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1993 06 22 PC
6 Ya 2 alma PLANNI.NG COMUI,S,SION 7 H E C 1 i Y 0 F .a�A 82 - 1992 Teri1Ca1'i.rat Decade A Regular Meeting to be Held at the La Quinta City Hall Council Chambers 75-105 Calle Estado La Quinta, California June 22, 1993 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 93-025 Beginning Minute Motion 93-031 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC HEARINGS 1. Item ............... TENTATIVE TRACT 25363, EXTENSION ##2 Applicant .......... Santa Rosa Developers Location ........... ±600 feet south of Miles Avenue and ±650 feet east of Adams Street. Request ............ Second extension of time. Action ............. Resolution 93- 2. Item ............... PLOT PLAN 93-497 Applicant .......... Morite of California (Red Robin Restaurant) Location ........... North side of Highway. I 11 approximately 950 feet east of Washington Street, within the One Eleven La Quinta Center. Request ............ Approval of a plot plan application to allow the construction and operation of a restaurant with outdoor seating. Action ............. Minute Motion 93- PC/AGENDA 1 Item ............... PARCEL MAP 27727 (AMENDMENT #1) AND TENTATIVE TRACT 27728 (AMENDMENT #1) Applicant .......... Winchester Asset Management (for La Quinta Golf Properties) Location ........... South and west of Lake Cahuilla at the easterly end of Schwabaker Road. Request ............ Amendment to approved .parcel map and tentative tract map to allow relocation of maintenance building lot, expansion of clubhouse lot, and relocation of road and three single family lots. 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 ............... PLOT PLAN 93-501 Applicant .......... Winchester Asset Management (for La Quinta Golf Properties) Location ........... "Th-- Quarry" project located south and west of Lake Cahuilla at the westerly end of Schwabaker Road. Request ............ Approval of architectural and landscaping plans for golf clubhouse. Action ............. Minute Motion 93- 2. Item ............... SIGN APPLICATION 93-197 Applicant .......... Mr. Ski pp Berg, DGI Graphics Location ........... 78--50 Calle Tampico (northeast corner of Desert Club Drive at Calle Tampico). Request ............ A request for deviation from the master sign program for the new JFK sign program at Plaza Tampico (Amendment #1). Action ............. Minute Motion 93- 3. Item ............... SIGN APPLICATION 93-215 - LAGUNA DE LA PAZ Applicant .......... Roger Snellenberger (Roger Snellenberger & Associates) Location ........... Northwest corner of Washington Street and Eisenhower Drive (1,600± feet north of Eisenhower Drive). Request ............ Sign adjustment to allow a permanent wall sign on Washington Street, north of Eisenhower Drive. Action ............. Minute Motion 93- 4. Item ............... PLOT PLAN 92-460 Applicant .......... Shell Oil Company Location ........... Northwest corner of Highway I I I and Adams Street within the 111 La Quinta Center. Request ............ Approval of a one year time extension for a plot plan which allows construction and operation of a service station and car wash. Action ............. Minute Motion 93- PC/AGiENDA 2 CONSENT CALENDAR Approval of the Minutes of the regular Planning Commission meeting held June 8, 1993. OTHER ADJOURNMENT STUDY SESSION MONDAY, June 21, 1993 4:00 P.M. All Agenda items. ?C/AG•ENDA PH 1 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 22, 1993 CASE NO: TENTATIVE TRACT 25363 (SECOND EXTENSION OF TIME) OWNER/ APPLICANT: SANTA ROSA DEVELOPERS ENGINEER: BRIAN ESGATE, ESGATE ENGINEERING FOR SANTA ROSA DEVELOPERS REQUEST: A ONE YEAR EXTENSION OF TIME FOR A TENTATIVE TRACT MAP WHICH SUBDIVIDES +20 ACRES INTO 75 SINGLE FAMILY LOTS AND ONE RETENTION BASIN LOT LOCATION: +600 FEET SOUTH OF MILES AVENUE AND +650 FEET EAST OF ADAMS STREET. GENERAL PLAN DESIGNATION: LOW RESIDENTIAL (2-4 DWELLING UNITS PER ACRE). EXISTING ZONING: R-1 (SINGLE FAMILY 7,200 SQUARE FEET LOT SIZE REQUIRED PER EACH DWELLING UNIT). ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 90-157 WAS PREPARED IN CONJUNCTION WITH THE ORIGINAL APPLICATION AND A NEGATIVE DECLARATION APPROVED. NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED. NEW DENSITY: 4.2 UNITS PER ACRE (NET ACREAGE = 18 ACRES). LOT SIZES: AVERAGE LOT SIZE = +7,478 SQUARE FEET DRAINAGE CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM REQUIRED TO BE PROVIDED. PCST.131 1 ON -SITE CIRCULATION: PUBLIC STREET PROPOSED. THE ENTRANCE WILL BE FROM DUNE PALMS VIA TENTATIVE TRACT 23935 AND ADAMS STREET VIA TENTATIVE TRACT 23519. THE ROAD SYSTEM ALLOWS FOR ACCESS LINKS TO FUTURE DEVELOPMENT NORTH OF THIS PROJECT THROUGH TO MILES AVENUE. INTERNAL CIRCULATION CONSISTS OF CUL-DE-SAC STREETS SERVED BY A COLLECTOR STREET. A FUTURE ACCESS POINT IS ALSO PLANNED FOR MILES AVENUE THROUGH TENTATIVE TRACT 26188. CONTIGUOUS OWNERSHIP: SANTA ROSA DEVELOPERS INC. ALSO OWNS TENTATIVE TRACT 23519 TO THE WEST, TENTATIVE TRACT 23935 TO THE EAST, AND TENTATIVE TRACT 26188 TO THE NORTH OF THE SUBJECT TRACT (SEE ATTACHED SURROUNDING DEVELOPMENT MAP). BACKGROUND: The Planning Commission originally reviewed the project on three occasions in April and May, 1990, and the City Council approved the case on June 19, 1990. The applicant's first one year extension was granted by the Planning Commission on August 11, 1992 and the City Council on September 15, 1992. The Applicant filed his request for a second one year extension of time prior to the expiration date of the project. PUBLIC AGENCY COMMENTS: The time extension request was sent to all local public agencies which would have an interest to examine the request to state whether or not they would be impacted by the Applicant's request. Enclosed is a copy of the comments Staff received. No agency responded negatively to the request. PUBLIC HEARING: Notices to abutting property owners was mailed approximately ten days prior to the meeting and the notice was published in the local newspaper on June 12, 1993. PCST.131 2 MINIMUM LOT SIZES: The original Conditions of Approval require the developer to meet the R-1 zoning standards, and the minimum lot size for any developable parcel shall be 7,200 square feet. A few of the lots on the; attached exhibit are less than 7,200 square feet (e.g., lots 50, 59, and 64). The Applicant is aware of this problem and it will be corrected during future plan check process with the Engineering Department (see Condition 25). PREVIOUS PLANNING COMMISSION ACTION: On August 11, 1992, the Planning Commission voted 4-0-1 to recommend approval of the first one year time extension request of the Applicant to the City Council. At the public hearing, the Planning Commission felt it was necessary to modify Condition #9 to require the developer to work with. the City to develop a joint coordinated park program between this property owners retention basin along the south property line and the City's future community park to the south. The Planning Commission, as a group, felt it was important that the City work with the Applicant to examine common park interests between both parties. Condition 9.a. was added to accomplish this task. DISCUSSION: No new information has been received by Staff which would preclude Staff from recommending approval of the one year time extension request, nor is it necessary to impose any major changes to the original Conditions of Approval other than minor updating to Conditions #2 and #4 and by adding Condition #36 to the project. Condition #36 (water conservation) is required because the City adopted this new State mandated provision in January, 1993. ]FINDINGS: ]Findings for approval of Tentative Tract 25363 (second time extension) can be found in the attached Resolution. RECOMMENDATION: By adoption of the attached Planning Commission Resolution 93- , recommend to the City Council approval of Tentative Tract 25363, second extension of time, subject to the attached conditions. Attachments: 1. Location map 2. Tentative Tract 25363 3. Surrounding Development Map 4. Agency comments 5. Draft Planning Commission Resolution 93-, PCST.131 3 t►ll'111111111►IpN Jiilillir//l� `A OUINTA d d s. 4J V) N E ep Q Miles Avenue Project Site ti Z11411,� pC� )9ij�, dy jr1 MAP �r CASE CASE ' LOCATION 1, 1 TRACT MAP 25363 I I I INDIO I City Limits WESMARD HO 0" PAA 0 30� fi9 WESTWARD HO DRIVE (46 �!'� WESTWARD HO DRIVE t mi CASE No. Tentative Tract Map 25363 Specific location Map MILES AVENUE ,•-•�» 771 W • •. i i w . salt ` , •' r • 771 7.1 7-7 03 J-Z , Llffz r ': :T T 2 3 9 3 5 •' j .21 Pa ! = t 1 t E t c e t a. e, r. e; • ! -, • �= �. ; „ » t G. LLJ r; Z I CASE Na CASE MAP SURROUNDING DEVELOPMENT PLAN GOLF SCHOOL Tityl 4 4191 09wo s Z� 9� 78-105 CALLE ESTADO - LA QUINTA, CALIFORNIA 922 3 (619) 564-2246 FAX (619) 564-5617 PROM: PLANNING & DEVELOPMENT DIVISION �Jty Manager +taste Management t--P-r1ncipal lic Works Dir. i.<eneral Telephone Planner(s) _1 _ ity Engineer :1�-olony Cable _Associate _ fir Marshal Wit,-8,Unline Transit ildinq 6 Safety Planer ciate io�-hamber of Commerce Agricultural Commission Planner L, V D t�-VS Postal Service L-4gAnning __An-ftperial Irrigation _City of Indian Wells Director L,14',outhern California Gas _City of Indio rL,-tresert Sands School Dist. CV Unified School Dist. Riverside County: rCV Mountain Conservancy i,�heriffIs Department �C:V Archaeolo ical Society Planning Department _i:� R Environmental Health �- LA QtJINTA CASE: $10(S) : fiVT}%NE /C� ME}� v�rj3(e$ '� S4A asf ` + PROJECT DESCIJikJON: o2 op4c -rime yC 4y l-Sltawr -- CPO _ JUN 4 1993 &L-11C.g 5U.bd►v611-&d iN,a 75 PRQJKCT .LOCATION DoCIO Aug 4 (tea The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and/or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3�. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(fes) which may be helpful. Please send your response by ViJ6 /0, i 913 and return the maps/plans if not needed for your files. You are invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: -4�9— Time: 1?5?5 Contact Person: &7 ASS©EGC.. Title: -Soc. n Comments made by: Date: I- Phone:_3Y3 Agency/Division T4'T 4 78-105 CALLE ESTADO -- LA OUINTA, CALIFORNIA 922 3 (619) 564-2246 FROM: PLANNING & DEVELOPMENT DIVISION ,, 9 ty Manager 1.� yblic Works Dir. t. ity Engineer A1�ir Marshal _ ilding & Safety i7-thamber of Commerce c�:CV'WD _,6,,ht,perial Irrigation ,�uthern California Gas L7-Besert Sands School Dist. _CV Unified School Dist. CV' Mountain Conservancy CV Archaeolo ical Society FAX (619) 564-5617 ✓Taste Management 1,-r3ncipal vCreneral Telephone planner(s) Tony Cable Associate &. online Transit PiWer Caltrans (District II) _j, sociate icultural Commission Planner L;;AgiPostal Service 1,4?-nnning City of Indian Wells Director _City of Indio Riverside CourttYv��� 6, Iiieri f f ' ss Department , F3aning Department inivironmental Health LA QU:ENTA CASE NO(S) 7i%/Vc_ %MG/ MAi' P25363 A DP�tA� P 0 EiT -DESCRIPTION: 7'o aNE ��,�9YL �+" �x-i+r��s��,.T o70 JUN �� St..io'fa 75 510aq1c -� " i.., F., , • kROJECT LOCATION: V/DO GIF Hices Aug. e4 5,5 The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above refere:lced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and/or services; 2. Recommenaed conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful. Please send your response 'by and return the maps/plans if not needed for your files. You are invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: Time: e!!5! Contact Person: 6_7 42SiNEG4— Title:04�sac. The Sheriff's Department ha na4urther comments on this project at this time. Comments made by. Ron Dye Title: Captain Date: 5-28-93 Phone: 863-3990_f Agency/Division Riverside Co. SherifflIndio 78-105 CALLE ESTADO + P•9 +N77A�C1&dRA1t* FROM: PLANNING 6 DEVELOPMENT DIVIS N PLAlUt11J ^ F01 JI-V A ,1�6ty Manager ✓Taste Managemenn'r"�` i/P�yb lic Works Dir. vGreneral Telephone _ity Eng,.Aggr L, olony Cable fir Marshal { L,�56nline Transit ding Safety Caans District II) rhamber of Commerce �tura Commission �VWD IN91 S rvice T,,:ftMperial Irrigation than Wells 1619) 564- 2246 1619) 564-5617 ncipal Planner(s) Associate Pla ner ciate Planner 4__P•A nn i ng Director �uthern California G s City of d o _t�esert Sands School s - MAY 2 5 1993 CV Unified School Dis . Riverside County: C'V Mountain Conserva y !/Iheri f f ' s Department _ CV Archaeolo ical Soc etIRMERStrrc 00111`!'i'Y Planning Department _i.� f` �kS "T2• F11AE D'-. =', T� Environmental health LA QUINTA CASE NO : % N %/Vc 'MG% H#9P a25543 --it a ko-v4 PROJECT DESCRIPTION: r aNE FAyt TmC 1EFx-}T.Jsift..r -- cOO .,%eg Su-)o�►.�ti�E� Iro'iD 75 StNgte PROJECT LOCATION: 6001 Siwo% GF Hit -es Au£- ( Of iEA6-r av: ADAw'1'a `gear - The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and/or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3,. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful. Please send your response 'by NLN� A0 i f fs and return the maps/plans if not needed for your files. You are invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: _49— Time: AP5 Contact Person:. 67 �"IPC44- Title: A5tec. A+N�2� NOCOMIMENT Comments made by: "b �,�' Title:_ MAY 2'7 19n3 " -.,•M. Date: Phone: c�6-e-fit Agency/Division 1272r T4ht 4 XP Qgmt6u s Z� 93- 78-105 CALLE ESTADO — LA QUINTA, CALIFORNIA 922 3 (619) 564-2246 FAX (619) 564-5617 FROM: PLANNING & DEVELOPMENT DIVISION L� ty Manager Wfaste Management 1 ,i r ncipal :�blic works Dir. general Telephone Planner(s) 1;7*f ity Engineer T ony Cable Associate viz Marshal ilding & Safety L,�unline Transit Caltrans (District II) Pla ner -t`hamber of Commerce Commission _j,,A*ociate Planner JWD -A_qricultural Postal Service L_-Pilanning _ perial Irrigationt'itp-o€ I.ndian..lplls Director 4-16uthern California Gas �---- � 4� _• t•ity bf 71ndio - c�::Ue:sert Sands School Dist.r�,-__-. U Riverside County: CV Unified School Dist. G r' CV Mountain Conservancy ,SUN 1 1993 Department Pleriff's �_CV Archaeological Society anning E Department Health -_ R1r.7. �n-= � _ .�_ vironmental _ LA QUINTA CASE NO(S): EN"�$%iV� -:"1s�n_'-sx'•c�.....:ate c.. /R/iG/A`a363 '� T �4P1 �eti} �G• PROJECT DESCRIPTION:_. aNE lr#%c T°-+E Fib" ►s3te+� — 0o0 t,rcee 0 PROJECT LOCATION: j1pOo l Hicg% AVE. iEz�;6T aF Amm s Slreak— The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and/or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(fes) which may be helpful. --TT Please send your response by drJNE /'G, If 13 and return the maps/plans if not needed for your files. You are invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: 1-46)— Time: 14011 Contact Person:G-) C44-. Title: Sec. Flan -Approval By Comments made by: Waste Management of t4@tQqAert Date: Phone: Byes A en eat Sion V-/G i 78-105 CALLE ESTAD0 -- LA ,;FROM: PLANNING 6 DEVELOPMENT DIVISION -007 LIEDANIA 922 3 1619) + FAX (619) 564-224 564-561 Y g i/ +Mast � q ®at.__ t-•P�ncipal �blic Works Dir. vC'ene F:phot:e. Planner(s) ity Engineer �Io `-�--�- „ Associate ✓lair� Marshal Li- �nI ne Tta"hi ----;- Pla ner wig b Safety Caltrans (D-is`E'f2'rt"-f;-) sociate •hamber of Commerce i"AgTicultural Commission Planner JCS% w, vQS Postal Service L-433'hnning ,imperial Irrigation City of Indian Wells recto &-eibuthern California Gas City of Indio L, # esert Sands School Dist. () `Jfa 2-0- 3 CV Unified School Dist. Rivers �CV Mountain Conservancy t/�herifv s Department �CV Archaeolo ical Society Planning Department Environmental Health LA Q1J I NTA CASE NO (S) : �J7 % VA C% Mf9Py'25 3 4 3 r PROJECT DESCRIPTION: 'Ir9YL -rime 15-4 o')O -s A4114zrua 7Nit� 75 5,NGl4t - Ar.► �.► cx .. P9.6E1*,OCATioN: boo � lswo% eor M, cis Aug... 'k moo' The City -of La Quinta Deve"opment Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (gEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and/or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful. Please send your response by . ,NE /0 9t•3 and return the maps/plans if not needed for your files. You ra invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: 1-0— Time: 149?e Contact Person:051DE44- Title: Comments made by:_t�� _ Title: t L Date: &-1-L3 Phone: _Z�S/ Agency/Division..Vl�t/L� PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ONE YEAR TIME EXTENSION FOR TENTATIVE TRACT 25363, TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION ON A +20 ACRE SITE. CASE NO. TT 25363 - SANTA ROSA DEVELOPERS SECOND EXTENSION OF TIME WHEREAS, the Planning Commission of the City of La Quinta, California, did on the: 28th day of July, and the 1 lth day of August, 1992 hold a duly -noticed public hearing to consider the request of Santa Rosa Developers to extend their original tentative tract map for one year to subdivide ±20 acres into 75 single family development lots for sale, generally located ±600 feet south of Miles Avenue, ±650 feet east of Adams Street, more particularly described as: THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER AND THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN AND LOT "C" OF TRACT 23519. WHEREAS, the City Council of the City of La Quinta, California, did on the 15th day of September, 1992, approved a request by Santa Rosa Developers to extend their tentative reap to June 19, 1993; and, WHEREAS, the Planning Commission of the City of La Quinta, did on the 22nd day of June, 1993, hold a duly noticed public hearing to consider the request of Santa Rosa Developers to extend their tentative tract map approval to June 19, 1994; and, WHEREAS, Environmental Assessment 90-157 was conducted in 1990, for this case and a. Mitigated Negative Declaration was recorded for this project pursuant to California Environmental Quality Act provisions. Therefore, no further environmental review is warranted to approve the Applicant's request. RESOM-OB0 1 WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 25363, thereby requiring that monitorin;; 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 -the recommendation for approval of a one year extension of time for said tentative tract map; 1. That Tentative Tract 25363, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quints 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 suitable for the proposed land division. 3. That the design of Tentative Tract 25363 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 25363 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 25363, 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 time extension, 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 Quints 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: RESOPC.080 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm and recertify the conclusion of Environmental Assessment 90-157 relative to the environmental concerns of this tentative tract; 3. That it does hereby recommend approval to the City Council of the subject time extension for Tentative Tract 25363 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of June, 1993, by the following vote, to wit: AYES: NOES: ABSENT: ABST'AIN': KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOF'C. OBO 3 PLANNING COMMISSION RESOLUTION 93- CON13ITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 25363 - SECOND EXTENSION OF TIME JUNE 22, 1993 + Added by Planning Commission on 8-11-92 ++ Modified by Planning Commission on 6-22-93 A. GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map 25363 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 June 19, 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 developer or applicant shall retain a qualified archaeologist and pay all associated 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 Planning and Development Director shall approve the form to be used in the study prior to any on -site activities. 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. CONAF'RVL.061 1 Conditions of Approval Tentative Tract 25363 June 22, 1993 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. 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. The Applicant shall comply with the following City Engineers requirements: Prior to recordation of the final map, the Applicant shall pay a cash sum, or enter into agreement to pay a cash sum, to cover 25 % of the cost to design and construct the designated length of General Plan street improvements including all appurtenant amenities and conforms for each of the following streets: a. Miles Street, 660 feet long segment projected directly north of tract; b. Westward Ho Drive, 650 feet long segment projected directly south of tract; The street improvements for Miles Street and Westward Ho Drive will be installed by the City or a third party developer when sufficient funds have accumulated to warrant proceeding with installation of the improvements in the segment for which the subject fees are collected. 7. A. The right of way dedications for interior public streets shall be as follows: CONAPRVL.061 2 Conditions of Approval Tentative Tract 25363 June 22, 1993 Interior public streets; 60 feet full -width for a General Plan Local Street, plus the corner cut -backs at intersections as required by the City Engineer. Cul de sac streets: 50 feet full -width, plus corner cut -backs at intersections, plus 5-foot wide public utility easements outside the right of way on both sides, plus suitable right of way conforms for "knuckle" turns and the cul de sac ends as required by the City Engineer. B. The Applicant shall construct, or enter into agreement to construct, street improvements for the following streets to the requirements of the City Engineer and the La Quinta Municipal Code prior to approval of the final map. i. Interior public streets; 40-foot wide street improvements per Riverside County Standard Drawing No. 104 including all appurtenant conforms and amenities. ii. Interior cul de sac street: 36-foot wide street improvements per Riverside County Standard Drawing Nos. 105 & 800 including all appurtenant conforms and amenities. Any variations to the approved street system design sections shall be subject to review and approval by the Public Works Department. S. Applicant shall install dry wells at selected locations as directed by City Engineer to remove nuisance water from street gutter. Dry wells shall be located in a manner to intercept nuisance water at tributary flowline distances not to exceed 1320 feet nor require cross -gutters that cross a local collector street. CONDITIONS OF APPROVAL TO 13E 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 of parkland in accordance with said Section. + a. The Applicant and/or the developer shall meet with the City's Parks and Recreation and Engineering Departments to coordinate the development of a joint park/retention basin program between this project and the City's property to the south. 10. A noise study shall be prepares. 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 CONAPRVL.061 3 Conditions of Approval Tentative Tract 25363 June 22, 1993 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) to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and provide bond assurance accor6ngly. 13. Applicant shall enter into agreement with the City prior to recording the final map to maintain the retention basin until the City Engineer accepts it for maintenance by the City. In no event will the City accept the retention for maintenance until the lots within the subject tract are included on the tax assessment roll and producing tax revenue to the City's Lighting and Landscape District. 14. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. Grading and Drainage 15. The tract grading plan shall be prepared by a registered civil engineer and approved by the:: City Engineer prior to final map approval. 16. A registered civil engineer shall exercise sufficient supervision and control of the tract grading to insure compliance with the grading plans, specifications, and applicable codes and ordinances. The registered civil engineer charged with the compliance responsibility shall make the following certifications upon completion of construction: a. All grading work was properly monitored by qualified personnel during construction for compliance with the grading plans, specifications, and applicable codes and ordinances and thereby certify the grading to be in full compliance with those documents. b. The finished building pad elevations conform with the approved grading plans. 17. The tract shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street frontage or join lots with adjoining existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad elevations of contiguous lots within the subject tract that do not share a common street shall not exceed five (5..0) feet. CONA:?RVI, . 0 61 4 Conditions of Approval Tentative Tract 25363 June 22, 1993 If the Applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve other alternatives that satisfy the City's intent to satisfaction of the proposed development. Any alternative proposal shall be submitted to the Planning Commission and City Council for review and approval. 18. 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. 19. 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. 20. Any earthwork on contiguous properties requires a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 21. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basin() designed for a maximum water depth not to exceed six feet. The basin slopes shall not exceed 3:1. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. 22. The Applicant shall have a written agreement with the owner of Tentative Tract 23519, Tentative Tract 26188, and Tentative Tract 23935 accepting stormwater run-off including that produced in 24 hours by a 100-year storm from Tentative Tract 23519, Tentative Tract 23935, and Tentative 'Tract 26188. Traffic and Circulation 23. 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 CONAPRVL.061 Conditions of Approval Tentative Tract 25363 June 22, 1993 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. 24. The Applicant shall pay a 6.25 percent share of all fees necessary for each signalization cost at the following locations: a. Adams Street and Miles Avenue. b. Adams Street and Westward Ho Drive. The signals will be installed by the City when traffic conditions warrant the installation. Tract Design 25. 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. Walls, Fencing, Screening, and Landscaping 26. 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. CONAFRVL.061 Conditions of Approval Tentative Tract 25363 June 22, 1993 27. 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. 28. 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 retention basins. 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. 29. 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. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 30. 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 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. 31. 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. CONAP R`IL . 0 61 7 conditions of Approval Tentative Tract 25363 June 22, 1993 32. 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. 33. The Developer shall construct landscaping and irrigation systems for drainage retention basin(s). The Developer shall maintain the drainage basin(s) for one year following dedication acceptance by the City. 34. 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 25363 and EA 90-157, 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 90-157 and TT 25363 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigation measures of EA 90-157 and TT 25363. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 35. 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. 36. The applicant shall comply with the terms and requirements of the City's newly adopted ++ Water Conservation Ordinance (Ordinance #220) regarding on and off -site landscaping. Traffic and Circulation 37. Initially one publicly maintained road and prior to the final building inspection of the first unit, two publicly maintained roads shall be provided connecting this subdivision to Adams Street, Miles Avenue or Dune Palms Road. 38. The termination point of the street shown as Lot "C, D, E & F" on Exhibit A (Tentative Tract Map), shall be barricaded to the satisfaction of the Public Works Department. If CONAPRVL.061 Conditions of Approval Tentative Tract 25363 June 22, 1993 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 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 utility poles shall 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. 42. The 30-foot wide lot shown on the Tentative Tract Map just west of the retention basin shoal be reserved as a pedestrian access easement. The Developer will be required to erect a wall on the west side of the easement. Depending on the design of the adjoining retention basin, the City will reserve the right to require the Developer to construct a fence or wall on the east side of the easement. CONARM.061 9 PH 2 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 22, 1993 CASE NO: PLOT PLAN 93-497 APPLICANT: MORITE OF CALIFORNIA (RED ROBIN RESTAURANT) REQUEST: APPROVAL OF A PLOT PLAN APPLICATION TO ALLOW THE CONSTRUCTION AND OPERATION OF A RESTAURANT WITH OUTDOOR SEATING. LOCATION: NORTH SIDE OF HIGHWAY 111 APPROXIMATELY 950 FEET EAST OF WASHINGTON STREET, WITHIN THE ONE ELEVEN LA QUINTA CENTER. ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL) ENVIRONMENTAL CONSIDEIZATIONS: ENVIRONMENTAL ASSESSMENT 93-265 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION. THE INITIAL STUDY INDICATES THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED AND IS RECOMMENDED FOR THIS PROJECT. ADDITIONALLY, IT SHOULD BE NOTED THAT IN CONJUNCTION WITH THE ORIGINAL SPECIFIC PLAN FOR THIS PROJECT, A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT HAS BEEN ADOPTED. GENERAL PLAN LANI) USE DESIGNATION: M/RC WITH A NON RESIDENTIAL OVERLAY (MIXED REGIONAL COMMERCIAL WITH A NON-RESIDENTIAL OVERLAY. SURROUNDING ZONING/ LAND USE: NORTH: C-P-S/VACANT LAND WITHIN 111 LA QUINTA CENTER SOUTH: C-P-S/COMMERCIAL USE EAST: C-P-S/UNAPPROVED PAD SITE WITHIN 111 LA QUINTA CENTER WEST: C-P-S/PAD SITE SUBMITTED FOR APPROVAL WITHIN 111 LA QUINTA CENTER. PCST.130 1 BACKGROUND: Property Description The subject property is a pad site (K-1) within the One Eleven La Quinta Center. The property is presently a rough graded site. Presently the perimeter landscaping improvements have been installed along Highway 111. To the north, the parking lot has been installed with the properties to the east and west presently unimproved. Description of Project The proposed project consists of a sit down restaurant with outdoor seating. The interior floor space will consist of approximately 7280 square feet of floor space on a site of approximately 30,700 square feet. The proposed outdoor seating area consists of approximately 1500 square feet of area. Site Design The structure is a irregularly shaped square type structure with the main entry off the northwest corner of the building. The outdoor seating is located to the west side of the building with service access to the east side of the building. The parking lot surrounds the building on the west, north, and east sides with Highway 111 to the south. The submitted plans show the trash enclosure along the east side between the building and parking spaces. It has been determined that this location will not work properly. Therefore, the applicant has agreed to relocate the trash enclosure into the parking lot in the location of a parking space which can be deleted. Architectural Design The structure has been designed in a manner which is architecturally similar to the main shopping center and automobile club building. The building utilizes a tile roof, stucco walls, and screen wall and wood trellis over the outdoor eating area. The tile roof is utilized as a mansard roof along a portion of the north elevation and south elevation. These mansard roofs are designed to be similar to those used in the Automobile Club building. Over the entry into the restaurant will be a rounded arch tower similar to that utilized within the shopping center. The cornice treatment at the top of the parapet will match that utilized within the shopping center. The bases of the columns will also utilize the same adequin tile used for the tower bases in the shopping center. The windows used in the restaurant will be recessed one foot from the face of the adjacent columns on the north, west, and south elevations The height of the structure at its highest point which is the entry tower will be 22-feet 6-inches. The plans indicate that the majority ofthe building will be 20-feet in height. PCST.130 Side The applicant has indicated signage for the structure. Over the entry on the arch structure on the northwest will be "Red Robin" (2' X 11.5" or 23± square feet) in internally illuminated red letters. On the north elevation the applicant proposes a 4'2" diameter (13.8± square feet) "Red Robin" logo which includes the words "Red Robin" with a bird logo and some script. This logo is also proposed on the east elevations of the building. This logo will be 5'6" in diameter or 23.7± square feet. On the south elevation facing Highway 111 would be a "Red Robin" (11.5' X 2' or 23± square feet) sign and below that a 47' diameter (13.8± sq. ft.) logo. On the west elevation of the building a "Red Robiri" with "Burger and Spirits Emporium" below the name is proposed. The Design Review Board in their action recommended deletion of the west elevation sign. The reason for this is that by Code they are permitted one sign per building frontage. The applicant had proposed that there be five signs because he felt that the diagonal entrywas an additional side. The Design Review Board disagreed with this and indicated that they could have the sign over the entry as long as the sign on the west elevation was deleted. All of the signs proposed would be internally illuminated and are standard signs for Red Robin. Landscaping The applicant has submitted a preliminary landscaping plan for the area immediately surrounding the structure. Additionally, the landscape plan does show the existing landscaping adjacent to Highway 111. The majority of the landscaping proposed are low water users similar to that utilized within the shopping center. The primary tree used is the Mexican Fan Palm with the parking lot trees proposed to be 36-inch box African Sumac. Parking Based on the interior public area of approximately 5250 square feet, 105 parking spaces are required. On the site area 34 parking spaces exist. However, due to easements, all surrounding parking spaces within the parking lot are available for use by the restaurant. Based on the parking provided for the Center, the use is in compliance with the required number of parking spaces. DESIGN REVIEW BOARD ACTION: The Design Review Board reviewed this request at their meeting of June 2, 1993, and took action to recommend approval, subject to conditions. Their recommendation for approval is subject to the following conditions: 1. That the trash enclosure shall be relocated into the parking lot area and comply with City and Waste Management design standards including solid metal doors, mounted on steel poles and embedded in concrete, 6" to 8" curb around the inside of the trash enclosure, in a concrete pad in front of the door access. Additionally, the back of the enclosure shall be designed for walk-in without needing to open the front doors. 2. Mexican Fan Palms will vary in height and will be a minimum of 8-feet tall. PCST.130 3. African Sumac trees utilized in the project shall be a minimum 36-inch box size. 4. Irrigation system shall be a drip system except for annual color areas. 5. Additional vertical type landscaping shall be provided on the east side of the building. 6. Along the east side of the building a trellis similar to that utilized on the west side of the building shall be provided to provide architectural treatment to the east side of the building. 7. The window glass on the building shall be recessed a minimum of 1-foot from the exterior building wall. 8. The sign on the west elevation shall be eliminated with the sign over the entry permitted in its place. 9. The trellis members shall be placed close enough to provide shade with all wood members a minimum of 3" X 6" and lag bolted in (not nailed). 10. The address of the property shall be prominently displayed per City requirements. 11. The following items shall be studied and revisions implemented if it is determined to be necessary by the City: a. The vertical treatment along the upper parapet roof. b. The applicant shall study the possibility of providing additional horizontal members on the windows. ANALYSIS: The Planning Staff feels that the overall project is acceptable subject to conditions. The project has been designed in a manner which is compatible with the main shopping center and the Design Review Board has recommended approval. RECOMMENDATION: By Minute Motion 93- approve Plot Plan 93-497 subject to the attached conditions. Attachments: 1. Location map 2. Plan exhibits 3. Comments from various City Departments and outside agencies 4. Conditions of Approval PCST.130 4 c� w ro CASE Noll-44 t4D fp.� ��yV.f-t O ® (D O O _;1! i _ Ed 0'r } I RED ROBIN RESTAURANTCA c\\ • ONF ELEVEN LA OUINPA p yx Y.S LAOUINTA,CALIFO- •! O S Q x 4 QQ i5>SI SMCET TITLE PRELIMINARY LANDSCAPE PLAN RED ROBIN RESTAURANT ONE ELEVEN LA OUINTA LA OUINTA , CALIFORNIA µN w ►f - o aA�ou��-EzaA,r—No•.•'-��'• �• M �w .: ee••e• f• iT . 9ii 1 '. ee'.I ' bY' _ I O ►. iJ t �lr'�t� i71 �0� I _� I� I '' °•I �° I; O• to I I ,p '�'' Z a I e I ��r �, r• �c I� � _ �� � I" I I • IJI I t _ o yy aa II(nI�IILL�,� i� " wl � ,d ew .'a ,b• `e'er .� I@ I , en• o, I(,� � I IP "1 d I; 1 1 .r � 4R � +� - • ,� M d• d >181 1 BSA ' Zn RED ROBIN'RESTAURANTy ONE ELEVEN LA OUINTA 1 i I LA OUINTA,CALIFOPNIA � EasrlvAulE O 00100�R NE}fElCipq) R N NNI Eal Alp A� >t. BA�IOVDEAT NO� N ME, Mi AI m �--L a '(51 �y o � o :Dm i �>m io F �o r\ 00 lit tv Z n RED ROBIN RESTAURANT 't ONE ELEVEN LA OUINTA ' LA OUINTA.CALIFONN1A D ICh m: m D a D ' RED ROBIN RESTAURANT OIOL ELEVEN LA OUINTA GSYn� LA OUINTA•CALIFORNIA :� w m :m a;coi m' r m D O z RED ROBIN RESTAURANT ONE ELEVEN LA OUINTA LA OUINTA.CALIFONNIA a W ATE,q ESTABLISHED IN 1918 AS A PUBLIC AGENCY o�BTRICt COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398.2651 DIRECTORSTELLIOFFICERS RAYM ND R. R S, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER JOHN W D R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON. SECRETARY DORJDHN W MTHY M DELAY N OWEN McC00K ASSISTANT GENERAL MANAGER THEOORE DELAY May 18, 1993 REDWINE AND SHERRILL. ATTORNEYS THEODORE: J. FISH Y Planning Commission MAY 2 ��ysj City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File: 0163.1 Subject: Plot Plan 93-497, Portion of the Northeast Quarter of Section 30, Township 5 South, Range 7 East, San Bernardino Meridian This area is protected from stornwater flows by the Coachella Valley Stormwater Channel and may be consideredsafe from stormwater flows except in rare instances. This area is designated Zone X on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager -Chief Engineer RF:lg/e4/93-497 cc: Don Park Riverside County Department of Public Health TRUE CONSERVATION USE WATER WISELY 1V C()UNTY ; RIVERSIDE w.,r 1 1.11 J. M. HA.RRIS FIRE CHIEF To: City of La Quinta Planning Division Attn: Stan Sawa Re: Plot Plan 93-497 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 a (909) 657-3183 MAY 1 4 1993 _ May 13, 1993 With respect to the condition of approval regarding the above referenced Plot Plan, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or Riverside County Fire Department standards: 1. Provide or show there exists a water system capable of delivering 1250 gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2 1/2"), located not less than 25' nor more than 165' from any portion of the building(s) as measured along approved vehicular travelways. 3. Install a complete fire sprinkler system per NFPA 13 Ordinary t-dazard Occupancy, Group 1. The post indicator valve and fire department connection shall be located to the front within 50 feet: of a hydrant, and a minimum of 25 feet from the buildings. 4. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department Job Card must be at the job site for all inspections. 5. Install a supervised waterflow fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standard 71. 6. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning Engineering office for submittal requirements. -1- FIRE PREVENTION DIVISION .,/ ❑ RIVERSIDE OFFICE PLANNING SECTION J INDIO OFFICE ;760 12th Street, Riverside, CA 92501 79-733 Country Club Drive, Suite F, Indio, CA 92201 )09) 275-4777 0 FAX (909) 369-7451 (619) 863-8886 0 FAX (619) 863-7072 To: City of La Quinta May 13, 1993 Re: PP 9-2-497 Page 2 7. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 8. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 9. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 10. Install a Hood Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 11. Instaall Knox Lock Boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Lock Boxes. This form must oe authorized and signed by this office for the correctly coded system to be purchased. Conditions are subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) 863-8886. Sincerely, RAY REGIS Chief Fire Department Planner By f Tom Hutchison Fire Safety Specialist JP/th CONDITIONS OF APPROVAL - PROPOSED CONDITIONAL USE PERMIT 93-497 - MORITE OF CALIFORNIA JUNE 22„ 1993 PLANNING & DEVELOPMENT DEPARTMENT: 1. The development of this site shall be generally be in conformance with the exhibits contained in the file for Conditional Use Permit 93-497, unless otherwise amended by the: following conditions. 2. The approved conditional use permit shall be used within one year of the Planning Commission approval date of June 22, 1993; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is allowed by this approval, not including grading, which is begun within the one year period and thereafter diligently pursued to completion. 3. All applicable conditions of SP 89-014 and Parcel Map 25865 shall be complied with as necessary. 4. An exterior lighting plan for the parking lot area and building shall be approved by the Planning and Development Dpartment prior to issuance of a building permit. Lighting fixtures shall be shielded to eliminate glare on the adjacent streets and surrounding areas. 5. Should mandatory recycling be required at sometime in future, separate recycling bins if needed shall be provided within a masonry enclosure. 6. That all conditions of the Coachella Valley Water District in their letter dated May 18, 1993, on file in the Planning and Development Department shall be met as required. 7. 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 a future building permit. 8. Construction shall comply with all local and State building code requirements in effect at the time of issuance of a building permit. 9. Prior to issuance of a grading permit and 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 CONAPRVL„089 1 Conditions of Approval CUP 92-G07 - Morite of California June 22, 1993 o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o Riverside County Health Department Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building and Safety Department at the time of application for any permit for any use contemplated by this approval. 10. Bicycle racks shall be provided for the restaurant. The exact location of the bicycle racks are to be reviewed by the Department of Planning and Development. 11. Height and design of outdoor patio wall shall be called out on final working drawings. 12. Handicap ramp shall be widened to eight feet wide, and relocated so that landscape planter is not at top (or end) cf ramp. 13. For parking spaces adjacent to north side of building, bumper stops shall be provided to keep cars from encroaching onto four feet wide sidewalk. As an alternative sidewalk may be widened to a minimum of six feet wide, adjacent to building. 14. Retaining walls shall be provided adjacent to Highway 111 perimeter landscaping if determined necessary by the City of La Quints at the time of construction. CITY FIRE MARSHAL: 15. Provide or show there exists a water system capable of delivering 1250 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 16. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2-1/2"), located not less than 25' nor more than 165' from any portion of the building(s) as measured along approved vehicular travelways. 17. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard Occupancy, Group 1. The post indicator valve and fire department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the buildings. 18. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department Job Card must be at the job site for all inspections. CONAPRVL..089 2 Cond.iticns of Approval CUP 92--007 - Morite of California June 22, 1993 19. Install a supervised waterflow fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standard 71. 20. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning Engineering office for submittal requirements. 21. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 22. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 23. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A IOBC in rating. Contact certified extinguisher company for proper placement of equipment. 24. Install a Hood Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 25. Install Knox Lock Boxes, Models 4400, 3200, or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting locatio:z/position and operating standards. Special forms are available from this office for the ordering of the Key Lock Boxes. This form must be authorized and signed by this office for the correctly coded system to be purchased. 26. Conditions are subject to change with adoption of new codes, ordinances, laws, or when buiilding permits are not obtained within twelve months. 27. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. ENGINEERING DEPARTMENT: 28. The applicant shall submit site civil, landscaping and irrigation plans to the Engineering Department for review and shall pay the cost of plan checking. The applicant shall not begin construction activity until the plans have been approved by the City Engineer. 29. Site grading and off -site improvements adjacent to the site shall conform to the approved improvement plans prepared pursuant to Specific Plan 89-014. CONAPRVL.089 3 Conditions of Approval CUP 92-007 - Morite of California June 22, 1993 30. All storm water and nuisance water run-off produced on this site shall be discharged in accordance with the approved drainage plan prepared for Specific Plan 89-014, unless otherwise approved by the City Engineer. 31. All on -site parking spaces shall: comply with the City's Off -Street Parking Code and shall not allow encroachment of vehicles into necessary pedestrian walkway areas. 32. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 33. Prior to occupation of the project site for construction purposes, the applicant shall obtain an encroachment permit from the Engineering Department. During construction of the site improvements, the applicant shall comply with all provisions of the permit. 34. 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 insure that all work site work complies with the approved plans, specifications and applicable codes. The engineer or surveyor monitoring grading shall provide a certification that the finish buiilding pad elevation conforms with the approved grading plan. 35. The applicant shall pay all fees charged by the City for processing, plan checking, and permits. The fee amounts shall be those which are in effect at the time the work is undertaken and accomplished by the City. SPECIAL,: 36. The required State Department of Fish and Game fees of $1300 shall be paid to the Planning and Development Department (check made out to the County of Riverside) within 24-hours after review of the case by the City Council. CONAPRVL..089 PH 3 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 22, 1993 CASE NO: PARCEL MAP 27727 (AMENDMENT #1) AND TENTATIVE TRACT 27728 (AMENDMENT #1) APPLICANT: WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) PLANNER/ ENGINEERS: KEITH COMPANIES REQUEST: AMENDMENT TO APPROVED PARCEL MAP AND TENTATIVE TRACT MAP TO ALLOW RELOCATION OF MAINTENANCE BUILDING LOT, EXPANSION OF CLUBHOUSE LOT, AND RELOCATION OF ROAD AND THREE SINGLE FAMILY LOTS. LOCATION: SOUTH AND, WEST OF LAKE CAHUILLA AT THE EASTERLY END OF SCHWABAKER ROAD GENERAL PLAN DESIGNATION: OPEN SPACE WITH A MINERAL RESOURCE AREA DESIGNATION OVER THE WHOLE GRAVEL PIT SITE. EXISTING ZONING: HILLSIDE CONSERVATION (H-C) ENVIRONMENTAL CONSIDERATIONS: A NEGATIVE DECLARATION FOR ENVIRONMENTAL ASSESSMENT 93-255 WAS PREPARED AND ADOPTED IN CONJUNCTION WITH THIS APPLICATION DURING ITS ORIGINAL CONSIDERATION. THE PROPOSED AMENDMENTS WILL NOT HAVE ANY SIGNIFICANT IMPACT AND THEREFORE THE ORIGINAL NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT IS ADEQUATE AND NO FURTHER DOCUMENTATION IS DEEMED NECESSARY. PCST.132 1 SURROUNDING ZONING/LAND USE: NORTH: H-C (HILLSIDE CONSERVATION)/VACANT MOUNTAINOUS LAND AND LAKE CAHUILLA COUNTY PARK. SOUTH: H-C (HILLSIDE CONSERVATION)/VACANT ALLUVIAL FAN AND MOUNTAINOUS AREA. EAST: H-C (HILLSIDE CONSERVATION)/VACANT LAND AND LAKE CAHUILLA COUNTY PARK. BACKGROUND: WEST: H-C (HILLSIDE CONSERVATION)/VACANT LAND, MOUNTAINOUS AND ALLUVIAL FAN AREA. Previous Approval These two applications along with Conditional Use Permit 93-005 were approved by the City Council at the meeting of May 4, 1993. Additionally a street vacation was approved for this project on Tune 1, 1993. This project permits an 18-hole golf course and 65 single family residences on a total of 360 acres. The project is made up of two fairly rectangular pieces of land joined at diagonal corners. This parcel map and tentative tract map pertain to the most southeasterly portion of the property which consists of approximately 200 acres (see attached location map). The affected portion of the project site contains fourteen of the eighteen golf holes, all 65 custom single family lots, the clubhouse, and maintenance building. The remaining 160 acre portion of the property will contain the remaining 4 golf holes. Requested Amendment The approved parcel map creates four parcels. One parcel is for the golf course, one parcel for the residential area and road system, one parcel for the clubhouse, and one parcel for the maintenance building. The revised parcel map proposes the same number of parcels. However, the parcel for the maintenance building is relocated from the southeast corner of the site to the northeast corner of the site adjacent to Cahuilla Park Road which leads into Lake Cahuilla. The maintenance lot will decrease in size from 3 acres to 1.3 acres. Additionally, the clubhouse parcel is proposed to be enlarged from 3.2 acres to 4.3 acres. The approved tentative tract map creates the 65 single family residences within the residential parcel created by Tentative Parcel Map 27727. With the revised tentative tract map, the maintenance lot is to be relocated as previously noted. The clubhouse lot is proposed to be enlarged to provide for additional parking areas. In order to relocate the maintenance lot and PCST.132 2 enlarge the clubhouse lot, three residential parcels are displaced. These three residential lots are proposed to be regained at the southeast corner in the original maintenance building site. The submitted tract map indicates that the lots would be located adjacent to the property line with the street to the west. However, the applicant has revised this to locate the street adjacent to the property line with the residential lots adjacent to the golf course (see attached 8 1/2" X 11" exhibit showing revision to three residential lots). These three residential lots would all be over 20,000 square feet in lot area as required. ANALYSIS: Staff feels that the proposed amendments are acceptable and would not be detrimental to the project or surrounding properties. The Engineering Department has indicated that the proposed relocation of the maintenance facility and substation of residential lots is significant because the area is question has been filled with asphalt concrete waste material. The Health Department has required that the waste material be encapsulated to prevent percolation of rainwater through the material and into subsurface aquifers. In the previous configuration, the applicant proposed to utilize the maintenance building and associates parking lot as encapsulation of the waste. In the proposed configuration, there will be residential lots over the waster material. Therefore, the Engineering Department has indicated that the following condition be added to the tentative tract conditions: "No construction shall occur over the area filled with asphalt concrete waste until the applicant has a plan, approved by the City Engineer, for encapsulation of the waste and for disposal of drainage in the area above the encapsulation." FINDINGS: Findings necessary to approve this amendment to the parcel map and tentative tract map can be made and found in the attached resolutions. RECOMMENDATION: Staff recommends: 1. By, adoption of Resolution 93- , approval of amended Parcel Map 27727 to the City Council to modify four parcels subject to conditions. PCST.132 2. By adoption of Planning Commission Resolution 93- recommend approval of Revised Tentative Tract Map 27728 creating 65 single family lots and several miscellaneous lots, subject to conditions. Attachments: 1. Location map 2. Revised parcel map and tentative tract map exhibits (including revision to tentative tract map) . 3. Comments from various City Departments and outside agencies. 4. Draft Resolutions and Conditions of Approval for parcel map and tentative tract map. PCST.132 4 �t VAT; No. PM 27727 TT 27728 LOCATION MAP uJ h few*sm..o.11f• t� LAKIE . - eA44 U 1 L. to ' '• 28 � � 1 .7V If �a. • ..Abe Im . . snm 1 .®.. . m • geqje olatl -J�o ftn D�llal are, rev L4 Rev Im ,Nxjro -fl-r 2rn as > MEMORANDUM TO: Planning & Development Department FROM: Engineering Departmen �O7�- DATE: June 14, 1993 SUBJECT: Revision of Tentative Tract Map 27728 [ r o .. - UN 14 The proposed relocation of the maintenance facility and substitution of residential lots is significant because the area in question has been filled with asphalt concrete waste material. The Health Department has required that the waste material be encapsulated to prevent percolation of rainwater through the material and into subsurface aquifers. In the previous configuration, the Applicant proposed to utilize the maintenance building and associated parking lot as encapsulation of the waste. In the proposed configuration, there will be residential lots over the waste material. We request the following condition to be added at the end of the previously -approved conditions: No construction shall occur over the area filled with asphalt concrete waste until the applicant has a plan, approved by the City Engineer, for encapsulation of the waste and for disposal of drainage in the area above the encapsulation. " fb PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO PARCEL MAP 27727 TO ALLOW THE CREATION OF A 4 PARCEL SUBDIVISION ON ±200 ACRES ACRE SITE. CASE NO. PARCEL MAP 27727, AMENDMENT #1 WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22nd day of June, 1993, hold a duly noticed Public Hearing to consider the request of Winchester Asset Management (for La Quinta Golf Properties) for an amendment to an approving parcel map to subdivide ±200 acres into 4 parcels, located at the westerly terminus of Schwabaker Road (Keller Pit Road), more particularly described as: A PORTION OF THE NORTH HALF OF SECTION 29, T6S, R7E, S.B.B.M. WHEREAS, said amended Parcel Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended), and adopted by City Council Resolution 83-68, in that the Planning Director has conducted an initial study, and has determined that the proposed amended parcel map will not have a significant adverse impact on the environment and the Negative Declaration which has been adopted is sufficient; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for amended Parcel Map 27727, 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 the recommendation for approval of said parcel map: 1. That amended Parcel Map 27727, as conditionally recommended, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1-20,000 & R-5 Zoning District development standards, and design requirements of the Subdivision Ordinance. RESOPC.111 2. The proposed amended circulation design, as recommended, is, therefore, suitable for the proposed land division. 3. That the design of the amended parcel map, as conditionally recommended, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 4. That the design of amended Parcel Map 27727 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. 5. That the amended Parcel Map 27727, as conditioned, provides for adequate maintenance of the landscape common areas. 6. That the amended Parcel Map 27727, as conditioned, provides storm water retention, park facilities, and noise mitigation. 7. That general impacts from the amended Map were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, the City Council at the meeting of the 4th day of May, 1993, did approve the original parcel map by adoption of Resolution 93-37, subject to conditions; and, WHEREAS, the Planning Commission on the 27th day of April, 1993, did take action to recommend approval of said original parcel map by adoption of Planning Commission Resolution 93-017; and, WHEREAS, in the review of this parcel 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 constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 93-255 that a Negative Declaration has been adopted, relative to the environmental concerns of this amended parcel map. RESOPC.111 2 3. That it does hereby recommend approval to the City Council for the subject amended Parcel Map 27727 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of June, 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. ].11 PLANNING COMMISSION RESOLUTION 93- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE PARCEL MAP 27727, AMENDMENT #1 JUNE 22, 1993 GENERAL 1. Tentative Parcel Map 27727, labeled Exhibit "A" on file in the Planning and Development Department shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This approval shall expire two years after the original date of approval by the La Quinta City Council (May 4, 1993) unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Approval of Parcel Map shall be subject to approval of GPA 93-043 & CZ 93-075, and SV 93-025. 4. Development of parcels shall not occur unless a Tentative Tract, Parcel Map, Conditional Use Permit or Plot Plan, as applicable is approved on the property. 5. All applicable mitigation measures as noted in mitigated Negative Declaration for this project on file in the Planning and Development Department, shall be met prior to the applicable stage. The applicant shall meet with the Department of Planning and Development to determine which measures are applicable. CONAPRVL.078 PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO TENTATIVE TRACT 27728 TO ALLOW THE CREATION OF A 65 LOT SUBDIVISION ON A 50.8 ACRE SITE. CASE NO. TT 27728 - WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22nd day of June, 1993, hold a duly noticed Public Hearing to consider the request of Winchester Asset Management (for La Quinta Golf Properties) for an amendment to an approved tentative tract map to subdivide 50.8 acres into 65 single family custom home lots and miscellaneous lots in the Hillside Conservation zone (R-1 20,000 proposed), located at the westerly terminus of Schwabaker Road, more particularly described as: A PORTION OF THE NORTH HALF OF SECTION 29, T6S, R7E, SBBM WHEREAS, said amended tentative tract map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended), and adopted by City Council Resolution 83-68, in that the Planning Director has determined that the amended tentative tract map will not have a significant adverse impact on the environment. the Negative Declaration which has been adopted is sufficient; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for amended Tentative Tract 27728, 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 the recommendation for approval of said amended tentative tract map: 1. That amended Tentative Tract 27728, as conditionally recommended, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1-20,000 Zoning District development standards, and design requirements of the Subdivision Ordinance. 2. The proposed amended circulation design and single family lot layouts, as conditioned are suitable for the proposed land division. RESOPC.110 3. That the design of the amended subdivision, as conditionally recommended, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 4. That the design of amended Tentative Tract 27728 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. 5. That the proposed amended Tentative Tract Map 27728, as conditioned, provides for adequate maintenance of the landscape common areas. 6. That the amended Tentative Tract 27728, as conditioned, provides storm water retention, and park facilities. 7. That general impacts from the amended Tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, the City Council on the 4th day of May, 1993, did approve the original tentative tract map by adoption of Resolution 93-38, subject to conditions; and, WHEREAS, the Planning Commission on the 27th day of April, 1993, did take action to recommend approval of said original tentative tract map by adoption of Planning Commission Resolution 93-018, subject to conditions; and, WHEREAS, in the review of this Tentative Tract, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 93-255, that a Negative Declaration has been adopted relative to the environmental concerns of this tentative tract. 3. That it does hereby recommend approval to the City Council for the subject amended Tentative Tract 27728 for the reasons set forth in this Resolution and subject to the attached conditions. RESOPC.110 2 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of June, 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.110 PLANNING COMMISSION RESOLUTION 93-_ CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 27728, AMENDMENT #1 JUNE 22, 1993 * Amended by Planning Commision 4-27-93 + Added by Planning Commission 4-27-93 ** Added by Planning Commission 6-22-93 GENERAI= 1. Tentative Tract Map 27728 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 approval shall expire two years after the original date of approval by the La Quinta City Council (May 4, 1993) unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Seller of single family lots shall disclose to each purchaser of lots that Lake Cahuilla Regional Park is located to the north, and that they have activities (i.e. Jet boat races, parties, triathlons, Sheriff's Department shooting range, etc.) which can generate noise levels which can be a nuisance for short periods of time. 4. All applicable mitigation measures as noted in mitigated Negative Declaration for this project, on file in the Planning & Development Department, shall be met prior to issuance of the first grading or building permit. Applicant shall meet with the Department of Planning & Development to determine which measures are applicable. 5. Prior to issuance of any land disturbing permit, applicant/developer shall employ a qualified archeological monitor to oversee grading activity. The designated monitors or their authorized representatives shall have the authority to temporarily diver, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation, or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL: 6. 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, as may be determined in accordance with said Section. CONAPRVL.079 1 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 7. If the tract is phased, tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Planning and Development Department and Engineering Department prior to final map approval. 8. Applicant shall submit proposed street names with alternatives to the Planning and Development Department for approval prior to final map approval. 9. Design and architectural standards for the custom residences shall be submitted to the Planning Commission or Design Review Board for review and approval prior to final map recordation. All approved standards shall be included in the CC&R's. A copy of the CC&R's shall be submitted to the Planning Department for review and approval. Standards to reflect the surrounding mountain & desert environment. The applicant shall notify the purchasers of lots that this is near an equestrian use area. This shall be either stated in the CC&R's or the real estate disclosure at time of sale. * 10. Prior to recordation of the final tract map, the applicant/developer shall complete provisions for the Transfer of Development Rights for 29 dwelling units per Municipal Code Chapter 9.146, unless a change of zone which allows the proposed 65 dwelling units is approved. 11. Property lines and perimeter walls for all lots shall be located at the top of the graded slope for each lot. 12. 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 20,000 square feet. WALLS, (FENCING, SCREENING, AND LANDSCAPING 13. 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 activity. B. Planting of cover crop or vegetation upon previously graded by undeveloped portions of the site. CONAPRVL.079 2 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 C. Provisions 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 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 the emission of dust and blowsand. 14. 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 Wcrks Department. 15. Prior to final map approval, the Applicant shall submit to the Planning Department for review and approval a plan (or plans) based on approved conceptual plans showing the following: A. Landscaping, including plant types, sizes, spacing, location, and irrigation system for all landscape buffer and entry areas. Desert or native plants species and drought resistant planting material shall be used in the landscape plan. B. Location and design detail of any proposed and/or required wall for perimeter or screening. C. Exterior lighting plan, emphasizing minimuzation of light glare impacts to surrounding properties. CONDITIONS TO BE FULFILLED PRIOR TO ISSUANCE OF BUILDING PERMITS 16. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department - Planning & Development Department - Desert Sands Unified School District - Coachella Valley Water District -• Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) Evidence of permits or clearances from the above jurisdictions shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. CONAPRVL.079 3 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 17. 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. 18. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 93-255 and Tentative Tract 27728, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 93- 255 and Tentative Tract 27728, which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigating measures of Environmental Assessment 93-255 and Tentative Tract 27728. The Planning and Development Director may require inspections or other monitoring to assure such compliance. PUBLIC SERVICES AND UTILITIES: 19. The applicant shall comply with all the requirements of the City Fire Marshal as follows: A. Schdedule A fire protection approved Super fire hydrants, (6" x 4" x 2 1/2" x 2 1/2") shall be located at each street intersection spaced no more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1500 gpm for 2 hours duration at 20 psi. B. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " C. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. D. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key operated switches, series KS- CONAPRVL.079 4 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. E. If public use type buildings are to be constructed, additional fire protection may be required. If fire flows and hydrant locations will be stipulated when building plans are reviewed by the Fire Department. 20. The applicant shall comply with all requirements of the Coachella Valley Water District as noted in their letter dated March 30, 1993, on file in the Planning & Development Department. ENGINEERING DEPARTMENT CONDITIONS: 21. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior to recordation of any final map under this tentative map. 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. IMPROVEMENT AGREEMENT 22. The applicant shall construct, or enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of any final map(s) under this tentative tract map. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 23. If tract improvements are phased with multiple final maps, off -site improvements (ie: streets) and tract -wide improvements (ie: perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City Engineer. The City Engineer may consider proposals by the applicant to secure and construct off - site and tract -wide improvements in stages commensurate with development of two or more phases within the tentative map. CONAPRVL.079 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 DEDICATIONS 24. The applicant shall dedicate right of way, access, and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedications required of this tract include: *A. Access and utility easements to property adjacent to the most southerly south property line of the tract. B. An offer to dedicate 37' right of way easements for all private roads. -C. A sixty foot wide right-of-way easement over Schwabaker Road excepting the westerly 850 feet of Schwabaker Road which shall remain in private ownership. D. Other easements as may be determined prior to the filing of a final tract map. Street right of way geometry 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. 25. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 26. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. GRADING 27. Prior to issuance of any grading or building permits, the applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: A. The use of irrigation during all construction activities; CONAPRVL.079 6 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 E. 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. 28. 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 approved by the Planning and Development and Public Works Departments. 29. The applicant shall comply the City's flood protection ordinance. 30. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 31. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to approval of any final map(s). 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) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 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. DRAINAGE 32. 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. CONAPRVL.079 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 33. 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. 34. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in common retention basins, and the proposed retention depth exceeds six feet, applicant shall mitigate the hazard posed by such retention depth in one or more of the following methods: A. Fences, walls or another form of barrier which prevents access during flooding. B. A warning in the CC&Rs, and signs in the golf clubhouse and any other community or public buildings, that flood waters in the affected area may exceed six feet in depth. 35. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. UTILITIES 36. 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. 37. 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. STREET AND TRAFFIC IMPROVEMENTS 38. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map for this development, the development shall be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. CONAPRVL.079 8 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 *39. The applicant shall participate in the cost of a specific alignment study, street improvements, and landscape improvements for the segment of 58th Avenue, Jefferson Street, and 62nd Avenue beginning one quarter mile east of Jefferson Street and ending at 62nd Avenue and Madison Street. The applicant's proportionate share of said costs shall be equal to this properties proportion of the maximum number of dwelling units that may be constructed in the currently undeveloped enveloping area which consists of Sections 29, 32, 33, and the westerly 1900 feet of Section 28 of Township 6, South, Range 6, East, and Sections 4 and 5 of Township 7, South, Range 6, East, San Bernardino Base and Meridian. The applicant shall provide funding for preparation and processing of the specific alignment which shall be administered by the City. The applicant;s excess cost in funding this specific alignment study (beyond applicant's proportional share of the study) shall be credited towards the applicants cost responsibility for design and construction of the required improvements. 40. 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 sections shall be as follows: Residential 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 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. 41. 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. CONAPRVL.079 9 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 42. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: *A. Improvements to Jefferson Street and/or the Lake Cahuilla Park access drive that the City Engineer finds necessary to safely integrate the applicant's access road with the existing conditions. *B. Schwabaker Road - Local Street - 36' face curb to face curb. The City Engineer may consider a minimum 24' curbless roadway if special landscaping and pavement treatments are provided to improve the aesthetic appearance. C. Private Residential - 36' face curb to face curb LANDSCAPING: 43. The existing trees on the site shall be incorporated into the landscape plan wherever feasible. A tree retention plan shall be submitted to staff as part of the final Landscape Plan and prior to any site grading. 44. 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 Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 45. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 46. The 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. QUALITY ASSURANCE *47. The applicant shall retain a California registered civil engineer or designate one who is on the applicant's staff, to exercise sufficient supervision and quality control during construction of the grading and improvements to insure compliance with the plans, specification, applicable codes and ordinances. The engineer retained or designated by the applicant and charged with compliance responsibility shall make the following certifications upon completion of construction: CONAPRVL.079 10 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 A. "All grading and improvements were properly monitored by qualified personnel during construction for compliance with the plans, specifications, applicable codes and ordinances, and I thereby certify the improvements to be in full compliance with those documents." B. "The finish elevations conform with the approved grading plans." 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. 48. 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. 49. 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. MAINTENANCE 50. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. 51. 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. 52. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency,and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. CONAPRVL„079 11 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 MANAGEMENT 53. Prior to the recordation of any final map, the applicant shall submit to the Planning Director the following documents which shall demonstrate to the satisfaction of the City that the open space/recreation areas and private streets and drives shall be maintained in accordance with the intent and purpose of this approval. A. The document to convey title; B. Covenants, Conditions, and Restrictions to be recorded; and, C. Management and maintenance agreement to be entered into with the unit/lot owners of this land division. The approved Covenants, Conditions, and Restrictions shall be recorded at the same time that the final map is recorded. A Homeowner's Association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs, shall be established and continuously maintained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall not be subordinate to any encumbrance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. FEES AND DEPOSITS 54. Prior to the issuance of any building permits, the applicant shall provide the Planning and Development Department with written clearance from the Desert Sands Unified School District that the per -unit impact fees have been paid. 55. Applicant shall pay the California Fish and Game Environmental filing fees. The fee is $1,250.00 plus $50.00 for the Riverside County document processing. The fee shall be paid within 24 hours after review by the City Council. 56. 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. MISCELLANEOUS 57. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. CONAPRVL.079 12 Conditions of Approval Tentative Tract 27728, Amendment #1 June 22, 1993 58. 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. 59. The applicant shall comply with the provisions of the Hillside Conservation Ordinance (La Quinta Municipal Code Chapter 9.145). +60. Should the utility easement be used by the property owner to the south, that property owner will be responsible for paying his proportionate share of the cost bringing those utilities to the site and for restoring the road and adjacent improvements to their original condition. The property to the south if they wish a stub pipe for utility hook-up within their utility easment area must reimbursement the applicant as an upfront charge in order to have that stub constructed at the time the applicant installs said improvements. +61. The property located south of the southwest corner of Section 29 and adjacent to the project which receives access through the project, shall be required to pay its proportionate share of the cost of the said access including construction and maintenance of the applicant's street, appurtenant utilities, storm drains, landscaping, security, entrance gate and wall as they relate to the property. The property shall construct it's own access gate using a design mutually satisfactory to the applicant and the owner to the south. +62. Public restrooms will be made available at the maintenance facility as well as in the northern ancillary cart storage facility for all maintenance and landscape workers working within the project for the development or for individual homeowners. 63. No construction shall occur over the area filled with asphalt concrete waste until the ** applicant has a plan, approved by the City Engineer, for encapsulation of the waste and for disposal of drainage in the area above the encapsulation. CONAPRVL.079 13 BI 1 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 22, 1993 CASE; NO: PLOT PLAN 93-501 APPLICANT: WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) ARCHITECT: MONIGHAN ASSOCIATES, ARCHITECTS REQUEST: APPROVAL OF ARCHITECTURAL AND LANDSCAPING PLANS FOR GOLF COURSE CLUBHOUSE. LOCATION: "THE QUARRY" PROJECT LOCATED SOUTH AND WEST OF LAKE CAHUILLA AT THE WESTERLY END OF SCHWABAKER ROAD. BACKGROUND: The subject property is The Quarry project which was approved by the City Council on May 4, 1993. The plans included a clubhouse located near the easterly end of the project adjacent to the entry road (Schwabaker Road). The Conditions of Approval require that the Design Review Board and Planning Commission review and approve the plans. Additionally, the conditions stipulates that the architecture be "similar with colors, materials, etc., indigenous to the surrounding desert environment". The applicant has submitted plans for the clubhouse facility. These plans include floor plans, roof plans, exterior elevations, sectons views, preliminary grading plans, and preliminary landscaping plans. Additionally, colored renderings of the proposed facility have been submitted. SITE; DESIGN: The clubhouse is located on the easterly end of the old rock and gravel pit which ceased operation several years ago. The golf course is being designed to be located within the excavated pit area with the clubhouse located somewhat above the floor of the gravel pit on the sloped perimeter. Because of this, the clubhouse has been designed as a split level structure. From the east side which appears to be one story, one would enter the restaurant, locker and pro shop level. The golf cart storage would be located at the rear of the clubhouse at the lower level. POST. 13:3 1 The structure is somewhat rectangular in design with the long axis of the building running in a north/south direction. The clubhouse facility includes a restaurant with an outside covered veranda, locker rooms, a pro shop, ofFices, and a lower level cart storage area. The size of the building will be 29,800± square feet. The main drop off area and entry to the clubhouse would be located in the middle of the east side of the clubhouse. Most of the parking would be located to the north and south of the clubhouse area. The delivery area is located at the north end of the clubhouse with access to the main street which runs north/south along the eastern boundary of the property. ARCHITECTURAL DESIGN: The applicant has submitted plans which he feels comply with the "indigenous" requirement. The exterior materials and architectural features utilized in the structure will consist of the following: 1. Cal -slate concrete flat roof slate tile (grey -blue). 2. Metal roof trellis structures to screen the mechanical roof units with a matching metal roof trellis (dark blue -grey color) over exposed mini wood laminated beams utilized in various portions of the building. 3. Beige cement plaster walls used in the upper portion and light grey used on the lower portion (below 3'0"). 4. Round pale yellow wood columns will be utilized around the structure especially on the west elevation supporting the roof over the veranda area. This wood columns will also be utilized around the entry area on the east elevation. 5. Earthtone stone veneer will be utilized adjacent to the main entry area on the east elevation around each exterior door and on the west elevation along the lower barn cart level. This store is to be similar to that existing in surrounding area. 6. Wood windows trim with the color to be white. 7. Along the west elevation at tl-e veranda level there will be a low metal railing utilized between the wood columns. 8. A wood entry trellis will be provided over the main entry into the clubhouse. As viewed from the east or entry into the clubhouse the height of the structure will be approximately 26-feet. Due to the grading of the site, along the west elevation which is at the rear the height will appear to be approximately 38-feet. However, the highest point of the structure is actually setback and at the level of the clubhouse entry. If you review the north elevation on Sheet A-6.1, this can be seen. PCST.133 2 SIGNAGE: No signage for the clubhouse is indicated on either the site plan or elevations plans. The signage will need to be reviewed and approved at a later time. LANDSCAPING: The applicant has submitted a preliminary landscaping plan for the parking lot area and the area surrounding the clubhouse. The plant pallet consists of a variety of plants most of which are low water users. The plant material in general consists of a variety desert type and non -desert originated material. Lawn use is limited to the area adjacent to the perimeter road leading into the parking lot and adjacent to the front entry of the clubhouse. CIRCULATION AND PARKING ANALYSIS: The clubhouse facility has been designed with parking adjacent to the north, south, and east aides of the clubhouse. The main driveway aligns with the entrance road into the project (Schwabaker Road). Two other driveways are located to the north and south of this driveway and would provide full turn access to the main private collector road. A drop off valet area is provided :in front of the entry to the clubhouse. Although for golf carts and service vehicles, a service road does circulate around the west side of the clubhouse building. Pursuant to Municipal Code requirement, the following parking spaces are required: 18-hole golf course at 5 swells per hole = 90 spaces 3,623 square foot public area at 1 stall per 50 square feet (dining room/mixed grill, bar, lounge and foyer) = 72 spaces 804 square foot pro shop/retail at 1 stall per 250 square feet = 3 maces TOTAL REQUIRED SPACES = 165 spaces TOTAL PROPOSED PARKING STALLS = 148 stalls (includes 5 handicapped stalls and 1 van stall) PROPOSED OVERFLOW PARKING = 60 stalls PCST.133 3 The applicant has requested that rather than providing 165 paved parking spaces that he be allowed to have the 148 paved stalls with an area for overflow parking. This overflow parking which according to the applicant can accommodate up to 60 cars is located at the north end of the clubhouse site and has access through the parking lot. The applicant's landscaping plan has indicated that the overflow parking are would be primarily planted in lawn with trees and shrubs planted along the perimeter. Therefore„ the total amount of parking provided on the site will exceed the 165 spaces. However, it is expected that the overflow area will only be utilized when the parking lot becomes full. DESIGN REVIEW BOARD ACTION: The Design Review Board considered this request at their meeting of June 2, 1993. The Design Review Board felt that the overall design of the structure and landscaping were acceptable. The Board indicated they felt the architectural style of the building complied with the requirement for an architectural style which is "indigenous" to the surrounding canyon area. There was some discussion regarding the concrete slate roof material. Some of the Board members did feel that real slate should be utilized for the roof material. However, the Board did not require any modification of the roof material. The Design Review Board took action to recommend approval subject to their trash enclosure provisions being clarified as recommended by Staff. This item has been inserted as a condition of approval. ANA'LY5IS: The action of the Design Review Board indicates that they feel the project is acceptable. Staff had indicated in the Design Review Board Staff report that whether the architecture of the clubhouse is truly indigenous to the surrounding desert environment is subject to review. Staff feels that while the architecture is attractive, Staff still feels that the architecture is not when we envisioned when the original concept was presented. RECOMMENDATION: Based on the recommendation of the Design Review Board, the Planning Commission can approve this project, by adoption of Minute Motion 93- , subject to the attached conditions. Attachments: 1. Location map 2. Quarry parking scenario as presented by the applicant in letter dated May 21, 1993 3. P2xtial conceptual site plan showing general location of clubhouse area 4. Plan exhibits including floor plan, roof plan, elevation plans, section views, preliminary grading plan, and preliminary landscaping plans PCST.133 4 CONDITIONS OF APPROVAL - PROPOSED PLOT PLAN 93-501 - "THE QUARRY" WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) JUNE 22, 1993 GENERAL The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 93-501, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date (June 22, 1993); otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. A111 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. 4. The trash enclosure area shall be provided or identified which is in compliance with the requirements of the City and the local trash company. Plans for the trash enclosure shall be reviewed and approved by the Department of Planning and Development. 5. Handicap parking spaces and Facilities shall be provided per Municipal Code and State requirements. 6. The project shall comply with all existing off street parking requirements, including but not limited to 26-feet aisle widths. 7. 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 Desert Sands Unified School District o Imperial Irrigation District o Riverside County Health Department o Coachella Valley Water District CONAPRVL.090 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. 8. Final exterior colors shall be reviewed and approved by the Department of Planning and Development. 9. Final landscaping and irrigation plan shall be reviewed and approved by the Planning and Development Department, Riverside County Agricultural Commissioner, and the Coachella Valley Water District, prior to installation occurring. 10. A parking lot stripping plan shall be reviewed and approved by the Planning and Development Department. Said plan shall comply with Off -Street Parking Requirements and the requirements of the Engineering Department. 11. All applicable conditions of Conditional Use Permit 93-005, Parcel Map 27727, Tentative Tract 27728 shall be complied with. 12. If in the future, should the Planning and Development Department determine that the paved parking facilities are insufficient, the applicant/operator shall pave the overflow parking per City requirements to provide sufficient parking spaces. FIRE MARSHAL 13. Prior to issuance of building permit, applicant shall pay inspection fee to the City Fire Marshal for plan check. Cons -:ruction plans shall be in compliance with all requirements of the City Fire Marshal prior to issuance of a building permit. ENGINEERING DEPARTMENT: 14. The applicant shall submit plans to Engineering Department for review and approval prior to issuance of any permits (building, grading, etc.). CONAPRVI.. 09 0 T1 •t 1j QUIMS i 4 - -16 13 -+------- --- --- if - _ •� r 21 •'`�� s.l�.. wit - `U'+ � t• - - If y � �A J IL 2�9 t 2 f �� Lr- - = l ,pow .•7•�- i �.. r.. . w SITE , I=..( N9 , 79-1 _� -- ,I{, --- •� --- -- - 33 off' c V l L• '"•��'" ~ a " N $ ..o M1P The Qua rry '�MARTINEZ MTN-.CALIF EST Asset Asset Management • Development Services May 21, 1.993 Mr. Jerry Herman Planning Director City of La Quinta P.O. Box 1504 La Quinta, CA 92253 Dear Jerry: lu;: Quarry Parking Scenario as Presented with the Site :Preliminary Grading Plan The Quarry at La Quinta is a private membership club, playing an eighteen -hole Tom Fazio designed golf course. The development contains sixty-five custom :home sites. With this in mind, it was felt the! required clubhouse parking requirement for one -hundred sixty-five cars, is excessive. The parking plan at the clubhouse area, denotes one -hundred forty-eight stalls (including ADA requirements for five handicap stalls, plus one van stall). In addition to the proposed parking count, there is an adjacent grassy area north of the paved parking (approximately 27, 000 square feet) , that will be utilized. for overflow parking for approximately sixty cars should the need occur. With this overflow area and the fact that many homeowners will be driving their private golf carts from their homes to the clubhouse, we are requesting that the proposed. count of one -hundred forty-eight stalls be accepted as adequate: parking for the clubhouse. Parking calculations, as follows: 18-•hole golf course @ 5 stalls/hole = 90 3,623 sq. ft. public airea @ 1 stall (dining room/mixed grille, bar, lounge and foyer) = 72 804 sq. ft. pro shop/retail @ 1 stall/250 sq. ft. = 3 TOTAL JZEQUIRED = 165 Total Proposed Parking Stalls = 148 (Includes 5 HC stalls and 1 van) Proposed Plan provides access to Overflow Parking for 60 cars. Wvnchester Asset Management, Inc. California 92553.714/653-6982 •FAX 714/653-53(}8 0 22690 Cactus Avenue • Suite 150 • Moreno Valley, 0 41-865 Broadwalk • Suite 101 9Palm Desert, California 92260 . 619/340-3575 • FAX 619/346-9368 Mr.. Jerry Herman May 21, 1993 Page-2 we are requesting parking relief as noted above or interpretation of the parking requirements to allow one -hundred forty-eight stalls, especially in view of the fact that no evening dining will be featured at the clubhouse, only breakfast and lunch. very,Aptuly yours Craig Presi CD/rc BI 2 STAFF REPORT PLANNING COMMISSION BOARD MEETING DATE: JUNE 22, 1993 PROJECT: SIGN APPLICATION 93-197 APPLICANT: MR. SKIP BERG, DGI GRAPHICS CLIENT: JFK MEMORIAL HOSPITAL, MR. HARRIS F. KOENIG REQUEST: DEVIATION FROM THE MASTER SIGN PROGRAM FOR THE NEW JFK SIGN PROGRAM AT PLAZA TAMPICO (AMENDMENT #0. LOCATION: 78-150 CALLE TAMPICO (NORTHEAST CORNER OF DESERT CLUB DRIVE AT CALLE TAMPICO). BACKGROUND: The existing two story office/retail complex was approved in 1985. The existing site is developed with improvements which were made to the site during the development of Phase One of the property as required by Plot Plan 85-217 (Plaza Tampico). The westerly half of the site is vacant. The master plan approved for the site allows the ultimate development of 100,000 square feet. The six acre site is zoned C-V-N (Commercial Village "North"). APPROVED MASTER SIGN PROGRAM: The Master Sign Program for this site was approved by the City on April 25, 1989. The program was drafted by the Imperial Sign Company for the Plaza Tampico center. Excerpts from the program are attached. The existing program requires that any attached building sign shall not be internally illuminated (page 3 of 10) and the sign letters shall be made of 1/4" painted bronze aluminum letters with the company name. Presently, "JFK" has a plexi-glass sign with additional copy in individual letters on the building which was approved prior to the original adoption of the master sign program. APPLICANT'S REOUEST: The Applicant has requested new identification signs for the main tenant of the building (JFK Medical). The new program includes two new building signs. The new signs will be made of sandblasted wood (3" cedar) with painted copy. The colors are beige and brown. JFK would like to replace both of the existing building signs on the west and south elevations. No lighting is proposed. PCST.129 1 EXISTING SIGN ORDINANCE PROVISIONS: "General Retail Sales and Services, Business and Professional Offices, Eating and Drinking Establishments and Other Commercial Uses. Attached Signs. Each tenant within a multiple -tenant commercial complex may have one attached identification sign not to exceed one square foot of sign area per lineal foot of tenant space frontage along a street, or frontage along a common use parking lot where no direct street frontage is provided, not exceeding fifty square feet. Corner, end, or separate tenant spaces may split the allowable frontage sign area among two signs. EXISTING DOWNTOWN VILLAGE SPECIFIC PLAN: The Downtown Village Specific Plan (87-009) was approved in 1988. The plan covered approximately 100 acres and includes this property. The specific plan addressed many topics and included development guidelines for on and off -site signs. These guidelines are attached. However, the C-V-N Zone code also states: "Signs in the North Subzone shall focus on commercial centers or complex identification, oriented to views from automobile traffic. Internal site signage shall be scaled appropriately to its purpose and function. Building identification shall be oriented to parking lot access. Uses within buildings shall be provided with pedestrian directories. It is not intended that all occupants of the C-V-N Subzone have equal signage exposure to the public right-of-way. All signs shall comply with Chapter 9.212, Sign Regulations, except that more restrictive provisions of the design standards for the Village shall apply." DESIGN REVIEW BOARD REVIEW: The Design Review Board evaluated the request of the applicant on three separate occasions. However, the initial applications were different from the present request. The initial request included illuminated cabinet signs on the building and a new freestanding sign for Calle Tampico. The freestanding sign was 12-foot high and 42 square feet. The Design Review Board recommended denial of the request because it was not consistent with the Village Specific Plan. On June 2, 1993, the Design Review Board examined the current submittal request (excluding the southerly building sign) plus a request for an externally illuminated wood freestanding identification sign. The Design Review Board recommended approval of the westerly building sign, but they did not believe the revised freestanding sign was appropriate. The Board voted to continue the discussion on the freestanding sign until the sign contractor had time to revise the proposal to conform to the characteristics of the Village Specific Plan. The Design Review Board also stated they were not opposed to the signs being externally illuminated, subject to Staff's review. PCST.129 2 On June 11, 1993, Mr. Skip Berg stated that JFK was withdrawing their request to build a new freestanding sign but that they would like to continue processing their building signage request. Mr. Berg also asked that the Planning Commission consider a new sandblasted wood building sign on the south elevation facing Calle Tampico. ANALYSIS: The Applicant has requested a deviation from standards of the 1989 Master Sign Program. The new sandblasted signs will replace the existing building mounted signs on the westerly and southerly sides of the building. The new signs measure 3' X 14' and are located on the first floor level of the two story structure (see the attached plans). The signs will be consistent with the architectural features of the building if allowed. CONCLUSION: In conclusion, Staff supports the Applicant's request based on the adopted sign program for this site, and the Sign Ordinance requirements. The sign(s) style and type is consistent with the Downtown Village Specific Plan Guidelines. RECOMMENDATION: By Minute Motion 93- Staff would recommend approval of the current proposal subject to the attached conditions. Attachments: 1. Site map 2. Site plan 3. Sign Exhibits 4. Excerpts from the adopted Village Specific Plan 5. Master Sign Program (excerpts) 6. Conditions of Approval PCST.129 iw O z i i v Ir A A u N. A •O A s u o i o >F a ,a k s a /DyQ' H .o g a ilt _ e o MCAT" rnto r - I I I. .f B'bli r•r'p.r I l l l• I 1 _3• V7VNt1lIV(k) 7"V,3 Qr . •~ J t j �. y r w. O $ y---U.1m ` 6 1 ...coVA _ U Avill u 1 $VR� VCDMV ......... a s•wr••rr••.�.. rrw•rio.sm� ' 1 u r •i••rw•.w+� ' ' •�. ••• ®r .� OVVVAVN VQMMV � i+r+ :t3 i f� . / � `.' � r r 3+ 3-' 3• i'T!a�a+.•r�-1 �-r�ir• + r H VflN3AV ' Trio ""'� rp3►d3AV TT-- --- T�____ '�� i. : I i • � � w � _ w .�� � � a+u•ir•sr' itu'i-+ar'i �-`v'v'*r- I low v} u �rL +t�?�r �'a ++- ••w� 13NUA W 16 � • • UHVi1lM VO3N3AV r T • C p7t s/ I , Tt ODSV"M VODMV �.LW.1Al1 3 ��- V ,j S.- 0 ""1 Z 11 Lit U Polk li � 1.11.U_�11 LL11 u � C � � �fd`IT17T(111�r�` anLad gnLO ;aasap C O �4 O •r � 4-3 (I1 co r-- U N O J ice-) O) O •r N N v N _ a)� U S.- 4-3 O � E N O) +' � U •r � 4-3 'r7 N •r s- X W In 45195f N CATION OW \NEST EL-Ev. c At. 1,+,-0" - SAN 0 r3LA6-r F, D '5161.N ,2 w �5 - �_.l 1L Ld S ` i s e � 1 a � c �E o B g e > � o ri r� 4 Excerpt from the Village Specific Plan .5.1 Bur.ding Signs Every sign shall have good scale and proportion in its design and in its visual relationship to buildings and surroundings. Every sign shall be designed as an integral architecturaelement of the building and site to which it principally relates. The colors, materials. and lighting of every sign shall be restrained and harmonious with the building and site to which it principally relates. Signs on glazed tie with indirect lighting are to be encou•aged. Back Iit (box or can) signs are to be discouraged, directly illuminated signs shall be limited to individual lettars. Exposed bulb or garish neon lighting is prohibited. The number of graphic elements on a sign shall be held to the minimum needed tc convey the sign's major message and shall be composed in proportion to the area of the sign face. Accessory signs shall be given the same careful consideration of approval as that given for main signs. Each sign shall be compatible with signs on adjoining premises and shall not compete for attention. Identification signs of a prototype design and corporation logos shall conform to the criteria for all other signs. agSM EOUTIQUE RESTAURANT =AM * (=NK 4.8.7 Signs Good signage is very important. Control over on private property will be handled throug City's sign ordinance and by the adc standards contained in this Specific Plan. But is a whole array of signs that the City itself responsible for, which include directional street signs, traffic signs and Informational The signs used in the Village should differ signs used elsewhere in the City. This will t reinforce the uniqueness of the Village. signs should have a special design that reflec character of the Village itself. ideally there be a special logo for the Village which will app ail Village related signs. Directional signs to the Village should be pla or near the main highway entrances to the particularly Highway llt, Washington Street Jefferson Street. Since the Village Is not loca one of the major arterials in the Coachella people must be informed on how to get there. the significance of the directional signs. directional signs should be Incorporated with directional signing, in order to reduce proliferation. pG 3 Sit.N 'RagR.AM 1 :ocatec within the ;, Fie. REui Ln i J�.'• • • :. rNL�.vn� _ �a si gr.s, D vr: Enter. or One way. signs. �rSc.=,VEr PARKING ONLY Signs: To 5e located at "P" locations o e „F,�®TMateo v 7"x 14" double :aced sign with PLAN" . Approx i �:. _r^•,,nd % and a -wn t00%f Signs :c. be insta;led on b f steel ,7Cstss. SIGN FCUP VP (vlsit:r Parking) VISITOR G'ARh ING Signs: Aporeximately 18ox2d,fe'^9iei;OrsdtoiS ur•e located a•1. F'aza Taino:co er-trances orooer oarking areas. SIGN GROUP S TENANT Signs: Exterior mounted signage approval needed). FAbRICATICN AND INSTALLATION: (Tenant Signs) (City permit and Land' In general. Imperial Sign Company has written the sign progra and is familiar with Landlord and City requirements. All exterior signage is to comply with City of La Auinta's Sign a Building Codes in conjunction with La Guinta Medical Plaza people. Exterior signage is not to exceed one square foot of sign are per lineal ',foot of frontage, or for a total of 50 square fee MATERIALS% painted bronze aluminum letters for company name. Pictc 1/q" p e of substra( type Logos say be constructed from different type if need be. ILLUMINATICN/NON-ILLUMINATICN: Tenant maY illuminate signage 'ndirectlY with fluorescent rai ichten9, with a low profile fixture to blend with building t. pG Iio f . - �or.o thin are oerm:tted S long as ces. aover :: So nq servi :,c: e.::eede:. square footage is coov N;:: of medium oronze color. tenants will oe pole to use :heir corporate colors within their pictorial type logos i'r F E 'r c ,11tiL '-. taF<acTER HE:chT: n nt ,„�;; be free to use their corporate type style. as ;�ng 'e a i s ar not detract from the overall look of the structure. n for company name not to exceed 14" . Pi ctor i a Character ,ti2ig t Lc -go ray be proportional 1 Y larger. ADDITIONAL NOTES: All type styles Pictorial type logos and cna eis gstill located on Landlord and City approval. All tenant siq 9 submitted "P1 oL Plan" and is 1 abel 1 ed 'S". Theproposed individual painted bronze aeon eer levationS "ill eprint.stud nted into plaster, at designated are EXHIBIT Y 0 _CASE 140.4 s J 11 E y 'o1 01 s 3 19i I Pb S a` 1 I it i � I oog1y1 311 1 1 I � � t 1 I I 1-----•— �on1iV TL Z d# i eG 40 ::s.,..,,...:...------7 C i �i Po. � it CV= l�off ►i 4 i1►ti!' F• W i M' L r I 1 t vl• r /C, 9 CONDITIONS OF APPROVAL SIGN APPLICATION 93-197 - JFK MEMORIAL HOSPITAL AMENDMENT #1 (MASTER SIGN PROGRAM) JUNE 22, 1993 1. That the signs shall conform substantially with the attached exhibits (Exhibits "'A" and "B") except as specifically modified by any of the following conditions. 2. 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. 3. If exterior lighting is proposed, the lighting shall be approved by the Planning and Development Department to assure that light glare is not produced. Fluorescent rack lighting or hooded (ornamental) incandescent will be allowed provided the provisions of the Dark Sky Ordinance are met. 4. A building permit shall be required to install the sign on the building or to install lighting for the signs once installed. 5. Sandblasted signs (3" wood cedar or redwood) shall be permitted at the project site in addition to the individual bronze aluminum letters previously permitted in the 1989 Master Sign Program. CONAPRVL.087 BI 3 DATE: CASE: APPLICANT: REQUEST: LOCATION: BACKGROUND: STAFF REPORT PLANNING COMMISSION JUNE 22, 1993 SIGN APPLICATION 93-215; LAGUNA DE LA PAZ ROGER SNELLENBERGER (ROGER SNELLENBERGER & ASSOCIATES) SIGN ADJUSTMENT TO ALLOW A PERMANENT WALL SIGN ON WASHINGTON STREET, NORTH OF EISENHOWER DRIVE. NORTHWEST CORNER OF WASHINGTON STREET AND EISENHOWER DRIVE (1,600+ FEET NORTH OF EISENHOWER DRIVE) Mr. Roger Snellenberger is the current developer of the existing Laguna De La Paz development. In May, the Applicant submitted a request to staff to install a new permanent sign on the northern property line wall on Washington Street for the Laguna De La Paz condominium project. The sign would be located so that it faces south bound traffic. The sign is generally located at Washington Street and 48th Avenue, westerly of the existing intersection. The signage request is not permitted unless an adjustment is allowed by the Planning Commission. PROJECT BACKGROUND: In 1979, the County of Riverside approved Tract 13640, Conditional Use Permit 2262 and Variance 1370 which allowed 396 condominium units on 100+ acres. In 1980, the site was rough graded and Phase 1, 2, & 3 were recorded. The City of La Quinta issued the first building permits for the project in 1981. The tentative tract map approval expired in August, 1984. A new tract map (20052) was filed on the site in 1984 for the remaining unrecorded property or 336 units on 70+ acres. The additional phases of the tract were recorded in 1984, and at the present time there are 220- units built within the first few phases of the project. No new units have been built in the last few years. Mr. Snellenberger's company purchased the remaining 40+ acres of the project in 1993, and consturction has started on 30+ units. APPLICANT'S REQUEST: The Applicant would like to aff:,x individual plastic letters on the existing five foot high slumpstone wall along the northern property line. The existing wall is painted white and is approximately 12 feet from Washington Street. The letters would be two feet high for the word "Laguna" and one foot high for the other portion of the sign. The letters will be painted teal to match the existing entryway sign for the project on Eisenhower Drive, west of Washington Street. STAFFRPT . 011 EXISTING SIGN CODE PROVISIONS: The Applicant was informed that his sign could not be approved by staff because the present Sign Ordinance states: "Each development is permitted a sign which identifies the development name at major entrances determined during project review. The identification sign (s) may have a maximum sign area of thirty-two square feet and a height of eight feet. Illumination is not permitted." The proposed location does not qualify as an entrance into the development. The Applicant was informed that if a temporary sign (+6 months to one year) were proposed ( Special Advertising) the City Council could review the request, or if a permanent sign was necessary, an adjustment to the Sign Ordinance would be required pursuant to Section 9.212.030 F of the Municipal Code. The Applicant would like a permanent sign for his project and for the existing development. ADJUSTMENT PROVISIONS: The Planning Commission can consider the Applicant's request for an alternative location to their future entry on Eisenhower Drive as noted in the Sign Adjustment guidelines. The provisions for an adjustment are: 1. Not applicable. 2. Additional number, to compensate for inadequate visibility, or to facilitate good design balance. 3. Alternate Locations: "a. On -site. To transfer area from one wall to another wall or to a freestanding sign upon the finding that such alternative location is necessary to overcome a disadvantage caused by unfavorable orientation of the front wall to the street or parking lot or an exceptional setback; b. Lots Not Fronting on a Street. To permit the placement of a sign on an access easement to a lot not having street frontage, at a point where viewable from the adjoining public street. In addition to any other requirements, the applicant shall submit evidence of the legal right to establish and maintain a sign within the access easement; c. Additionally, alternative on -site locations may be granted in order to further the intent and purposes of this chapter or where normal placement would conflict with the architectural design of a structure." HOMEOWNERS' ASSOCIATION APPROVAL: A letter from the Applicant's Homeowners' Association is attached. The Laguna De La Paz Association has approved Mr. Snellenberger's request. STAFFRPT . 011 2 STAFF COMMENTS: During the initial review of the request, staff was more inclined to have the Applicant apply for a temporary sign at this site versus a permanent sign so as not to establish a precedence with this type of request. However, we have the following options for the request: 1. Temporary Sign: The Planning Commission could elect to approve the request on a temporary basis during the current on -site construction activities to assist the developer in his marketing program. It is staff's understanding that the developer has purchased 40 acres and currently there are 30+ units under construction at the site. The Planning Commission might want to allow the sign for one or two years. 2. Permanent Sign: The Planning Commission could permit the sign on Washington Street if the Applicant and/or the Homeowner's Association realize that another sign would not be allowed at the westerly entrance to the complex in .front of the new phase of construction. The Sign Ordinance permits a transfer provided a disadvantage exists to the placement of the sign. The Applicant's disadvantage is the project has two main entrances on Eisenhower Drive and no access points for the property on Washington Street. If the County of Riverside would have allowed a driveway on Washington Street, the Applicant could have applied for a permanent sign on this street. But since the access point was discouraged because Washington Street is a planned major arterial street, the City's Sign Ordinance precludes a sign on Washington Street. Most cities usually permit a project identification sign on each street frontage similar to the way the City's Sign Ordinance is written for commercial businesses. Thereby the development is not penalized for accommodating the City's need to increase traffic flow on Washington Street. 3. Denial: The Planning Commission could deny the request based on the City's current requirements irregardless of the Sign Adjustment parameters. CONCLUSION: Staff supports the Applicant's desire to place a sign on Washington Street to identify the project during the on -site construction of the additional condominium units. However, whether or not the sign should be temporary or permanent is the key question for this submittal. Staff would prefer that the sign not be installed for a period of time greater than two years based on the Applicant's request. Our reason is that we believe a higher quality type freestanding sign is warranted if the sign is to be permanent. We believe a freestanding monument sign with decorative planter would be more appropriate instead of the wall mounted proposal submitted by the developer. Washington Street is an image corridor and all buildings and/or signs need to reflect an integrated architectural character. Staff would also recommend that the beight of the letters be reduced in size from by six inches to be in scale with the existing five foot high perimeter wall and because the sign will be highly visible since it is only 12+ feet from the existing street. STAFFRPT . 011 3 ]FINDINGS TO SUPPORT THE REQUEST: 1. The sign location is at an existing T-intersection (Washington Street and 48th Avenue) which could be considered an "entry" or focal point for the Laguna De La Paz development. 2. The optional sign location on Washington Street is more appropriate than a possible second sign on Eisenhower Drive at the westerly entrance to the project because the sign would not be highly visible nor necessary since the main entrance (700 feet from Washington Street) includes the guard gate, fountain, and other architectural amenities. 3. No health or safety hazards would occur if the sign was permitted. RECOMMENDATION: That the Planning Commission permit the painted plastic letters on the existing five foot high wall as submitted by the developer provided the sign is removed within two years and the height of the letters are reduced by six inches . Attachments: 1. Site Plan 2. Sign Exhibit 3. Letter from Mr. Snellenberger 4. Letter from Laguna De La Paz Homeowner's Association STAFFRPT . 011 4 M ME LO i2i N N ;3 J O S- I � t\l S + r� a P co U N ro J W > u C--) LLB 4t ROGER SNELLENBERGER & ASSOC., INC. LAND DEVELOPMENT May 28, 1993 Mr. Greg Trousdell City Planning Commission City of La Quinta La Quinta, CA 92253 55-695 PEBBLE BEACH LA QUINTA, CA 92253 (619)777-7766 RE: Permanent Sign on the Northern Property Line Wall at Washington Street Dear Mr. Trousdell: We would like to submit to the City Council for their consideration to get the above referenced sign application for a permanent sign approved on the Northern property line wall at Washington Street. Sign Ordinance 9.212.030 allows for certain adjustments. We would respectfully request that although the proposed sign is not at the main entrance to the Project, there is no visual sign showing or letting people know where the property actually is when driving down Washington Street. The Board of Directors at Laguna De La Paz has approved the sign plan as visitors will be able to more readily find the project. Also there is no sign at the second entrance on Eisenhower and to our knowledge will not be one at this entrance, so this could be a replacement location. Thank you for your consideration. Sincerely, ROGER SNELLENBERGER & ASSOC. Rog r Snellenberger President INC.':; JUN p f 1993 P 17 May 1993 Roger Snellenberger, Developer Laguna De La Paz La Quinta, CA 92253 Mr. Snellenberger: The Laguna De La Paz Homeowners Association has approved your request to mount a block letter (individual letters) sign on the exterior wall at the north east corner of the prcperty facing south bound Washington traffic. Said letters "LAGUNA" to be approximately two feet in height and "DE LA PAZ" to be approximately one foot in height per the sketch as submitted to the Board. All letters to be of the same color as the signs on the walls at the entrance of the complex..... teal. Sincerely, Q \� Ron Perkins, President Laguna De La Paz HOA A STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 22, 1993 CASTE NO.: PLOT PLAN 92-460, EXTENSION OF TIME #2 APPLICANT: SHELL OIL COMPANY ARCHITECT: URRUTIA ARCHITECTS REQUEST: APPROVAL OF A ONE YEAR TIME EXTENSION FOR A PLOT PLAN WHICH ALLOWS CONSTRUCTION AND OPERATION OF A SERVICE STATION AND CAR WASH. LOCATION: NORTHWEST CORNER OF HIGHWAY I I I AND ADAMS STREET WITHIN THE 111 LA QUINTA CENTER. ENVIRONMENTAL CONSIDERATION: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (EA 89-150) WAS APPROVED FOR THE OVERALL 111 LA QUINTA CENTER BY THE CITY COUNCIL AT THEIR MEETING OF APRIL 17, 1990. THEREFORE, NO FURTHER ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. BACKGROUND: This :plot plan request was approved for a one year extension by the Planning Commission on May 14, 1991, and accepted by the City Council on May 21, 1991. The plan provides for a six pump gasoline service station and self service drive-thru car wash. Additionally, there will be a small i-nini-market/office provided (see attached reduced plans). The Planning Commission at their meeting of May 26, 1992, granted a one year extension of time for the plot plan, subject to revised Conditions of Approval (see attached conditions). The Applicant has prepared final working drawings and landscaping plans for the project. However, they have previously indicated that due to budgetary constraints it appears that it will be necessary to delay actual construction till 1993. Therefore, the Applicant has asked for an additional one year time extension for this approval. COMMENT: The Fire ]Marshal has indicated that current code and Fire Department policies will be used for plan checking both the buildings and the underground tanks. The Engineering Department has requested that Condition #13 be modified by adding the following paragraph: PCST.060 1 "The applicant shall provide a fuel/water separator (1,000 gallon minimum fuel capacity) or other approved devise, to intercept and retain fuel spills on site." CONCLUSION: Staff feels the request is acceptable ccnsidering the state of the economy and would recommend that an additional one year extension be allowed. Should this service station not be constructed immediately, it will not be detrimental to the overall design and operation of the shopping center. RECOMMENDATION: By Minute Motion 93- approve a one year extension of time for Plot Plan 91-460 subject to theexisting conditions. Attachments: 1. Letter of request dated April 3, 1992. 2. Reduced plan exhibits. 3. Conditions of Approval. PCST.060 2 VIA FAX (619) 564-5617 AND FEDERAL EXPRESS May 14, 1993 15 a-' --{:eto Shell Oil Company Los Angeles East Retail 3281 E Guasti Road Ste 480 Ontario CA 91761 City of La Quinta 78-105 Calle Estado Ira Quinta, CA 92253 Re: Plot Plan 91 460, Additional Time Extension Attn: Mr. Jerry Herman Planning Director Dear Mr. Herman: Mis is to request a one (1) year time extension to Plot Plan 91-460 which expires today, 5-14-93. Attached is a check for the time extension fee requirement. Very truly yours, I►. R. Lucien Real Estate Representative wr '4yt- er cr •' MILES I &A CP I R�3 R-I C r W-1 R-3-2.0�0 •�-s C - P - S ..•a SITE o, op W, j R•2 ` H -c' ` , �•R-tof r i c'P's s a � t O 48 TH t CASE MAP CAW W PP 91-460 SHELL OIL CO. #ESTWAR4 R 1 pt .. W-1 .• �- �� Mid �, "jx �_; t �.. -�w - w• 1 1 1 s 1 1. ��CMi`r�n ITRR`IRR; .�tttff 11 _ URRUnA l f� t t 1 CO IN n a o 15 6 o q t t t a t n { i 1 t i t t tt O t LI { t { t 1 1 o a o �- frrr• fv 1 1 O F* Q► each®� Ia Q.W. far' tmnA C+A 0020a r 1R M � O.A I . URRIMAFMMM *. rylprf scar awaw ar E fI I l � FIR�"r'w'• URRUTIA r u.ma Li k �llj{+11 lilt {�{+{+j{ti►11�9i,+{;1 {Rl�i��ijr U p+i CdMr ..... ,ao.acan it !� j i lilt d URRUTIA i tltlSa;�lll I p .W O.ot Ggia r E�u% 1995 -,----- Coumv FlIAE D.EPARTIAEgr FROM: TRANSMITTAL MEM( CITY MANAGER PARKS DEPARTMENT X. BUILDING & SAFETY CODE ENFORCEMENT FIRE MARSHAL SUBJECr. 0"I A LeASE: _& CITY ENGINEER PUBLIC WORKS DIRECTOR A JERRY HERMAN PLANNING & DEVELOPMENT DEPARTMENT - Stan Sawa .JLIM PROJECT REVIEW PLEASE REVIEW COMMENTS YOU ATTACKED ITEM .4G® 0 Wl JUN 1 1993 ,TV Ci' t_;, , L is rA - OIL&. 1/- W r-T W a .,A r-1 ID PROVIDE A r-j IV MAY c3x T " E 13 v COMMENTS: THE FIRE DEPARTMENT HAS NO OBJECTION TO THE ONE YEAR EXTENSION. HOWEVER, CURRENT CODES AND FIRE DEPARTMENT POLTMES WILL BE USED FOR PLAN CHECKING BOTH THE BUILDING! AND THE UNDERGROUND FUEL TANKS. 06-/0-7-3 MEMORANDUM TO: Planning & Development Department FROM: Engineering Departni6 % �— DATE: June 14, 1993 SUBJECT: Time Extension for Plot Plan 91-460 - Shell Oil Co. Engineering requests the following addition to the Conditions of Approval for the subject development: Add the following paragraph to Condition No. 13: fb The Applicant shall provide a fuel/water separator (1,000-gal. minimum fuel capacity) or other approved device, to intercept and retain fuel spills on site. F�FJUN 1115 1993 LMR•�IYYfQ� W CITY 4F lA GUINTA PLANNNG DEPARTMENT 1993 C'Ty OF LA 4UINTA CONDITIONS OF APPROVAL - PROPOSED PLOT PLAN 91-460 - SHELL OIL COMPANY JUNE 22, 1993 * Added by City Council May 21, 1991 ** Added by Planning Commission May 26, 1992 *** Amended by Planning Commission June 22, 1993 PLANNING & DEVELOPMENT DEPARTMENT: 1. The development of the site shall generally be in conformance with the exhibits contained in the file PP 91-460, unless otherwise amended by the following conditions. 2. *** The approved plot plan shall be used within one year of the Planning Commission approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is allowed by this approval, not including grading, which is begun within the one year period and thereafter diligently pursued to completion. Approval of this plot plan shall expire on May 14, 1994. 3. All applicable conditions of Specific Plan 89-014, Plot Plan 90-434, and Parcel Map 25865 shall be complied with as required. 4. An exterior lighting plan for parking area and building shall be approved by the Planning and Development Department prior to issuance of a building permit. Lighting fixtures shall be compatible with those used in balance of center. Lighting fixtures shall be shielded to eliminate glare onto adjacent streets. CITY FIRE MARSHAL: 5. Provide or show there exists a water system capable of delivering 1500 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 6. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2-1/2" X 2-1 /2") located not less than 25 feet nor more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. 7. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 40BC in rating. Contact certified extinguisher company for proper placement of equipment. 8. Applicant/developer shall be responsible for obtaining underground tank permits from both the County Health and Fire Departments. CONAPRVI� . 011 1 Conditions of Approval Plot Plan 91-460 June 22, 1993 9. Approved building numbers or address shall be placed in such a position as to be plainly visible and legible from the street. Said numbers shall contrast with their background. ENGINEERING DEPARTMENT: 10. The Applicant shall dedicate public street right-of-way and utility easements in conformance with Caltrans' and City requirements. Caltrans will not know the precise right-of-way requirement until construction drawings have been prepared for the Highway 111 widening project as preliminarily laid out in the Project Study Report/Project Report approved on 3/14/91. The Applicant shall enter into an agreement with the City to provide adjustments of the Highway 111 and Adams Street right-of-way boundary not to exceed five (5) feet prior to issuance of building or grading permits. 11. The site grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a site grading permit. The site shall be graded in accordance with the approved grading plan prepared for Specific Plan 89-014 unless otherwise approved by the City Engineer. 12. The Applicant shall obtain a Caltrans encroachment permit for the driveway, landscape and all other improvements that are located in the State highway right-of-way. The Applicant's engineer should meet with Caltrans District 11 personnel prior to preparing any drawings. 13. All storm water and nuisance water run-off produced on site shall be *** discharged in accordance with the approved drainage plan prepared for Specific Plan 89- 014 unless otherwise approved by the City Engineer. The applicant shall provide a fuel/water separator (1,000 gallon minimum fuel capacity) or other approved devise, to intercept and retain fuel spills on site. 14. All off -site improvements adjacent to the site and the site grading shall conform to approved improvement plans :prepared pursuant to Specific Plan 89-014. 15. The Adams Street improvements adjacent to the site shall be installed prior to opening the service station for business. 16. The Applicant shall retain a California registered civil engineer, or designate one who is on the Applicant's staff, to exercise sufficient supervision and quality control during construction of the site grading and improvements to insure compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant and charged with the compliance responsibility shall make the following certifications upon completion of construction: CONAPRVT, . 011 Conditions of Approval Plot Plan 91-460 June 22, 1993 a. All grading and improvements were properly monitored by qualified personnel during construction for compliance with the plans, specifications, applicable codes, and ordinances and thereby certify the grading to be in full compliance with those documents. b. The finished building pad elevations conform with the approved grading plans. 17. The access to the site shall occur only at locations approved for Specific Plan 89-014. 18. The median island on Highway 111 shall have no opening in it to permit vehicular left turn movements into or out of the shopping center driveway that provides access to this site on the westerly side. 19. The Applicant shall construct an 8 foot wide meandering bike path in the northerly parkway and landscaped setback lot along Highway 111 in -lieu of the standard 6 foot wide sidewalk. 20. The Applicant shall provide a blank easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. 21. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. 22. Applicant shall install a raised landscaped traffic island in the westerly access intersection. The shape and location of the island shall be approved by the City Engineer. The Applicant shall provide a 1" = 10' drawing of the access routes to and from the site which show the turning radii of the tanker trucks that will service the station. 23. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent to the proposed site or on -site, shall be installed in underground facilities. 24. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by the Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 25. The Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. CONAPRVL.011 3 Conditions of Approval Plot Plan 91-460 June 22, 1993 DESIGN REVIEW BOARD: 26. Additional landscaping materials appropriate to screen the car wash entry and exit shall be provided on the landscape plan. Final acceptance of the screening shall be subject to field inspection at the time of completion of the work. Additional landscaping may be required at that time. 27. The color of the building may be a darker stucco color which is approved for the shopping center. 28. Trash enclosure shall match exterior of building. 29. Sign program shall be submitted for approval by the Design Review Board prior to issuance of a building permit. Any required sign adjustments for number, location, or size of signs shall be approved by the City prior to approval of sign program by the Design Review Board. 30. Landscaping plan approved for site shall be reviewed and accepted by shopping center owner. Concept along perimeter shall be extended along entire length of Highway 111, Adams Street, and Washington Street. 31. The screen wall along Adams Street shall be extended to drip line or end of branches for the closest Sonoran Palo Verde, as approved by the City. Height and length of screen wall along Highway 111 shall be determined when a final grading plan and landscaping plan is available to ensure that the pump island area is screened from view of traffic on Highway 111. 32. * Location of trash enclosure and furthest parking space to southwest shall be reversed. MISCELLANEOUS 33.** If the developer of this project requests the inclusion of art work on or adjacent to this shopping center, Shell Oil Company and/or station operator will cooperate and participate in the placing of said art piece. CONAPRVL.011 4 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California June 8, 1993 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:07 P.M. by Chairwoman Barrows who led the flag salute. II. ]ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Mosher, Ellson, Marrs, Adolph, and Chairwoman Barrows. B. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, and Department Secretary Betty Anthony. III. PUBLIC HEARINGS A. Tentative Tract 26853; a request of A & H Desert Properties '90 for a first extension of time. 1. Associate Planner Leslie Mouriquand-Cherry presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Following questions of Staff regarding the location of the project and the surrounding projects, Chairwoman Barrows opened the public hearing. There being no one wishing to speak, Chairwoman Barrows closed the public hearing. 3. Commissioners Mosher/Marrs moved to adopt Planning Commission Resolution 93-022 recommending to the City Council approval of a first one year time extension for Tentative Tract 26853, subject to conditions. PC6-8 1 Planning Commission Minutes June 8, 1993 ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAINING: None. B. SR Adjustment 93-007; a request of LQC, Inc. to deviate from the existing provisions of the SR Zoning Code which does not allow more than five unsold homes to be under construction by a single applicant at one time. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. There being no questions of Staff, Chairwoman Barrows opened the public hearing. Mr. Randy Wessman, applicant, stated he supported Staffs recommendations. 3. Commissioner Adolph asked Mr. Wessman what the price range would be on the homes. Mr. Wessman stated $125,000 and lower. Commissioner Adolph asked Mr. Wessman if he felt he would be able to sell the houses in a reasonable amount of time to avoid the problem of unsold houses sitting vacant in La Quinta. Mr. Wessman stated he felt he could. Commissioner Adolph asked if the houses would be maintained until sold. Mr. Wessman stated they would be. 4. There being no further public comment, Chairwoman Barrows closed the public hearing. 5. Commissioners Ellson/Adolph moved to adopt Minute Motion 93-025 to approve SR Adjustment 93-007, subject to the attached conditions. Unanimously approved. C. Conditional Use Permit 93-007; a request of McDonalds Corporation for approval to allow construction and operation of a fast food restaurant with a drive-thru lane. 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. PC6-8 2 Planning Commission Minutes June 8, 1993 2. Commissioner Adolph asked Staff if the applicant was required to submit a special request for larger signs. Staff stated they were. 3. Chairwoman Barrows asked Staff what the size of the signs were in comparison to each other. Discussion followed regarding the signage. 4. Commissioner Ellson asked Staff if one sign style was more compatible with the Center than the other. Staff stated the block would probably be more compatible but the Commission had approved different sign styles for other national chain stores in the Center. 5. Chairwoman Barrows opened the public hearing. Mr. Rob Jenkins, representing the applicant, spoke regarding the project. 6. Commissioner Ellson asked Mr. Jenkins to explain what the grey area was on the plot plan. Mr. Jenkins stated this was the concrete surface for the trash enclosure. Commissioner Ellson then questioned where the sidewalk on the east side went to. Mr. Jenkins stated it went over to the additional parking. Commissioner Ellson questioned the parking on the north side of the building. Her concern was that the cars backing out would be backing directly into through traffic. Mr. Jenkins pointed out this was the same parking as was throughout the Center. 7. Commissioner Ellson questioned the handrail on the north elevation extending out so far. Mr. Jenkins stated this was to keep children from darting out into traffic. Commissioner Ellson asked if a bicycle rack would be provided. Mr. Jenkins stated there were plans to have one. Commissioner Ellson asked if there was an exit from the play structure to the outside. Mr. Jenkins stated there was. 8. Commissioner Ellson asked the applicant if it was possible to move the play structure to the east side of the building. Mr. Jenkins stated they had considered this but the building did not lay out correctly. There was not enough room.. 9. Chairwoman Barrows asked the applicant about the location of the playground trellis. Mr. Jenkins explained the location. Chairwoman Barrows stated there needed to be more screening of the play structure from Highway 111. Mr. Jenkins stated they were trying to compete with Carl's Jr. and suggested using a more muted color for the play structure to help cut down on the visibility. Discussion followed regarding available colors. PC6-8 3 Planning Commission Minutes June 8, 1993 10. Commissioner Marrs asked if the play structure was ventilated. Mr. Jenkins stated it was. 11. Commissioner Adolph asked if the applicant planned on flying the McDonalds flzg. He concern was that this was additional signage and he would not approve this. He asked that Staff stipulate in the Conditions of Approval that no McDonalds flag be allowed. Staff noted that this condition was included in the Conditions of Approval. 12. Commissioner Adolph questioned the artistry of the elevation drawings as they did not show the sign pilasters at the ends as they would appear. He stated he concern that the pilasters were not connected to the roof and appeared as billboards. He felt they needed to be connected to the building. Lengthy discussion followed regarding the sign pilasters. 13. Commissioner Mosher asked the applicant if this script type of sign had been utilized anywhere. Mr. Jenkins stated this was the first time the script sign would be used on the west coast. 14. Chairwoman Barrows stated that the landscaping plans show the use of Purple Fountain grass and she would like to see this replaced. Mr. Jenkins stated that Staff had already pointed this out and it had been changed. Chairwoman Barrows also stated she would like to see the wall signs smaller in size. Mr. Jenkins stated he had no problem with bringing the signs down to the 50 square foot allowable size. 15. Commissioner Ellson asked what the height of Carl's Jr. was. Staff stated they were about the same. Discussion followed regarding building heights and the sign pilasters. 16. Commissioner Adolph again reiterated that the roof needed to be tied into the tower structures. Discussion followed regarding possible alternatives. 17. Commissioner Ellson stated her concern that the signs were freestanding signs that were not attached to the building. 18. Commissioner Mosher asked if the sign facade was a load bearing wall. Mr. Jenkins stated it was not. 19. Commissioner Marrs asked that the applicant lower the tower structures. Mr. Jenkins stated his objection as he felt it would change the architectural look. He further stated that he would use earth tones with accents for the play structure and would consider lowering the tower structures two feet. PC6-8 4 Planning Commission Minutes June 8, 1993 20. There being no further public comment, Chairwoman Barrows closed the public hearing. 21. Commissioner Ellson expressed her concern for the traffic circulation and safety. Mr. Colin Macken asked if he could address this problem. He stated the parking problem exists throughout the Center and as of yet there had been no problems. 22. Commissioner Adolph stated he would like to see the turning radius at the northern corner of the project modified. 23. Commissioner Mosher stated he felt there were four problems the Commission needed to resolve. a. A bicycle rack b. Reduce the tower two feet C. The play structure should be recolored with earth tones and one accent color d. The problem with the turning radius on the northerly side. Following discussion among the Commissioners the following conditions were added. a. The playland structure and screening shall be of neutral earth tones, similar to those used in the shopping center (with one accent color permitted). Exact colors are to be submitted to the Department of Planning and Development for review. b. Bicycle racks shall be provided for the restaurant. The exact location of the bicycle racks are to be reviewed by the Department of Planning and Development. C. The identification signage utilized on the stucco towers shall be reduced so that the total signage per wall does not exceed 50 square feet. d. The applicant shall review the traffic circulation pattern at the northwest corner of the building where the drive-thru lane exits into the driveway aisle. Revisions to this area to minimize traffic conflicts shall be implemented, including the provision for low growing landscaping only near this intersection. Pc6-8 5 Planning Commission Minutes June 80 1993 e. The stucco tower structures shall be reduced in height. The reduction of the structures shall be proportionate to the rest of the building and aesthetically acceptable. f. The revised plans shall be reviewed by the Design Review Board. Should major changes be implemented, the plans shall be further reviewed by the Planning_ Commission. Determination of the need for further Planning Commission review shall be made by the Director of Planning and Development. g. That all conditions of the Design Review Board shall be added to the Conditions of Approval. 24. Following discussion regarding the above, it was moved and seconded by Commissioners Mosher/Marrs to adopt Minute Motion 93-026 to approve Conditional Use Permit 93-007, subject to the amended conditions and the above conditions added. The motion carried on a 3-2 vote with Commissioner Ellson and Adolph voting no. Commissioner Adolph asked to be excused from the next public hearing due to a possible conflict of interest. D. Tentative Tract 27762; a request of Sunrise Desert Partners to subdivide 4.31 acres into 17 single family residential lots and two common lots. 1. Associate Planner Leslie Mouriquand-Cherry presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Ellson asked if Lots A & B are identical. Staff responded they were. 3. There being no further comments of Staff, Chairwoman Barrows opened the public hearing. Mr. Al Levin, applicant, stated his concern regarding Condition #25 and #9 as he felt they were in conflict and most of the condition would already be completed. Discussion followed between the applicant and the Commission regarding the conditions. Mr. Levin stated that he is required to bond for the completion of the pools. 4. Commissioner Marrs explained to Mr. Levin why the Commission had put the time schedule on the condition. Mr. Levin stated his concern was that the pools were tied to the residential lots and these property owners had PC6-8 6 Planning Commission Minutes June 8, 1993 no interest in the pools. The pools were designed for the condominium units. Discussion followed regarding changing the stipulation to 12 months. 5. There being no further public comment, Chairwoman Barrows closed the public hearing. 6. Commissioner Ellson asked for clarification of the maintenance fees. Mr. ]Levin explained how the homeowners' fees were paid. He further stated that the single family dwelling homeowner fees do not pay for any of the pool maintenance for the multi -family areas. Only the condominium units pay pool maintenance as they are the ones who use the pools. 7. Following discussion it was determined that Condition #9 should be changed to read "..and related amenities within 12 months of recordation of the final map."; and condition #25 should be eliminated in its entirety. 8. Following the discussion it was moved by Commissioners Mosher/Marrs moved to adopt Planning Commission Resolution 93-023 recommending to the City Council approval of Tentative Tract 27762, subject to the amended conditions. ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, & Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAINING: Commissioner Adolph Commissioner Adolph returned to the meeting and Chairwoman Barrows excused herself from the next item due to a possible conflict of interest. F:. Zoning, Ordinance A-,-nendment 93-034; a request of the City for consideration of an amendment to the H-C (Hillside Conservation) Zone. 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 questioned Staff whether a General Plan Amendment would be required. Staff stated it would not. PC6-8 7 Planning Commission Minutes June 8, 1993 3. Commissioner Marrs asked Staff to clarify the number of units that would be allowed under the amendment. Staff stated the maximum number of dwellling units in a residential development could be increased by 20 % of the base density allowing the transfer would not increase the number of units identified in the General Plan, just their location. 4. Commissioner Ellson questioned why the SR Zone was exempt. Staff stated that transfers were not allowed in the SR Zone and therefore it was exempt. 5. There being no further questions of Staff, Vice Chairman Mosher opened the public hearing. Ms. Paula North, representing Lusardi Land Company, stated she represented four property owners and went into explain the problems they had incurred trying to transfer development rights. 6. Commissioner Ellson stated she thought the Bureau of Land Management would be purchasing the land. Staff clarified the land exchange. 7. There being no further public comment, Vice Chairman Mosher closed the public hearing. S. Commissioners Adolph/Marrs moved to adopt Planning Commission Resolution 93-024 recommending to the City Council an Amendment to the Municipal Code regarding changes to the H-C Zone (Hillside Conservation). ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, and Adolph. NOES: None. ABSENT: None. ABSTAINING: Chairwoman Barrows. Chairwoman Barrows returned to the meeting. IV. PUBLIC COMMENT: None V. BUSINESS SESSION: A. Plot Plan 93-500; a request of LANDREX for approval of off -water architectural plans for Phase I of the Avante collection in Tract 26152, Lake La Quinta for models and single family homes. PC6-8 8 Planning Commission Minutes June 8, 1993 1. Associate Planner Leslie Mouriquand-Cherry 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 asked the architect, Mr. Bob Ritchey, to address the Commission. Mr. Ritchey answered questions raised by the Design Review Board concerning window treatments and glazing and stated he agreed with the Staff conditions. 3. Commissioner Adolph asked Mr. Ritchey if he would consider planting larger trees than those requested by Condition #2. Commissioner Adolph also questioned whether or not a guttering system and downspouts would be used. Mr. Ritchey stated he would probably use a downspout system in certain walkway areas. 4. Commissioner Ellson questioned the height of the project. Mr. Ritchey stated it would be 22-feet. Commissioner Ellson stated the problem with decorating the high windows and the control of amount of light coming in. Discussion followed regarding suggestions for this problem. 5. Chairwoman Barrows asked if the orientation of the houses fell under Title 24 requirements. Mr. Ritchey stated they do. Discussion followed regarding window treatments and shade for the windows. 6. Commissioner Adolph asked if these models would be the style used through the project. Mr. Ritchey stated they would be the basic style. 7. There being no further comments, Commissioners Mosher/Marrs moved to adopt Minute Motion 93-027 approving the off -water architectural plans for Phase I of the Avante collection in Tract 26152-Lake La Quinta for models and single family homes. Unanimously approved. Commissioner Adolph excused himself from the next item due to a possible conflict of interest. B. Plot Plan 89-413; a request of Ms. Heidi Murphy, O'Donnell/Atkins Company, for approval of a second extension of time for a resort hotel and related ancillary hotel uses within the PGA West development. 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. PC6-8 9 Planning Commission Minutes June 8, 1993 2. Chairwoman Barrows asked if the applicant had anything to say. Ms. Murphy stated the project would be up for sale on July 14th and she had no objections 'to the Staff's recommendations. 3. There being no further comment, Commissioners Marrs/Ellson moved to adopt Minute Motion 93-028 recommending approval of the first one year extension of time for Plot Plan 89-413 be approved subject to the attached conditions. Unanimously approved with Commissioner Adolph abstaining. Commissioner Adolph returned to the meeting. C. Specific Plan 84-004; a request of TD Desert Development for approval of preliminary plans for entry design on Washington Street and review of general architectural guidelines for The Orchard project (previously The Pyramids). 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 questioned the applicant regarding the completeness of the plans in regards to the Design Review Board request. Mr. Chuck Strother, applicant went over the plans with the Commission and showed were he had made the changes per the Board's request. 3. Chairwoman Barrows asked if the model homes would come back before the Commission for review. Staff stated they would go before the Design Review Board and the Commission for review. 4. Mr. Strother stated he hoped to have his project under construction by January, 1994. 5. Chairwoman Barrows stressed the use of energy efficient materials as well as designs. 6. Commissioner Ellson asked the applicant if any of the original plans from The Pyramids project would be utilized. Mr. Strother stated the original land plan would be followed. 7. There being no further comment, it was moved by Commissioners Ellson/Adolph to adopt Minute Motion 93-029 approving the preliminary plans for the entry design for The Orchard project. Unanimously approved. PC6-8 10 Planning Commission Minutes June 8, 1993 D. Plot Plan 93-495; a request of Simon Plaza, Inc. (Philip Pead) for review of revised elevation plans for a commercial project on 5.6 acres in the C-P-S zone. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Mr. Phil Pead presented a new revised rendering of the project. Commissioner Adolph asked the applicant how he felt about the project. Mr. Pead stated they were very pleased with the way it laid out. Commissioner Adolph asked that the restaurant be redesigned to look more like the remaining buildings. In addition, carry the slump stone treatment throughout all the buildings. 3. Commissioner Ellson stated she felt the project needed to be integrated with Simon Motors more. Mr. Pead stated they will be using the same colors to bring conformity, but they did like the diversity of the two projects. 4. Mr. Pead asked that Condition #73 be changed to read "finish grade". Commissioners discussed the various conditions. Following the discussion Staff was directed to edit the conditions to show a three story building, not a four story building. Mr. Pead expressed his concern for time delays and would like to receive approvals as soon as possible. Commissioners stated the project would need to return to the Design Review Board on June 23, 1993, for their review, but would only require it return to the Planning Commission if there were any major changes made by the Design Review Board. 5. There being no further comment, it was moved by Commissioners Mosher/Adolph to adopt Minute Motion 93-030 approving Plot Plan 93- 495 subject to the amended conditions with the applicant to present the revised elevations to the Design Review Board for final review and only to return to the Planning Commission if there are any major changes. VI. CONSENT CALENDAR A. Commissioner Mosher moved and Commissioner Adolph seconded a motion to approve the Minutes of May 11, 1993 as submitted. Unanimously approved. VII. OTHER - None PC6-8 11 Planning Commission Minutes June 8, 1993 VIII. ADJOURNMENT A motion was made by Commissioner Adolph and seconded by Commissioner Ellson to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission on June 22, 1993, at 7:00 P.M. at the La Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was adjourned at 10:48 P.M., June 8, 1993. PC6-8 12