulation 20. Applicant shall comply with the following requirements of the Public Works Department: a. The Applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. b. The Applicant shall submit street improvement plans 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 (three-inch AC over four -inch Class 2 Base minimum for residential streets). C. Street name signs shall be furnished and installed by the Developer in accordance with City standards. 21. Applicant shall dedicate, with recordation of the tract map, access rights to Miles Avenue for all individual parcels which front or back-up to those rights -of -way. 22. The Applicant shall obtain a 10-foot right-of-way easement over the property to the east of the subject site, alongside Lot "B", for street construction and emergency parking purposes unless an alternative arrangement is approved by the Engineering Department. CS/CONAPRVL.049 -5- Conditions of Approval - TT 25691 Tract Desi 23. A minimum 20-foot landscaped setback shall be provided along Miles Avenue. Design of the setbacks shall be approved by the Planning and Development Department. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot. and be maintained as set forth in Condition No. 13, unless an alternate method is approved by the Planning and Development Department. 24. The tract layout shall comply with all the R-1 zoninc_ requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 7,200 square feet. Walls, Fencing, Screening, and Landscaping 25. 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; 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. CS/CONAPRVL.049 -6- Conditions of Approval - TT 25691 27. 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 landscapc buffer areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. The provision of Ordinance 220 (Water Conservation) shall be met. b. Location of the meandering sidewalk along Miles Avenue. Note this sidewalk shall meander within both the landscape buffer and the parkway area. C. Location and design detail of any proposed and/ox required walls. d. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. *28. Prior to final map approval, the subdivider shall submit 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) and an irrigation system. The applicant shall comply with the provisions of the R-1 Municipal Zoning Code (Chapter 9.32). C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS *29. 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 and Development Department, Planning Division 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 Division at the time of the application for a building permit for the use contemplated herewith. 30. Provisions shall be made to comply with the terms anc requirements of the City°s adopted Infrastructure Fee Program in effect. at the time of issuance of building permits. CS/CONAPRVL.049, -7- Conditions of Approval - TT 25691 31. Seventy-five percent of dwelling units within 150-feet of the ultimate right-of-way of Miles Avenue shall be limited to one story, not to exceed 20-feet in height. The Applicant shall submit to the Planning and Development Department for the approval a drawing showing the location of any units higher than one story located along Miles Avenue frontage. 32. The Applicant shall pay a 6.25 percent share of all fees necessary for signalization costs at the corner of Miles Avenue and Dune Palms Road. 33. 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. 34. The Developer shall construct landscaping and irrigation systems for drainage retention basin(s) and perimeter areas. The Developer shall maintain the drainage basin(s) and perimeter areas for one year following dedication acceptance by the City. 35. 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 TT 25691 and EA 90-156, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of EA 90-156 and TT 25691 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 mitigations measures of EA 90-156 and TT 25691. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 36. The Applicant shall submit complete detail architectural elevations for all units, for the Design Review Board and Planning Commission review and approval as a Business Item prior to building permit issuance. The architectural standards shall be included as part of the CC & Rs. The latter shall be submitted to the Planning & Development Department for review. CS/CONAPRVL.049 -8- Conditions of Approval - TT 25691 37. Prior to the final building inspection of the first unit two publicly maintained roads shall be provided connecting this subdivision to Dune Palms Road, Miles Avenue or Jefferson Street. The Model home temporary access shall be considered one of these access points until that access is terminated in accordance with Condition #6. Traffic and Circulation 38. The termination point of the street shown as Lot "B" on Exhibit A (Tentative Tract Map), shall be barricaded to the satisfaction of the Public Works Department. If the road network for the adjoining tracts have been constructed and completed, then the above streets shall be constructed to connect with these subdivisions, in accordance with the approved street improvement plans and the requirements of the City Engineer. Public Services and Utilities 39. The Applicant shall comply with the requirements of the City Fire Marshal. 40. The Applicant shall comply with all requirements of the Coachella Valley Water District. Any necessary parcels for District facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. 41. All on -site and off -site utilities including any existing power poles will be installed underground and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer, as may be required. CS/CONAPRVL.049 -9- PH #4 STAFF REPORT PLANNING COMMISSION MEETING DATE: MAY 11, 1993 (CONTINUED FROM APRIL 13, 1993) CASE NO: PLOT PLAN 93-495 (REVISION) MASTER SIGN PROGRAM 93-210 APPLICANT: SIMON PLAZA, INC. (PHILIP PEAD) PREVIOUS CASE: PLOT PLAN 91-466 (REVISED) (EXPIRED) OWNERS: 3S PARTNERSHIP AND POMONA FIRST FEDERAL BANK SUBJECT: REQUEST TO DEVELOP A 82,013 SQUARE FOOT MIXED USE COMMERCIAL PROJECT ON APPROXIMATELY 5.6 ACRES ZONED C-P-S COMMERCIAL. THE PROJECT WILL INCLUDE A FOUR STORY OFFICE BUILDING, A RESTAURANT OR BANK, AN EYE INSTITUTE OR OFFICE, A TWO LEVEL PARKING STRUCTURE, AND RELATED AT -GRADE PARKING. LOCATION: SOUTHEAST CORNER OF HIGHWAY Ill AND WASHINGTON STREET, BOTH MAJOR ARTERIALS. THE DEVELOPMENT, ON +5.6 ACRES OF LAND, IS LOCATED TO THE WEST OF THE EXISTING SIMON MOTORS AUTOMOTIVE DEALERSHIP ON HIGHWAY 111. ARCHITECT: MERLIN J. BARTH EXISTING GENERAL PLAN DESIGNATION: MIXED/REGIONAL COMMERCIAL WITH NON-RESIDENTIAL OVERLAY. SURROUNDING DEVELOPMENTS: NORTH: 111 LA QUINTA SHOPPING CENTER SOUTH: WASHINGTON SQUARE SPECIFIC PLAN PROPERTY (VACANT) EAST: EXISTING SIMON MOTORS AUTOMOBILE DEALERSHIP WEST: EXISTING PLAZA LA QUINTA SHOPPING CENTER PCST.119 1 PREVIOUS ENVIRONMENTAL, CONSIDERATIONS: Environmental Assessment 91-211 has been prepared in conjunction with this original application. The initial study indicated that no significant environmental impacts will occur that cannot be mitigated by imposition of mitigation measures. Therefore, a Negative Declaration was prepared for Plot :Plan 91-466 (Revised). Staff would recommend that the Planning Commission recertify the Environmental Determination for this case. BACKGROUND: This project was reviewed by the City in 1992, as part of the review and approval of Plot Plan 91-466 (Revised). The project received approval by the Design Review Board on October 2, 1991, the Planning Commission on February 25, 1992, and the City Council on March 3, 1992. However, the final design approved change from ± 165,000 square feet to ± 125,000 square feet and various buildings were shifted on the property to increase visibility into the project. The initial plan is attached for. reference. The original Conditions of Approval required the applicant to begin construction of the project within one year or apply for a one year extension which required review by the Planning Commission. The original case expired on February 25, 1993. On March 11, 1993, the applicant refiled the original plans with Staff and paid the required fees to return the project through the necessary stages to have the project reviewed by the Design Review Board, Planning Commission, and City Council as a new application. DESCRIPTION OF SITE: The proposed ±5.6 acre site is comprised of six parcels. The flat and undeveloped parcels were created by the division of land under Parcel Map 18418 in 1982. The property has frontage on three streets with 650 feet along Washington Street, 700 feet along Highway 111, and 180 feet along Simon Drive. The site elevation along Washington Street is approximately 60 feet above sea level. The site is improved with street improvements. However, additional widening is necessary on Washington Street to conform with the City's adopted Specific Plan Alignment Program and General Plan. A future raised median island is proposed for both Washington Street and Highway 111. The property was subdivided in the early 1980's for the development of Simon Motors Automobile Dealership as well as to establish commercial lots which could be sold or developed with commercial land uses. ARCHITECTURE: The project architect, Mr. Merlin Barth has prepared a plan which proposes buildings around the outer portion of the site with parking in the center of the facility. A parking structure will be located on the east side of the property. PCST.119 2 The proposed Mediterranean design (Spanish style design motif) is consistent with the City's design guidelines (e.g., the roof, rough stucco exterior, large glass windows, etc.). CIRCULATION/PARKING PLAN: The developer has proposed one access driveway on each public street. Each driveway will service the proposed at -grade guest parking lot. The driveways lead to the parking garage located at the east side of the site. The parking garage will house approximately 205 cars. A traffic study to address the developmental impacts of the project on abutting City streets and the cumulative impacts the project may have on the future level of service of Washington Street/Highway 111 was prepared for the original application and since the project is smaller in scope, no additional impacts are contemplated by the new plan. VIEW CORRIDOR: The City's General Plan discusses site views as an important element of projects which have frontage on major streets within the City. Policy 6.5.7 states that ....along primary and secondary and agrarian image corridors the City shall establish appropriate building height limits to ensure a low density character and appearance". The City's policy has been that no building greater than one story in height shall be built within 150 feet of the future street property line. This standard has been in effect for the last few years and has been a condition on all of the development cases along Washington Street and Highway 111. However, the heights have varied on a case -by -case basis. A City-wide height survey was originally conducted during the discussion of Plot Plan 91-466. In 1992, the Planning Commission and City Council permitted the two story parking structure because it looked like a one story structure and was consistent in height with other approved structures. The City also permitted the 2-story design features on the 4-story medical office building because the 2-story elements enhanced the Highway 111 street elevation. WASHINGTON STREET ALIGNMENT PLAN: The Washington Street Specific Plan (86-007) document set the street alignment schedule for Washington Street from Fred Waring Drive to 52nd Avenue. The plan included provisions for a 120 foot right-of-way (six lanes) and 140 feet right-of-way (six lanes + four turn lanes). The intersection of Washington Street/Highway 111 is scheduled to have a minimum right-of-way of 140 feet. The northbound street side of Washington Street is to include three through lanes, two left turn lanes, and at a minimum one right -turn lane. The development will be conditioned to meet these specific plan requirements. DESIGN REVIEW BOARD REVIEW: On April 7, 1993, the Design Review Board met briefly to discuss the resubmittal of Plot Plan 91-466 (Revision). The development proposal included a four story office building on Highway 111 which is attached to the three level parking structure abutting the Simon Motors property. PCST.119 On the southwest portion of the site (also attached to the parking structure) was the second story fitness center and one story 44 lane bowling alley. The other two buildings on the site were a restaurant/bank building at the intersection of Highway 111 and Washington Street and a one story office building. The project was broken down in the following fashion: Offices (4 story) Restaurant: Office/Eye Institute Fitness Center Bowling Alley = 60,880 sq. ft. 8,000 sq. ft. = 5,000 sq. ft. 12,000 sq. ft. = 40,531 sq. ft. 126,411 sq. ft. (550 parking spaces) The Design Review Board continued action on this case on April 7, 1993, at the request of the applicant. The case was continued to May 5, 1993. On April 26, 1993, the applicant revised the proposal to conform to the newly adopted City General Plan Floor Area Ratios (.35) policy requirements. A copy of the new plan is attached and a copy of the original Design Review Board report from April 7th has also been enclosed. The developer has removed the fitness center and bowling alley from the project and substituted at -grade parking along Washington Street. The number of parking structure levels has also been reduced. Medical Offices (4-story) = 68,600 sq. ft. Restaurant = 8,000 sq. ft. Office = 5,413 sq. ft. TOTAL 82,013 sq. ft. (412 parking spaces) On April 26, 1993, Staff also received a resubmittal of the master sign program for the center based on the new submittal. As the Planning Commission will recall, a similar sign program (SA 91-159, Amendment #3) was approved by the Planning Commission in 1992. The only difference in the exhibit versus the previous plan is that Sign #1 is double -sided instead of being three -sides. Sign #4a was originally contemplated for the bowling alley, but it is now being used for the 4-story office building. On May 5, 1993, the Design Review Board reconsidered the revised plan of the applicant. The Design Review Board felt the new plan was an improvement over the original plan (PP 91-466) because it was less dense and sight views through the project were more pronounced. The buildings are now farther back on Washington Street without the bowling alley building which was originally slated to be 20-feet from the street right-of-way. The Board reviewed the original Conditions of Approval imposed in 1992, to verify whether or not the conditions were still appropriate for this new submission. The Design Review Board had the following statements or issues for the applicant. PCST.119 4 Architecture The Board was concerned with the overall size of the 4-story building and its relationship to Highway 111 and Washington Street. Many Board members stated that without the other original buildings the pedestrian scale of the project had been lost even though the "view" corridors through the project had been increased. The Board debated various topics of the proposal and their final recommendation on the project is as follows: 1. The roof design for the 4-story medical office building should be either 4:12 or higher to give the building balance and proper scale to its mass. 2. The roof design for the 1-story office building should be similar to the 1-story restaurant building at the intersection of Highway 111 and Washington Street. 3. The parking structures tile roof facade should be eliminated because it is not compatible with the design motif of the 4-story medical office building. The applicant should evaluate another design style which incorporates a cornice design feature (similar to the upper portion of the 4-story building) and other articulated features which will soften the elevation and not enhance its presence. 4. The parking structure ramp on the south side of the project should not be stuccoed to match the building. The applicant should review a embedded stone for this tilt -up structure or other natural texture features to downplay its importance. 5. The applicant should include the following features into the 4-story medical office building: a. Pre -cast stone window trim. b. Individual pane windows versus grid molding. C. Additional building column connections. d. Accented building roof heights. e. Revision to the elevator shaft design and its relationship to Highway 111. f. Energy conservation measures should be reviewed. g. The 2-story elements on the north side of the 4-story building should be redesigned so that the roof connects into the building (delete the existing windows). Landscape A landscape plan was not presented for review during discussion of the project making it difficult for the Board to interrelate the landscape program with the project. After some debate, the Design Review Board instructed the applicant to present a plan prior to the preparation of final working drawings by the landscape architect. The Board stressed the need to see vertical plant material to reduce the impact of the parking structure and the 4-story building as they relate to abutting developments. PCST.119 5"� Signs The Design Review Board was comfortable with the revised master sign package by the applicant, and with the proposed two-sided freestanding sign (Sign #1) at the intersection. The Board debated whether or not the sign should be moved from the corner (e.g., 150-feet south or east) thereby creating an open space area for public interaction (i.e., public art, public furniture, etc.) similar to the One Eleven La Quinta Center. The Design Review Board debated initially whether the sign and a public art feature could be molded together at this corner to meet both the developer's needs and the City's public amenity needs. The consensus was to allow the applicant a sign at this intersection as originally approved for the past case except that he sign would be two-sided instead of three -sided. The Design Review Board also requested that the sign letters for Sign #1, be laser -cut and set into the sign face instead of incised, as proposed. Bike Trails The Design Review Board examined whether or not an eight foot wide bike trail or path was necessary for the proposal in light of the fact that Simon Motors presently has a five foot wide sidewalk at this time. The Board stated that an eight wide trail was necessary because it is required in the General Plan and it will provide a secondary mode of transportation for residents or visitors of La Quinta. They noted that it is the City's intent to be linked through a Master Trail System for both pedestrians and bicyclists. Summary In conclusion, the Design Review Board voted to conceptually approve the project provided the applicant's revised plans were returned to them prior to the development of the final working drawings. The Board felt the project architect could refine the design per their suggestions without delaying the applicant's request to be on the Planning Commission meeting of May 11, 1993. The final vote was 6-0. PLANNING COMMISSION REVIEW: On April 13, 1993, the Planning Commission continued discussion of this project to May 11, 1993, to allow the applicant additional time to revise the project pursuant to the newly adopted provisions of the General Plan. As mentioned above, the applicant did modify the proposal by reducing the overall size of the project from ± 126,411 square feet to +82,013 square feet. The new plan was submitted to Staff on April 26, 1993. ANALYSIS: Both Highway 111 and Washington Street are image corridors as defined in the General Plan. Further, the subject property is located within the Highway 111 Specific Plan area. To date, draft policies for this plan have been prepared and reviewed by both the Planning Commission and City Council. The City Council has indicated concurrence with those policies. Those policies, in part, address commercial development along Highway 111 and how it should be developed. PCST.119 67 1. The specific plan policies indicate that Highway 111 should avoid becoming a random series of unrelated, shallow -depth commercial uses, resulting in an unproductive commercial strip type of area. 2. The specific plan policies indicates that commercial uses along Highway 111 shall be only in "major commercial complexes". No single isolated structures will be permitted anywhere along Highway 111 without a plan which demonstrates the feasibility of the whole complex of which the single use or small complex is an early increment. Also, the compatibility of the proposed use with the surrounding preferred uses will be required to be demonstrated. 3. The specific plan policies indicate that development should be in complexes of like, similar, or complementary uses, with a common marketing theme and locational identifier. 4. The General Plan policies for the Mixed Commercial Land Use are attached. These policies refer to the Highway Ill Specific Plan and the need to develop the property along Highway 111 with large project developments rather than smaller unrelated uses. The goals of the Highway 111 Specific Plan are being met because the developer is merging lots to form a large development, has related commercial uses, and proposed interrelated aggregate building structures. The proposed buildings do not create a towering feeling for the Highway 111 corridor because the architect has tried to articulate the building mass and place the building 50 to 150 feet from the street. PARKING ANALYSIS: In the 1992 plan, a shared parking program was used to meet the off-street parking requirements. The plan was based on peak period use of the project during normal business hours. The new proposal is broken down in the following way: A. Medical offices (4-story) 68,600 sq. ft./200 sq. ft. = 343 spaces B. Office (I -story) 5,413 sq. ft./250 = 22 C. *Restaurant 8,000 sq. ft./50 = 80 OR D. Bank (1-story) 8,000 sq. ft. /250 = 32 * Note: 50% of the building counted as dining area. TOTAL 397 to 445 spaces PCST.119 7 The two -level parking structure will accommodate 205 parking spaces and another 207 parking spaces will be inter -mixed around the exterior portion of the development. The at -grade parking along Washington Street will assist both customers in easy access to the site and also permits patrons and staff clear views into and through the development since there is only one driveway access per street frontage. Access is an important issue in the development of this site because it is a heavily traveled area of the City. In 1991, the City amended the Off -Street Parking code to include a new category for medical office (ZOA 91-020). The code states the following: "One space per 150 square feet GLA (including lobbies and reception areas) for any building or building complex less than 20,000 square feet. One space per 200 square feet GLA (including lobbies and reception areas) for any building or building complex greater than 20,000 square feet." Medical offices are required to have more on -site parking than a retail or office establishments. Therefore, the applicant might want to re-evaluate the amount of medical office space versus office space which is provided on this plan In the present development plan it is hard to predict the exact number of parking spaces because all the future tenants have not been determined. A parking analysis should be conducted as each tenant is brought into the development. This can either occur during plan check or during the review of a business license. The applicant is required to insure that the tenant mix will be consistent with the on -site parking facilities. PROPOSED ADDITIONAL CONDITIONS: The Design Review Board did not include all the proposed conditions which were recommended by Staff at their May 5th meeting. Staff had recommended that the proposed center identification sign (Sign #1) not be positioned at the intersection as proposed by the applicant. Staff recommended the following condition: "A project identification sign shall not be installed at the intersection of Highway I I I and Washington Street since the area should be reserved for landscaping, public furniture, and a public art piece. No private property features such as a project identification sign shall be permitted within 150 to 200 feet of the intersection. The theme plaza shall be identified to the One Eleven La Quinta Shopping Center design to the north of the site" The primary reason for the condition is to retain an area at this "image" corridor intersection for public art or other public amenities. Staff believes this area should be a focal point or node for the community. The One Eleven La Quinta Shopping Center provided such a feature on their site pursuant to the adoption of Specific Plan 89-014. The developer of the project felt PCST.119 uncomfortable with this request because they would prefer to have their project sign at this highly visible corner of the City. Staff explained to the Design Review Board that the General Plan did not graphically depict the elements which are required but identified them in written text for review and consideration during the review of a project at these key points within the City and primarily along Highway 111. Policy 3-4.1.2 states, "at key intersection, primary image corridors shall include treatments which may include special roadway paving, hardscape/screen wall arrangements and displays of public art". This intersection is also a "primary gateway" area to the City, therefore, this area should include special paving, street furniture, hardscape, screen wall arrangements, displays of public art, monument signage, landscaping and street lighting (Policy 3-4.1.8). Based on these parameters, Staff is still advocating that the Planning Commission include this condition into the project to insure that the project is consistent with the City's newly adopted General Plan. STAFF CONCLUSION: The applicant has addressed the Staff's concern on the amount of intensity of building square footage and the applicant. has made an attempt to provide a "view window" through the project by eliminating the bowling alley and fitness center buildings which were originally planned. Staff supports the new plan because it meets the provisions of the City's Zoning Code, the newly adopted General Plan, and the provisions of the Washington Street/Highway 111 Specific Plans. FINDINGS TO SUPPORT THE PROTECT: The site is irregular in shape (3 street frontages) thus forcing the architect to create aggregate building masses to meet the City's General Plan and Zoning Code Standards. The architectural elements of the project are similar in nature to the other commercial facilities in the immediate area. The floor area ratio (F.A.R.) for the project is ±0.35 which is consistent with the General Plan Land Use category standards (Table LU-4) of the City. 2. The two-story parking structure will not adversely affect the Highway 111 corridor because the building is located 50 feet from the property line and the overall height of the parking garage is similar in height to the Simon Motors Automobile facility. The structure creates an illusion that the parking garage is one story instead of two stories because the height for the front 100 feet of the structure on Highway 111 is only ± 15 feet in overall height. 3. The setbacks and building heights for the project meet the Washington Street Specific Plan and General Plan Policy goals. 4. The new proposal is compatible with the Simon Motors Automobile Dealership to the east of this site. PCST.119 5. The project will be conditioned to meet the newly adopted General Plan policy for the City which prescribe public amenities which are important for both primary image corridors and primary gateway treatments as specified in the Circulation Element of the General Plan. RECOMMENDATION: That the Planning Commission by Minute Motion 93- recertify the previous environmental approval for Plot Plan 91-466 (Revision) as valid for this case and approving Plot Plan 93-495 (Revision) and Master Sign Program 93-210, subject to the attached conditions. Attachments: 1. Location map 2. Large exhibits (dated 4/26/93) 3. Master Sign Program (SA 93-210) (large exhibits) 4. April 7, 1993, Design Review Board report 5. Draft Conditions of Approval - PP 93-495 6. Draft Conditions of Approval - SA 93-210 PCST.119 10 11" 1 0$ sxzporj:/w60 be -. gwepy i F 1 aaa�S uo� F�II 10. 71. 406 STAFF REPORT DESIGN REVIEW BOARD MEETING DATE: APRIL 7, 1993 CASE NO: PLOT PLAN 93-495 APPLICANT: SIMON PLAZA, INC. (PHILIP PEAD) PREVIOUS CASE: PILOT PLAN 91-466 (REVISED) (EXPIRED) OWNERS: 3S PARTNERSHIP AND POMONA FIRST FEDERAL BANK SUBJECT: REQUEST TO DEVELOP A MIXED USE COMMERCIAL PROJECT ON APPROXIMATELY 5.6 ACRES ZONED C-P-S COMMERCIAL. THE PROJECT WILL INCLUDE A FOUR STORY OFFICE BUILDING, A 44 LANE BOWLING ALLEY, A FITNESS CENTER, A RESTAURANT OR BANK, AN EYE INSTITUTE OR OFFICE, A FOUR LEVEL PARKING STRUCTURE, AND RELATED AT -GRADE PARKING. LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND WASHINGTON STREET, BOTH MAJOR ARTERIALS. THE DEVELOPMENT, ON -+-5.6 ACRES OF LAND, IS LOCATED TO THE WEST OF THE EXISTING SIMON MOTORS AUTOMOTIVE DEALERSHIP ON HIGHWAY 111. ARCHITECT: MERLIN J. BARTH EXISTING GENERAL PLAN DESIGNATION: MIXEDlREGIONAL COMMERCIAL WITH NON-RESIDENTIAL OVERLAY. SURROUNDING DEVELOPMENTS: NORTH: 111 LA QUINTA SHOPPING CENTER SOUTH: WASHINGTON SQUARE SPECIFIC PLAN PROPERTY (VACANT) EAST: EXISTING SIMON MOTORS AUTOMOBILE DEALERSHIP WEST: EXISTING PLAZA LA QUINTA SHOPPING CENTER DRBST.083 1 BACKGROUND: This project was reviewed by the City in 1992, as part of the review and approval of Plot Plan 91-466 (Revised). The project received approval by the Design Review Board on October 2, 1991, the Planning Commission on February 25, 1992, and the City Council on March 2, 1992. However, the final design approved changed from ± 165,000 square feet to ± 125,000 square feet and various buildings were shifted on t�,e property to increase visibility into the project. The initial plan is attached for reference. The original Conditions of Approval required the applicant to begin construction of the project within one year or apply for a one year extension of time which required review by the Planning Commission. The original case expired on February 25, 1993. On March 11, 1993, the applicant refiled the original plans with Staff and paid the necessary fees to return the project through the necessary stages to have the project reviewed by the Design Review Board, Planning Commission, and City Council as a new application. DESCRii-TTON OF SITE: The proposed ±5.6 acre site is comprised of seven parcels. The flat and undeveloped parcels were created by the division of land under Parcel Map 18418 in 1982. The property has frontage on three streets with 650 feet along Washington Street, 700 feet along Highway 111, and 180 feet along Simon Drive. The site elevation along; Washington Street is approximately 60 feet above sea level. The site is improved with street improvements. However, additional widening is necessary on Washington Street to conform with the City's adopted Specific Plan Alignment Program and General Plan. A future raised median island is proposed for both Washington Street and Highway 111. The property was subdivided in the early 1980's for the development of Simon Motors Automobile Dealership as well as to establish commercial lots which could be sold or developed with commercial land uses. DEVELOPMENT PROPOSAL: The development proposal will include a four story office building on Highway 111 which is attached to the three level parking structure abutting the Simon Motors property. On the southwest portion of the site (also attached to the parking structure) is the second story fitness center and one story 44 lane bowling alley. The other two buildings on the site are a restaurant/bank building at the intersection of Highway 111 and Washington Street and a one story eye institute. The project is broken down in the following fashion: DRBST.083 <<f': Offices Restaurant . Office/Eye Institute Fitness Center Bowling Alley ARCHITECTURE: 60,880 sq. ft. 8,000 sq. ft. 5,000 sq. ft. 12,000 sq. ft. 40.531 sq. ft. 126,411 sq. ft. (550 parking spaces) The project architect, Mr. Merlin J. Barth, of Anaheim, has prepared a plan which proposes buildings around the outer portion of the site with at -grade parking in the center of the facility. A multiple level parking, structure will be located on the east side of the property. CIRCULATION/PARKING: The developer has proposed access driveways on each respective public street. The two-way di�veway on Highway 111 and Washington Street will service the proposed courtyard guest parking lot (approximately 102 parking spaces). The driveways lead to the four level parking garage (two floors above grade with a roof top parking area and one subterranean level) located at the easterly property boundary of the site. The parking garage will house approximately 448 cars. The parking ratio for this project is (126,411/550) one on -site space for every 229 square feet of leasable floor area. IMAGE CORRIDOR: On October 6, 1992, the: City updated its General Plan to include some new standards which are pertinent to all properties in the City. The new plan designates the frontage streets along the exterior portion of the site as " primary image corridor thoroughfares, and the signalized intersection of Washington Street and Highway 111 as 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 Quinta's agricultural past and desert environment". Overall, the applicant's request is generally consistent with the intent of the General Plan except for the intersection of Highway 111 and Washington Street. We would recommend that the applicant enhance the intersection of Highway 111 and Washington Street to include an area for a public art piece surrounded by palm trees. DRBST.083 s BUILDING FLOOR AREA RATIO: The new General Plan for the City established new policy requirements for the City on the amount of building coverage a project could have on a site. Table LU-4 of the Land Use Element states 0.35 is the ratio for Mixed/Regional Commercial (M/RC) properties. This project proposes 126,411 square feet on approximately ±5.3 net acres or an F.A.R. of 0.54. This figure does not examine the parking structure as a building for this equation. The project should be downsized to meet this new building floor area to project site area ratio which is based on net land area (after street dedication) versus gross floor area (e.g., 82,000 sq. ft. - 230,868 = 0.35). STAFF CONIMENTS: The applicant allowed the original case approval to expire in February, 1993. Therefore, the Design Review Board can request changes to the proposed resubmittal if you believe they are necessary. Staff would also like to point out to the Design Review Board that the applicant would like to maintain the past master sign program (SA 91-159 #3) which was approved by the Design Review Board and Planning Commission after the original review of Plot Plan 91-466 (Revised). A copy of the original approval is attached. The City's Zoning Code Standards have not changed since the last review of this case. Should changes occur to the structures, it may be necessary to revise the sign program. Staff would recommend that the Design Review Board reconsider the Planning Commission approval of the triangular freestanding sign at the intersection of Highway 111 and Washington Street. The current approval allowed a twelve foot high sign with three sides each having 50 square feet of copy. It might be more appropriate to relocate a project sign to the east and south of its present location and provide a different type of sign (e.g., double sided sign). SUGGESTED CONTITIONS: 1. The General Plan policy standards for "Primary Gateway Treatment as outlined in Chapter 3.0 (Circulation Element) should be met since this intersection is located on an image corridor of the City. 2. A project identification sign should not be installed at the intersection of Highway 111 and Washington Street, since the area should be reserved for landscaping, public furniture, and a public art piece. No private property features such as a project identification sign should be permitted within 150 feet of the intersection. 3. The maximum F.A.R. for this project should be 0.35 as noted in Table LU-4 of the General Plan. DRBST.083 4 RECOMMENDATION: Staff is at the Design Review Board's pleasure on the matter and any new recommendations of the Design Review Board will be forwarded to the Planning Commission for their review later this month. Attachments: 1. Location map 2. Large exhibits (dated 3/ 15/93) 3. Mas;el Sign Approval (SA 91-159 #3) 4. Excerpts from the original Conditions for Plot Plan 91-466 (Revised) 5. Initial site plan design (superseded) 6. Excerpt from the: General Plan DRBST.083 v M ro L ro c� +) O (A it 4 -, �-,=-Zi o C ro m N J Its G- 11 Policy 3-4.12 _ IanwwJ�/ y-tN p corAJors &hail ba i�9fined beets in Me, m&,,ay WZZNIA N-ch are the mW t#ban design =oma ds of the City. Pri=7 irruge corridors shall consist of boulevard stroot; wad raised, landscaped mans sand gully h7dareas %fth and cor;tgucus to Ma stmet fights-cf-way. Prirnaq image co,rndm &W Indticlo I&-dsApe names r.ftch are remirusc:ant of La Quintals ra urat past and desert anArownent Prwaaary knage corridors may innlude veil Mild ape deiroots such as palm trees co,Vl3mented want a sha: e-pmdudng Lndatstory of caippy tees, Rxh as Miganous, drought tolerant desert sp odes. Mo<'e eater intenshv L 3derstory cwtrees, such as vzs,-ious df w sees, should be used pardngly in nodes X key 4ccations as hrgNigYs rind ramin ars of pasta rretlta l ac*vities. Cround,Yra,ie tAnda-, .e mstarWs &a oldd Gvc.ke a lush "go nrough the use of drought zIa/6i ,A low art::nemnt-4 plant spades. Turf cold be treed in a maroar consistent with circus trees- padr.gly and in high visibility l>--aScans. l'nmaapy imagi corridors shad ir:lude su"at traffic signa3ls, ,street fighting systems, straet furniture, bus shelters, street rarno signs, and rise bear-Oaarriers which are designed in a coor- du gated and consis'ent therne unique to La Quinta. At key intersections, primary linage cornddts shall irrlude treatments which may includs ;speadal roadway paving, hardscaa,Wsc Teen wall arrangements and cr-rsplays of public art Policy 3-4.1.3 Primary image condors shalt include the following roadways: • Washington Street • Jefferson Street • Highway 111 • Fred Waring Drive • Calla Tampico • Cjwnhcwer Drive (from Cabe Tampico to Washington Street) Policy 3- 4.1.4 Secondary linage corridors shall be defrnad as streets in the road&,Yay notf41ork Mich are the secondary urban d,sigrr stataments of the City. Cemxhy Imago cord- d; s shish consist of streets with raised, ktndsc€i and meditns and landscaped areas within sand contiguous to sae street right• -of way. Sx-orifty imago c oaidors shall be consistent with primary imago corridors relative to similar landscape materials, street traffic signals, street lighting systems, street furnture, bus shelters and street name signs. however, secondary BRW, Inc L%-t VLAO-AFPr street image corridors shad emphasize the use of louver profile indigenous canopy trees, accentuated wrtth the use of dbus trees in various nodes. The use of t cider, varbcal land elements shall be do-arnphesized and avail occur in nodes, primarily at street Intersections. Policy 3-41.5 Sawndary image corridors shall include the hallowing roadways: • M17es Avenue • Dune Palms Road (south of the Coachella Valley St+onhrwater Channeo • Adams Street (south of the Coaclhalra Valley tornwlater ChanneO • Avenue 40 • Avenue 50 • Avenue 52 • E-rsenhovrer Drhv (south of CeNo To, oprco to Avanida Bermudas) POIIcy 3-41.6 Agrarian kn age corridors shall be let' sod as streets in the roadway netwoc* which are designed to evoke a rural ambiance and to provide a strong Enka, ia to the Crty's agricultural past These corridors are to be lacated in close proximity do areas designated 'Rural Residentiar on the Land Use Policy Diagram in the Land Use Element Agrarian image corridors shall it corporate equestrian Frills and shad include design themes representative of rural areas, such as shaded country lanes which utflize lower profile indigenous canopy trees accentuated with various oitrus species. The use of taller, vertical landscape dements, such as palm trees, strati be do -emphasized. Vrlhere possible, Me use of vertical subs on the outside la le of the roaadway shad be minimized Street traffic signals, street fighting systems, street furniture, bus shelters and street name signs strati be similar to primary and secondary image corridors, but If pc; Bible, shall incorporate more of a rural character. Policy 3-4.1.7 Agraran image corridors shad Include the following roadways: • !.laadson Street • Avenue 54 (from Jefferson Street to Vorrroe Street) Policy 3-4.1.8 M gatOWaY treatments shad be duMvd as street s%pe treaatrnents at key intersectio,is leading into the City and lino the Viliage area. Primary gateway treatments may include special paving, street furniture, Chapter 3 - Circulation Element 3-21 City of La Quints General Plan hardscopWscreen wad a a rraarrgemaents, ifspleys of public at monument signage, 'andswpV and street lighting. Primary gateways are lmtonded ea ftmUc design statements indicatvng the entrance to the City and the Village area Primary gateway treatments shall occur at the roilowing sb-get irztarseaons: • Fred WarOg Driva and Was►gngton meet `� • Ylashir,gton Street and Nighay 111 • J'effa wr Street and lv'gNey 111 • Calle 7ampico and Washington Street • Eisenhower Drrre and we Tampico Policy 3-4.1.9 So,-*ndary gata rvay treatments shall La :!afrrad as sttc2!scape treatments oittv:ch are sirn lar lo primary gatc,N3y watiments except fat an emphasis is placed on a less dramatic entry statoment. For example, sc.�ndaary gateway treatmen!s ray not hcludq special ,having, street furniture or hinvdsceWscreen wall arrangaments. The socondaary gsteveay trc rent may rally more can Me use of larxdscong, street lighting and m.numant signage as Me rmrabr elements a' design. 3--4.1.10 Along primary, secondary and aagradan image corridors the City shaft establish appropriate building height limits to ensure a low dDnsity csracter and appearance. Policy 3.4.1.11 Landscaped setbacks are r ecassary to ansare a high quality and attractive appearance on nAW streets. Seftcks for bWls, bw7dkW and parkng areas may vary, if props ly designed, but shall generally be as follows. )p• highway III - 50 feet • Other lrlajor Arterials - 20 feet s Pi lmary Artenats - 20 feet • Secondary arterials - 10 fleet • Collector Streets - 10 feet LandscApping withn these setback areas shad be consistent with the aspproaoriate image corridor designation, if applicable. Policy 3-4.1.12 Special right-of-way widO and design treatments will be identified for streets within the Village Area, recognizing established set --backs of adjacent dovelopments and the maattrrity of existing kndsca*g materials. The Wowing streets will be permitted to remain at a maxln um tiny (50) foot right--of-way width: a1 Cadiz b) Barcelona c) Amigo Policy 3-41.13 Waff openings to allow views into projects from image cot 4dors are desirable and should be raquired vrhere o,ppropmte as one means of minim ong negative i'sual innpacs of continuous walls. This can also be ecoomplished by varying setbacks. Policy 3-4.1.14 The City may rsquira adequate pa.*ways, vistas into vralled communities, and other features as appropriate. ollcy 3®-4.1.15 More desirable, the use of existing natural vagetation incfudrng arms bees, date palm groves, eucalyptus vrindrows, and 4'gander ledges should bey ;onsidered for retention in image corridor landscape designs. PCflcy 3-4.1.16 Spn;.Clal design treatments for ingior efarmen s of the Mls street system shad be considered in all approvals for related development Policy 3-4.1.17 The City's streetscape quality V aad be improved by undergroumding of utilities wherever possible. Policy 3-4.1.18 Prevention of visual blight shad be enhanced by the administration of a comprehensive sign ordinance. Public Transit Policies Background - The provision of public transit is an Integral part of La ®uintWs mutt --modal circulation system. increased use of public tramit in the future gill provide benefits such as reduced ingestion and Improved air quality. For transit to be successful, it should be properly planned so that It Is convenient and acoassibie to users and operates in a timely fashion. Tlv following policies are Intended to provida guidance In establishing an expanded transit system to serve the mods of the City and rogiom BRW, Ina Chapter 3 - Circulation Element City of La Ouinta L.-, -&Vr 3-22 GFIr w Plan t ,L-i lie PH E� a 1 1 2' N cm N - w � isLL � � LL J E E E E E E E E Y 1 CONDITIONS OF APPROVAL - RECOMMENDED PLOT PLAN 93-495 MAY 11, 1993 SIMON PLAZA GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 93-495, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used by May 11, 1994; 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 provided an extension request is filed by April 11, 1994. 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. Light standard type 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 masonry 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. The Applicant shall contact the local waste management company to insure that the number of enclosures and size of the enclosures are adequate. 6. Decorative enclosures may be required by the City around any retention basins depending on site grading requirements. The color, location, and placement of said fence(s) shall be approved by the Planning and Development Department. 7. Phased improvement plans shall be subject to Planning Commission review. 8. Handicap parking spaces and facilities shall be provided per Municipal Code, State and Federal requirements. CONAPRVL.037 1 Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 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 submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the proposed abutting and provide mitigation of noise as alternative mitigation measures for incorporation into the project design such as building setbacks, engineering design, building orientation, noise barriers, (terming, landscaping and walls, etc.) and other techniques. 10. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas and bicycle parking spaces. 11. Perimeter landscaping planters shall be provided at maximum widths possible adjacent to property lines and planted with landscaping. 12. The project shall comply with all applicable Art in Public Places Ordinance. A public art piece shall be installed on the property at a location agreeable to the Art in Public Places Committee. (e.g., at the intersection of Highway 111 and Washington Street). A public easement shall be offered to the City for the site any art piece may occupy which has been established by the Art in Public Places Committee. 13. 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 assistants)/representative(s), shall be submitted to the Planning and CONAPRVL.037 Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 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. 14. 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: 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 Caltrans (]District 11) 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. 15. 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. 16. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and the Coachella Valley Water District. 17. A bus waiting shelter and bus turnout shall be provided as requested by Sunline Transit on Highway 111 when said street improvements are re -installed or unless other site locations are permitted by the transit authority (e.g., Simon Drive) and the City Engineering Department. CONAPRVL.037 Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 18. Prior to issuance of any grading permits, the Applicant shall submit to the Engineering 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. 19. Construction shall comply with all local and State Building Code requirements in affect at time of issuance of building permit as determined by the Building Official. 20. 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 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. 21. 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. 22. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 23. All compact spaces shall be clearly marked "compact cars only". 24. That all conditions of the Design Review Board shall be complied with as follows: A. The landscape plan shall include an eight foot wide meandering pedestrian/bike trail. The plans should be reviewed by the Design Review Board prior to submission of the final landscape plan by the Applicant/Developer. B. The landscape program for Washington Street shall include a variation of planting materials, i.e., Palm trees, accent shade trees, lawn, shrubs, and groundcover. CONAPRVL.037 Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 The use of mature California Pepper, Australian Willow, Mesquite, Crape Myrtle, Bottle Trees, and Washington Robusta Palms shall be encouraged. Varieties of flowering shrubs such as Texas Ranger, Cassia, Crepe Myrtle, and Dwarf Oleander should be utilized. Native (low water use) plants shall be used, and the landscape architect should consult the Coachella Valley Water District's plant material list prior to designing their proposal. Uplighted trees or palms shall be used along Washington Street and Highway 111. Incandescent light fixtures will be required (less than 160 watt). Landscaping plan shall conform to Ordinance 220 regarding water conservation. C. Any proposed parking lot lighting plan shall be reviewed by the Design Review Board prior to building plan check. A photometric study shall be developed which analyzes the lighting pattern on the project and meets the City's Lighting Ordinance provisions as explained in Chapter 9.210 and 9.160 (Off -Street Parking). The height of the light poles shall not exceed 18 feet in height, and the lighting contractor should reduce this height if physically possible during review of the project. D. A maximum building height of 28 feet shall be maintained along Washington Street and Highway 111 within 150 feet of the ultimate property line (after street dedication has been included) excluding minor architectural appendages (e.g., chimneys, towers, building columns, etc.). E. Decorative; concrete entryways shall be provided for all two-way driveways into the project site. The concrete shall be stamped and colored to accentuate the proposed development. The color, design and location of the concrete should be reviewed by the Design Review Board during a final plan check review. F. The revised concept design plan shall be reviewed by the Design Review Board prior to the submission of the plans to the Building Department for final plan check consideration. The plans should include but are not be limited to landscaping and irrigation, building elevations, signs, and any other major exterior design features of the project as noted at the Design Review Board meeting of May 5, 1993. G. Bike racks shall be provided at convenient areas within the site for usage by bicycle riders. One space for every 50 parking spaces shall be provided as noted in the Off -Street Parking Code. H. The landscape setback on Washington Street shall be a minimum of 20 feet from the new property line. CONAPRVL.037 k, Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 1. All open parking stalls shall be screened by berm walls, landscape hedges, or a combination thereof to a minimum height of 42 inches. J. The maximum floor area ratio (F.A.R.) for this project shall be 0.35 per the Policy Standards of the General Plan (LU Table #4). K. The roof design for the 4-story medical office building shall be either 4:12 or higher to give the building balance and proper scale to its mass. L. The roof design for the 1-story office building shall be similar to the 1-story restaurant building at the intersection of Highway 111 and Washington Street. M. The parking structures tile roof facade shall be eliminated because it is not compatible with the design motif of the 4-story medical office building. The applicant should evaluate another design style which incorporates a cornice design feature (similar to the upper portion of the 4-story building) and other articulated features which will soften the elevation and not enhance its presence. N. The parking structure ramp on the south side of the project shall not be stuccoed to match the building. The applicant shall review an embedded stone for this tilt - up structure or other natural texture features to downplay its importance. ®. The applicant shall include the following features into the 4-story medical office building: 1. Pre -cast stone window trim. 2. Individual pane windows versus grid molding. 3. Additional building column connections. 4. Accented building roof heights. 5. Revision to the elevator shaft design and as view from Highway 111. 6. Energy conservation measures shall be reviewed. 7. The 2-story elements on the north side of the 4-story building shall be redesigned so that the roof connects into the building (delete the existing windows). CITE' FIRE MARSHAL 25. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. Fire flow is based upon all buildings being equipped with automatic fire sprinklers. CONAPRVL.037 C1 Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 26. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2-1/2" X 2-1/2"'), will be located not less than 25 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. 27. 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." The required water system including fire hydrants shall be installed and operational prior to start of construction. 28. 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. A statement that the building(s) will be automatically fire sprinklered must be included on the title page of the building plans. 29. Install a supervised waterflow fire alarm system as required by the Uniform Building Code. 30. Install a Hood ]Duct automatic fire extinguishing system. System plans must be permitted, along with a plan check/inspection fee, to the Fire Department for review. 31. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. 32. Occupancy separation will be required as per the Uniform Building Code, #503. 33. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. 34. Certain designated areas will be required to be maintained as fire lanes. 35. Install a Class I Standpipe System. CONAPRVL.037 Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 ENGINEERING DEPARTMENT: 36. 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 these Conditions of Approval noted as follows: A. Washington Street - Provide right of way as required by the Washington Street Specific Plan. B. Washington Street/Highway 111 Intersection - Provide right of way cut back as needed to accommodate a 55-foot curb return (45-foot right-of-way). C. Applicant shall dedicate the required right of way within ten (10) days after receipt of land conveyance documents from the City. 37. Applicant shall provide a fully improved landscaped setback area of noted minimum width adjacent to the following street right of way: A. Washington Street - 20-feet wide; B. Highway 111, 50 feet wide; C. Simon Plaza, 10 feet wide 38. Applicant shall vacate vehicle access rights to all streets from the project site except for three locations as proposed by the Applicant as shown on the site plan drawing. 39. Applicant shall reimburse City for design and construction cost for all street improvements to be installed by the City located east of the Washington Street Specific Plan Centerline and contiguous to the project site. The new improvements include street widening, curb and gutter, asphalt concrete overlay, raised median island with landscaping and hardscape, 8-foot wide sidewalk, traffic striping and signing, along with all appurtenant incidentals and improvements needed to properly integrate and join together the new and existing improvements. 40. Applicant shall reimburse City for 5 % of the cost to design and install a new traffic signal at the Washington Street/Highway 111 intersection. 41. Applicant shall reimburse City for 25 % of the cost to design and install traffic signal at the Simon Drive/Highway 111 intersection. 42. Applicant shall reimburse City for cost to design and install bus stop "pullout" on Highway 111. CONAPRVL.037 8 Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 43. Applicant shall reimburse City for half of the cost to design and install raised median improvements and landscaping on Highway 111 in the portion contiguous to the project site. 44. Applicant shall enter into a secured agreement with the City to pay for the City installed improvements required by these Conditions of Approval before the grading permit is issued. 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. 46. The grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. 47. The site shall be designed and graded in a manner so the elevation difference between the building pad elevations on site and the adjacent street curb do not exceed three (3.0) feet. 48. Applicant shall provide storm drain facilities with sufficient capacity to evacuate all water that falls on -site and off -site to the centerline of the streets adjoining the site during the, 1-hour duration, 25-year storm event. The storm drain facility shall convey the storm water from the site to the Whitewater Channel. The Applicant may purchase capacity on a fair share basis in a storm drain to be designed and constructed in Washington Street by the City, if the City proceeds with said storm drain facility within time constraints which suit the Applicant. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of Washington Street, Highway 111, and Simon Drive. 49. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped setback areas. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 50. 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. CONAPRVL.037 s Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 51. Applicant shall landscape and maintain the landscaped setback area and right of way between all street curbing and property lines. 52. Applicant shall construct an eight -foot wide meandering bike path in the combined easterly parkway of Washington Street and southerly parkway of Highway 111 in lieu of the standard six-foot wide sidewalk. A six foot wide sidewalk shall be constructed on Simon Drive. 53. All existing and proposed telecommunication, television cable, and electric power lines with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 54. Underground utilities that lie directly under street improvements or portions thereof shall be installed, with trenches compacted to city standards, prior to installation of that portion of the street improvement. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 55. 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. 56. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff', 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 retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B. prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each pad, state the pad elevation approved on the grading plan, the as built elevation, and 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.037 10 Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 C. provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. 57. The parking stalls on the north side of the office complex as determined by Staff, shall be restricted to either handicapped parking or reserved parking to help eliminate queuing at the Highway 111 access driveway. 58. The driveways on Washington Street and on Highway 111 shall be restricted to right turn movements only. 59. Turning movements at the intersection of Washington Street and Simon Drive shall be restricted to right turns only in accordance with the Washington Street Specific Plan. SPECIAL 60. All required improvements shall be completed prior to first site occupancy of the proposed development. 61. The parking structure shall not exceed 15 feet in overall height as measured from finished grade pad elevation within 100 feet of Highway 111. Exterior lighting on top level of parking structure shall not exceed six feet and not be within ten feet of outside wall. 62. All mitigation measures of Environmental Assessment 91-211 shall be met. 63. The parcels shall be legally merged prior to building permit issuance. 64. Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees f'or the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, so adopted by the City, in the amount of $600 per acre of disturbed land. 65. Landscaping shall be incorporated into parking structures design features. This shall include perimeter grade planting as deemed appropriate by the Planning Commission. 66. Prior to issuance of the first building permit, a parking analysis shall be submitted to the Planning and Development Department to verify compliance with the Off -Street Parking requirements. Prior to each subsequent phase beginning construction a new parking study based on existing usage and potential demand shall be submitted. In each study, building size adjustments shall be made if it is determined that a parking deficiency exists. 67. Appropriate and adequate service delivering areas (loading facilities) and trash facilities shall be provided as required by the Off -Street Parking Code. The facilities shall include areas for recycling bins and be approved by Staff during the final review process. CONAPRVL.037 11 (; Conditions of Approval Plot Plan 93-495 (Revision) May 11, 1993 The standards and requirements of AB 939 (recycling) shall be met. This shall include provisions for on -site recycling of recyclable materials by the tenants in conjunction with the City's franchise hauler contract provisions. 68. An on -site elevator(s) shall service the site and provide accessibility from the parking garage to each respective building floor level. The design and installation of the elevator shall meet both Uniform Building Code standards and any other California State requirements. 69. The existing six foot high soundwall along the Washington Street frontage road shall be extended between the frontage road and Washington Street northerly of its present location to the northeasterly corner of Lot 27 of Tract 2043 (single Palms Drive and Washington Street) to mitigate traffic noise impacts on the existing R-1 single family neighborhood. 70. A Transportation Demand Management Plan shall be submitted (Ordinance 217) if the project or the ultimate development of the site employs 100 or more persons. The plan can be prepared by either the property owner or the tenant(s) within the development. The plan shall be submitted and approved by the Director of Planning and Development. 71. The provisions of the City's newly adopted Landscape Water Conservation Ordinance (#220) shall be met. CONAPRVL.037 12 CONDITIONS OF APPROVAL - RECOMMENDED MASTER SIGN PROGRAM 93-210 MAY 11, 1993 SIMON PLAZA 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 shall be, reviewed by the Engineering Department to assure sight visibility is not obstructed by the installation of each respective freestanding sign. 3. Site address numbers shall 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 top of the monument sign can be royal blue, orange and white as depicted on the attached drawings. 6. The building signs can be internally illuminated. 7. Sign #1 shall not include incised letters with silver trim cap. The letters shall be flush mounted into the aluminum face by the manufacturing technique known as laser -cut. 8. No exposed raceways, crossover, conduits, conductors, transformers, etc., shall be permitted. All supplemental electrical hardware shall be behind the building structure inside the sign structure, or located underground. 9. The lettering styles for the building signs shall be either Clarendon or Souvenir. Upper case lettering shall be used for all signs except for the medical complex building. 10. All attached building signs shall have channel letters (individually constructed). 11. All freestanding signs shall be double -sided and perpendicular to the public street they serve unless noted otherwise in the following section. SIGN ADJUSTMENTS: 12. a.) The La Quinta Medical Center sign (Sign #5) located on the third story elevation of the four story building shall be permitted as depicted in the attached drawings. CONAPRVL.082 1 Conditions of Approval Sign Master Program 93-210 May 11, 1993 b.) The La Quinta Medical Center freestanding monument sign (Sign #4) located on the north side of the four story building shall be permitted provided the sign is one-sided and is constructed with the same materials as Sign #1. Sign 4a should not be allowed because it is not necessary. c.) The Milauskas Eye Institute sign (Signs #7 & #6) on Highway 111 and in the parking lot shall be permitted. The sign shall be constructed in a similar fashion to Sign #1. No attached building signs will be permitted if the freestanding signs are installed. MISCELLANEOUS: 13. The final sign graphics shall be subject to review by the Director of Planning and Development prior to permit issuance by the Building and Safety Department. 14. Each tenant and/or his sign contractor shall obtain approval by the property owners (or management company) in writing prior to submission of the sign drawings to the Planning and Development Department for permit consideration. The property owner shall review the signs for lettering style, color, sign location, lighting, and any other "important" issuers. 15. All sign contractors shall be licensed to do business in the City of La Quinta and possess a State Contractor's License to perform the work outlined in the sign permit. 16. All signs shall conform to the City's adopted Sign Ordinance in effect at the time the sign permit is issued. 17. Underwriter Laboratories certification labels shall be affixed to all internally illuminated signs, thus assuring that the sign (or sign structure) meets industry specifications. 18. Signs #8 and #8a shall be internally lit. The background for the signs shall be opaque. Sign 8b should be non -illuminated and subject to approval by Staff during a sign permit application. 19. All freestanding signs permitted shall include similar architectural elements to those of Sign #1, and the sign proportions shall be downsized accordingly (e.g., 12-foot high to 9-feet, and 6-feet) so that the smaller signs exemplify the sites main identification sign. 20. No attached building sign shall be greater than 50 square feet on the side of the building it serves. CONAPRVL.082 Conditions of Approval Sign Master Program 93-210 May 11, 1993 21. The channel letter returns shall be painted to match the exterior color of the building on which it is affixed. 22. If deemed necessary by City, Applicant shall provide location for City entry sign in front and below main identification sign, as required by the Planning and Development Director. 23. The overall height of each freestanding sign shall be measured from the abutting street curb elevation height. 24. Sign 5a shall be mounted on the 1-story element of the building. The sign shall not be located on the upper levels of the building complex. CONAPRVL.082 TO: PLANNING COMMISSION MEMBERS FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: MAY 11, 1993 SUBJECT: CONDITIONAL USE PERMIT 93-006; TACO BELL REQUEST: ROOF DESIGN MODIFICATIONS TO THE FUTURE TACO BELL RESTAURANT LOCATED AT 78-932 HIGHWAY 111 IN THE ONE ELEVEN LA QUINTA SHOPPING CENTER REPRESENTATIVE: MR. SCOTT DUFFNER, VICE PRESIDENT - OPERATIONS BACKGROUND: On April 27, 1993, the Planning Commission approved the development of a single story 2,000 square foot drive-thru restaurant on the north side of Highway 111, approximately 900-feet west of Adams Street. The project was accepted by the City Council on May 4, 1993. Condition #20 requires the applicant to revise the parapet roof facade design by connecting the facade to the proposed roof structure. The design change requires Planning Commission approval. NEW SUBMITTAL: The applicant has submitted to staff a new design scheme per the requirements of Condition #20. A copy is attached. ANALYSIS: Staff has reviewed the new submittal and we are comfortable with the revision, as presented. RECOMMENDATION: By Minute Motion 93-_, approve the attached Exhibits A & B as prepared by the applicant as being consistent with the provisions of Condition #20 of a Planning Commission Resolution. Attachment: 1. Location Map 2. Site Plan 3. Original Elevation Exhibit 4. Revised Elevation Exhibits A & B MEMOGT . 010 4 ( CASE W m L 6 14 .4 •�' ra � •- ..4� r 4 so�tu f X 1 " � 4 •4 ;tZme amp :0 - 1 POSED Siam Site Conditional Use Permit 93-006 Taco Bell Restaurant SCALE: nts 004 m I rn uj 9 cr LE w .z 0 5 -i LLJ LLJ CC U� m g a , cr.`4i 2il MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California April 27, 1993 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:03 P.M. by Chairwoman Barrows who led the flag salute. II. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Ellson, Marrs, Adolph, and Chairwoman Barrows. Commissioner Ellson moved to excuse Commissioner Mosher. Commissioner Marrs seconded the motion and it carried unanimously. B. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, Associate Planner Greg Trousdell, and Department Secretary Betty Anthony. III. PUBLIC HEARINGS A. Tentative Tract 24890-2. Extension #2; a request of J. M. Peters to create ten condominium lots from 7 condominium lots. 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. He further explained the changes made to the draft Conditions of Approval. 2. Commissioner Ellson inquired when the perimeter landscaping on Park and. Tampico would be installed. Staff responded that the perimeter landscaping is the responsibility of Landmark Land Company who is under the control of the Resolution Trust Company and therefore the landscaping will not be done at this time. 3. There being no further questions of Staff, Chairwoman Barrows opened the public hearing. Mr. Bob Trapp, representing J. M. Peters stated he was there to answer any questions of the Commission. PC4-27 1 Planning Commission Minutes April 27, 1993 4. Commissioner Adolph inquired why the applicant wanted the request. Mr. Trapp responded that the original lots were larger and the market demand and financing requires the smaller lots. 5. There being no further public comment, Chairwoman Barrows closed the public hearing. Commissioner Ellson moved to adopt Planning Commission Resolution 93-011 recommending to the City Council approval of Amended Tract 24890-2, subject to conditions. Commissioner Marrs seconded the motion. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. B. Tentative Tract 25499 (Revisedl; a request of Sunrise Company (Mr. Allan Levin) for a second one year extension of time. 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. There being no questions of Staff, Chairwoman Barrows opened the public hearing. Mr. Allan Levin, representing Sunrise Company, stated he was there to answer any questions of the Commission. 3. Commissioner Adolph inquired what the applicant's position was regarding their involvement with Landmark Land/RTC as far as future development. Mr. Levin stated only a portion of their property was tied up with the RTC. He further stated their long term goals were to develop the land as the market permitted. Discussion followed regarding the type of development that could take place. 4. There being no further discussion, Chairwoman Barrows closed the public hearing. Commissioner Ellson moved and Commissioner Adolph seconded a motion to adopt Planning Commission Resolution 93-013 recommending to the City Council approval of Tentative Tract 25499 (Revised) Extension #2, subject to conditions. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. P.C4-27 2 Planning Commission Minutes April 27, 1993 C. Conditional Use Permit 93-006; Taco Bell; a request of Fancher Development Services for approval to construct and operate a fast food restaurant with a drive- thru. 1. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Adolph asked Staff if the sign program would come back for, review. Staff stated it would be before the Planning Commission again if a monument sign is requested. Commissioner Adolph questioned the, need for two-sided directional signs. 3. Commissioner Adolph stated his concern that the mechanical equipment, electrical panel boards, etc., should be screened. In addition, the planters did not provide enough room for adequate landscaping. They would need to 'be increased in size on the front and two side elevations. He further questioned why the handicap ramp was in the middle of the parking space and of different dimensions. Staff stated the applicant would answer these questions. 4. Mr. Scott Duffner, Vice President of Fancher Development Services, spoke on behalf of Taco Bell regarding the Conditions of Approval. Regarding Condition #10, he understood that the Design Review Board had approved the berming and planter treatment for the drive-thru window. Discussion followed regarding the berming and planter. Mr. Duffner then questioned Condition #19; he felt there would not be enough time between ordering and picking up the food if he was required to have four car stacking. In regard to Condition #20, Mr. Duffner requested a one step element on the tower. 5. Commissioner Adolph questioned Mr. Duffner regarding the two-sided directional signs. Mr. Duffner stated the reverse side could say "thank you". Discussion followed regarding entrance sign locations. 6. Commissioner Adolph stated his disbelief that landscaping could screen the electrical panel. Mr. Duffner stated they would screen it. 7. Commissioner Adolph stated his objection to the tower parapets. He felt they should be tied into the roof line. Mr. Duffner stated he would be willing to revisit the design and bring it back before the Commission. PC4-27 3 Planning Commission Minutes April 27, 1993 8. Commissioner Ellson asked Mr. Duffner if he would consider relocating the electrical panel to the west elevation and use a vine treatment to screen the panels. Mr. Duffner stated that vines do not work well in hot temperatures. Discussion followed regarding different methods of screening the back of the building. 9. Chairwoman Barrows asked Mr. Duffner to use a different type of grass than "Fountain Grass" as the City was trying to eliminate its use as it was an invasive grass. She further asked Mr. Duffner if he knew what the difference was between the amount of pollutants put out by a parked and restarted car and an idling car. Mr. Duffner stated that the studies showed that an idling car was less polluting than a restarted car under drive-thru conditions such as theirs. 10. Commissioner Marrs inquired as to the average time of service. Mr. Duffner stated between 27-37 seconds. 11. There being no further questions, Chairwoman Barrows closed the public hearing. 12. Commissioner Adolph stated he had no problem with a one step architectural element, but that some type of change to roof line at the tower elements should be required. 13. Following a discussion regarding the Conditions of Approval, Commissioner Marrs moved and Commissioner Adolph seconded a motion to adopt Planning Commission Resolution 93-013 approving Conditional Use Permit 93-006, and confirming the Environmental Determination, subject to the Condition as amended below: Condition #15: The provisions of the Transpacific Development Company sign program shall be met, but a sign adjustment will be permitted for the freestanding menu sign and the on -site directional signs. Only one side of the directional sign should have directional information and the other side can have other customer information (e.g. "Thank You"). The location shall be approved by the Director of Planning and Development. A south elevation building sign will not be permitted if a freestanding monument sign is installed. Condition 20. The facade arch shall have a one step architectural element on each side of the building and the facade architecture shall return and tie into the proposed roof structure. The Planning Commission shall review the design change at a future meeting under a Business Item format. PC4-27 4 Planning Commission Minutes April 27, 1993 Condition 21. The future landscape plan should include both the proposed landscaping plus the existing parkway landscaping on Highway 111. No fountain grass shall be used in the project because it is invasive to other desert landscaping materials; landscaping shall be used to screen the wall -mounted electrical boxes so that they are not visible from Highway 111. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. Chairwoman Barrows abstained from consideration due to a possible conflict of interest. Commissioner Ellson, as senior member took over chair of the Commission. D. General Plan Amendment 93-043. Change of Zone 93-075, Conditional Use Permit 93-005, Tentative Parcel Map 27727 Tentative Tract 27728, Street Vacation 93-025; a request of Winchester Asset Management (for La Quinta Golf Properties) for approval of a General Plan Amendment to change the Open Space designation to Low Density Residential; a Change of Zone from Hillside Conservation to R-1-20,000 and R-5; a Conditional Use Permit to allow development including an 18-hole golf course; a Parcel Map to allow the division of Section 29 into 4 parcels; a Tentative Tract to allow the division of portion of Section 29 into 65 single family residential lots; a Street Vacation to vacate a dedicated paper street adjacent to the site (Adams Street and 58th Avenue). 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 Adolph asked Staff what additional information could be obtained by having a complete EIR prepared for the project. Staff explained that the Negative Declaration is an extension in scope and all the concerns were mitigated in that document. Therefore, no additional information would result from doing an EIR. 3. Commissioner Adolph expressed his concern that Mr. Green and Mr. Meyer's properties would be denied access. Staff explained that access was being provided through the subdivision as agreed upon by the applicant and conditioned in the approval. PC4-27 5 Planning Commission Minutes April 27, 1993 4. Chairwoman Ellson opened the public hearing. Mr. Craig Bryant, representing the applicant explained the project. 5. Mr. Ray Barmore, representing Desert Riders Association, thanked Mr. Bryant for his cooperation in working with them regarding the preservation of the "Boo Hoff Trail". He further explained that the Association maintained the local trail after the construction. Trails construction was funded by donations. 6. Mr. Bill Hillman, representing the Desert Riders Association, stated he was a little concerned regarding the location of the trail in conjunction to the golf tee. An alternate route was available should the developer wish to pursue the possibility. 7. Mr. Boo Hoff, representing the Desert Riders Association, thanked Mr. Bryant for his spirit of cooperation in preserving this trail which had been named for him. He further stated he would be willing to donate the funds (up to $3,000) to move the trail. 8. Mr. Richard Meyer, property owner to the south, spoke to the Commission regarding his concern for access to his property, the location of the maintenance facility as it related to his property, and use of Schwabaker Road. 9. Mr. John Sanborn, engineer representing Mr. Meyer, stated his concern for access to Mr. Meyer and Mr. Green's properties, and further suggested that all utility accesses and roads being brought into the project should be made available to Mr. Meyer. 10. Mr. Craig McArthur, attorney representing Mr. Green the property owner to the southwest stated his concern that access be provided to the properties to the south. He stated it only made sense to have Mr. Green and Mr. Meyer share in the cost of installing and maintaining the security, utilities, streets, and the entrance gate. He felt there should be separate individual accesses for the Green and Meyer property. He further stated that all utilities being brought in should be sized to accommodate all three properties. Finally, Mr. McArthur discussed the issue of drainage. He felt the project is not addressing drainage from his clients property. 11. Mr. George Berkey, property owner in the area, stated his support for the project. PC4-27 6 Planning Commission Minutes April 27, 1993 12. Mr. Craig Bryant, replied to the concerns stated above. In regards to the utilities, it felt this was up to the utility companies. He preferred one access for Mr. Green only as Mr. Meyer could obtain his access from Jefferson Street. Drainage would be handled per City codes and ordinances. With regard to the maintenance facility it was located 20 feet lower than Mr. Meyer's property which will serve as a natural barrier. Mr. Bryant was pleased to hear that Mr. Green will share in the cost of installing and maintaining those amenities that affect his property. 13. Commissioner Adolph stated his approval of the maintenance facility being placed in the front part of the project and questioned Mr. Bryant as to why the entry gate was so far from the project. Mr. Bryant stated they were trying to accomplish an entry similar to the La Quinta Hotel. 14. Commissioner Adolph asked who was putting in the utilities and who will maintain them. Mr. Bryant stated they would be paying for their installation but the District owns and maintains them. 15. Chairwoman Ellson asked if there would be a wall around the residential lots. Mr. Bryant stated there would be a landscape wall on a portion of the south, north, east boundaries of the Section 29 site. 16. Chairwoman Ellson asked how the entry road could be realigned if they owned the right-of-way and who actually owned the road. Mr. Bryant stated they owned the entry road and therefore would do a realignment. Chairwoman Ellson then inquired if any land swapping could be done in order to gain access for Mr. Green. Discussion followed regarding the access problem. 17. Commissioner Adolph asked Staff where the Boo Hoff Trail was located and where it would be moved to. Staff showed the Commissioners the present location and the proposed location. 18. Discussion followed relative to providing access to the properties to the south. Mr. John Shaw, Keith Companies showed the Commission and Staff how alternate access could be accomplished for the properties. 19. There being no further public comment, Chairwoman Ellson closed the public hearing. PC4-27 7 Planning Commission Minutes April 27, 1993 20. Chairwoman Ellson expressed her concern for Mr. Meyer and Mr. Green being able to develop their property. She further questioned Staff if access roads stay with section lines or can then veer from them. Staff stated they could veer. Commissioner Adolph shared the same concern. 21. Commissioner Marrs stated he felt the present conditions protected Mr. Green and Mr. Meyer. 22. Planning Director Jerry Herman discussed with the Commissioners each application and the amended Conditions of Approval that applied to each application individually. 23. Following the discussion, it was moved by Commissioner Marrs and seconded by Commissioner Adolph to adopt Planning Commission Resolution 93-014 recommending approval to the City Council of General Plan Amendment 93-043 as requested by the applicant. ROLL CALL VOTE: AYES: Commissioners Marrs, Adolph, and Commissioner Ellson. NOES: None. ABSENT: Commissioner Mosher ABSTAINING: Chairwoman Barrows. 24. Commissioner Marrs moved and Commissioner Adolph seconded a motion to adopt Planning Commission Resolution 93-015 recommending to the City Council approval of Change of Zone 93-075 as requested by the applicant. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, and Adolph. NOES: None. ABSENT: Commissioner Mosher ABSTAINING: Chairwoman Barrows. 25. Commissioner Adolph moved and Commissioner Marrs seconded a motion to adopt Planning Commission Resolution 93-016 recommending approval to the City Council of Conditional Use Permit 93-005 subject to conditions as amended. PC4-27 8 Planning Commission Minutes April 27, 1993 ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, and Adolph. NOES: None. ABSENT: Commissioner Mosher ABSTAINING: Chairwoman Barrows. 26. Commissioner Marrs moved and Commissioner Adolph seconded a motion adopting Planning Commission Resolution 93-017 recommending approval to the City Council of Tentative Parcel Map 27727 subject to conditions. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, and Adolph. NOES: None. ABSENT: Commissioner Mosher ABSTAINING: Chairwoman Barrows. 27. Commissioner Adolph moved and Commissioner Marrs seconded a motion to adopt Planning Commission Resolution 93-018 recommending approval of Tentative Tract 27728 to the City Council subject to conditions as amended. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, and Adolph. NOES: None. ABSENT: Commissioner Mosher ABSTAINING: Chairwoman Barrows. 28. Commissioner Marrs moved and Commissioner Adolph seconded a motion to adopt Minute Motion 93-021 determining that 58th Avenue and Adams Street adjacent to the proposed project site are not necessary for public street purposes and therefore may be vacated. Unanimously approved (3- 0-1 with Chairwoman Barrows abstaining and Commissioner Mosher absent). IV. PUBLIC COMMENT: None V. BUSINESS SESSION: None VI. CONSENT CALENDAR A. Commissioner Marrs moved and Commissioner Adolph seconded a motion to approve the Minutes of April 13, 1993 as submitted. Unanimously approved. PC4-27 9