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2007 04 10 PCT,i'4f 4 4 Oul& Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGED/ - A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California APRIL 10, 2007 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING . Beginning Resolution 2007-015 Beginning Minute Motion 2007-007 I. CALL TO ORDER A. Flag Salute B. Pledge of Allegiance C. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to.three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of the Regular Meeting of. March 27, 2007. G:\WPDOCS\PC Minutes\1 AgendaW.doc V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed "Request to Speak be filed with the Executive Secretary prior to the start of the Planning consideration of that item. The Chairman will invite individuals who hal the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the Planning Commi: public hearing, may appear and be heard in support of, or in opp\ approval of the project(s) at the time of the hearing. If you challenge in court, .you may be limited to raising only those issues you or some( at the public hearing or in written correspondence delivered to the C to the public hearing. A. Item ................ Applicant......... Location.......... Request .......... Action .............. B. Item ................ Applicant......... Location.......... Request ........... Action .......... :... VI. BUSINESS ITEMS: A. Item ................ Applicant......... Location........... Request .......:... Action .............. SITE DEVELOPMENT PERMIT 2007-881 R. T. Hughes Co., LLC Southwest corner of Madison Street and Ave Consideration of project architecture and lar a 57 unit single-family residential community Resolution 2007- SITE DEVELOPMENT PERMIT 2006-882 Fancher Development Services — Mimi's Cafe South of Highway 111, southeast corner of DE in the Komar Desert Center Consideration of architectural and landscaping restaurant. Resolution 2007- VILLAGE USE PERMIT 2005-030 Leyva & Wilde, Inc. South side of Calle Tampico, Bounded by Aven and Avenida Navarro Consideration of pre -construction landsce streetscape program for a 20-unit, two and oni residential condominium building in the Vill Quinta Minute Motion 2007- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vill. COMMISSIONER ITEMS: A. Review of City Council meeting of April 3, 2007 form must requested on before a ion to, the y project(s) else raised at, or prior ie 60 scaping for Drive plans for a Villa ling and half story 1e at, La G:\WPDOCS\PC Minutes\1 AgendaW.doc IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on April 24, 2007, at 7:00 p.m. DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting of Tuesday, April 10, 2007, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, on Friday, April 6, 2007. DATED: April 6, 2007 BEAWYER, Executive Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Planning Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Planning Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. G:IWPDOCSIPC Minutes\? AgendaW.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA March 27, 2007 7:00 P.M. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Acting Chairman Ed Alderson who asked Commissioner Barrows to lead the flag salute. B. Present: Commissioners Ed Alderson, Katie Barrows, and Jim Engle. It was moved and seconded by Commissioners Barrow/Engle to excuse Commissioner Daniels and Chairman Quill. C. Staff present: Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Associate Planner Andrew Mogensen, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Confirmed. I IV. CONSENT ITEMS: A.' Acting. Chairman Alderson asked if there were any changes to the Minutes of February 27, 2007. There being no changes, it was moved and seconded by Commissioners Barrows/Engle to approve the minutes as submitted. Unanimously approved. B. Acting Chairman Alderson asked if there were any changes to the Minutes of the Joint Meeting with the Community Services Commission of March .13, 2007. V. PUBLIC HEARINGS: A.! Environmental Assessment 2006_-577 Specific Plan 2006-074 Amendment No. 1 and Tentative Tract Map 34642; a request of Trans West Housing, Inc. for consideration of an Amendment to the Specific Plan to increase the clubhouse from 8,000 square feet to 21,204 square feet and amend the Tentative Tract Map to provide an additional 90 single-family lots and ± 7 acres of landscaped, recreational open space to the existing residential development located west of Madison Street, east of .Monroe Street. i Planning Commission Minutes March 27, 2007 1. Acting Chairman Alderson opened the public hearing and asked for the staff report. Associate Planner Andrew Mogensen presented the information contained in the staff report, a copy of which is on file in the Community Development Department. He noted changes to the Conditions. Condition No. 21 delete second sentence of paragraph 1; Condition No. 21.A.2.d. should be changed to a six foot wide sidewalk; Condition No. 21 .E. work with staff on the edging material and delete "all on -site sidewalk" from the first paragraph; Condition No. 37 delete the second to last sentence. Staff will be changing this to the 451h building permit of this phase; and Condition No. 103 changed to read ..."all on -site equestrian trails on the Avenue 54 perimeter." Lastly, the Specific Plan Conditions were changed to revise the sidewalk to six feet. 2. Acting Chairman Alderson asked if there were any questions of staff. Commissioner Barrows asked if the landscaping would come back to the Commission. Staff stated yes. She then asked if the change to Condition No. 21 referred only to the off -site street improvements. Staff stated yes. Commissioner Barrows stated it was her understanding there was a mesquite hummock located on this property and asked why it was not included in the Environmental Assessment. In the past the City has required mitigation for the mesquite hummock. Staff.stated a report was done on the site and none were identified. 3. Acting Chairman Alderson asked if the project drained to Lot B retention basin — the entire 90 acres. Staff asked that the applicant answer. Acting Chairman Alderson asked if the new clubhouse will come back. Staff stated yes. Acting Chairman Alderson asked about the Morongo Basin conditions. Staff explained and stated it was not placed on the first phase of the project. Assistant City Attorney Michael Houston stated Senate Bill 18 consultation issue was not an active statue on the first project therefore, it was not relevant. Community Development Director Doug Evans stated this band has been known to respond yet when staff contacted them, they had no response. Acting Chairman Alderson asked about the letters that were just given to the Commission. Staff stated the letters referred to the concrete mow strip only. One letter had an objection to development on smaller lots, but did not reference this project in particular. 2 Planning Commission Minutes March 27, 2007 4. There being no further questions of staff Acting Chairman Alderson asked if the applicant would like to address the Commission. Mr. Jerry Herman, representing Trans West, stated they concur with the conditions as modified. 5. Acting Chairman Alderson asked if there were any questions of the applicant. Commissioner Barrows asked about the mesquite hummock. Mr. Herman stated it was a water agriculture reservoir which was not a true hummock site, therefore there was no mitigation measures. Commissioner Barrows asked that the water features be reduced and any other areas that could conserve the water usage. Mr. Herman stated they have a Bureau of .Reclamation line that runs down the western property edge to serve the Saddle Club. They are moving this line to empty into the lake. The agricultural water will then runinto the lake via the interior street system. A pump will be installed at the Saddle Club to pump the water from the lake to flood irrigate the pastures and serve as a retention basin and stabilize the soil. Commissioner Barrows stated she would still like to see less turf and water on that part of the project site. 6. There being no further questions of staff, the applicant or any other public comment, Acting Chairman Alderson closed the public participation portion of the hearing. 7. There being no further discussion, it was moved and seconded by Commissioners Barrows/Engle to adopt Planning Commission Resolution 2007-013 to recommend certification of a Mitigated Negative Declaration for Environmental Assessment 2006-577, as recommended. ROLL CALL: AYES: Commissioners Barrows, Engle, and Acting Chairman Alderson. NOES: None. ABSENT: Commissioner Daniels and Chairman Quill. ABSTAIN: None. 8. It was moved and seconded by Commissioners Barrows/Engle to adopt Planning Commission Resolution 2007-014 recommending approval of Specific Plan 2006-074, Amendment No. 1, as recommended and modified: a. Condition 5.b. and d. deleted. 17 A7 A- 3 Planning Commission Minutes March 27, 2007 9. It was moved and seconded by Commissioners Barrows/Engle to adopt Planning Commission Resolution 2007-015 recommending approval of Tentative Tract Map 34642, as recommended and a. Condition No. 21 : Delete second sentence of paragraph 1; b. Condition No. 21 .A.2.d.: Shall be changed to a six foot wide sidewalk; c. Condition No. 21.E.: Work with staff on the edging material and delete "all on -site sidewalk" from the first paragraph; d. Condition No. 37: Delete the second to last sentence. Staff will be changing this to the 45`h building permit of this phase; and e. Condition No. 103 changed to read ..."all on -site equestrian - trails on the Avenue 54 perimeter." ROLL CALL: AYES: Commissioners Barrows, Engle, and Acting Chairman Alderson. NOES: None. ABSENT: Commissioner Daniels and Chairman Quill. ABSTAIN: None. BUSINESS ITEMS: None. CORRESPONDENCE AND WRITTEN MATERIAL: None. COMMISSIONER ITEMS: A. Commissioner, Barrows asked staff to review the City Council meeting of March 20, 2007. Community Development Director Doug Evans gave an overview of the Council action on the Resort project. ADJOURNMENT: There being no further it was moved and seconded" by Commissioners Barrows/Engle to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on April 10, 2007. This regular meeting was adjourned at 7:47 p.m. on March 27, 2007. Respectfully submitted, Betty Sawyer, Executive Secretary City of La Quinta, California �� ;� 17 A7 a.... 4 PH #A PLANNING COMMISSION STAFF REPORT DATE: APRIL 10, 2007 CASE NO.: SITE DEVELOPMENT PERMIT 2007-881 APPLICANT: R. T. HUGHES CO., LLC REQUEST: CONSIDERATION OF PROJECT ARCHITECTURE AND LANDSCAPING FOR A 57 UNIT SINGLE FAMILY RESIDENTIAL COMMUNITY '. LOCATION: SOUTHWEST CORNER OF MADISON ST. AND AVENUE 60 PROPERTY OWNER: R. T. HUGHES CO., LLC GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL ENVIRONMENTAL DETERMINATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS REVIEWED THIS PROJECT UNDER THE PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT COMPLETED ENVIRONMENTAL ASSESSMENT 2005-541 FOR TENTATIVE TRACT MAP 33957. THE SITE DEVELOPMENT .PERMIT IS CONSISTENT WITH THE TENTATIVE TRACT MAP, AND CONDITIONS HAVE NOT CHANGED. NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED. SURROUNDING LAND USES: NORTH: AVENUE 60, PARTIALLY DEVELOPED SINGLE- FAMILY SUBDIVISION, VACANT DESERT LANDS, SINGLE FAMILY HOME SOUTH: BUREAU OF RECLAMATION LEVEE AND CHANNEL EAST: MADISON STREET, GOLF COURSE, SINGLE-FAMILY HOMES WEST: SINGLE-FAMILY HOME, BUREAU OF RECLAMATION LEVEE AND CHANNEL BACKGROUND: On July 5, 2005, the City Council approved Tentative Tract Map 33597, which subdivided 22.97 acres into 57 single-family residential lots as well as lots for retention, landscaping and private streets. The residential lots were designed to be a minimum of 10,000 square feet. At that time, the applicant did not submit a Site Development Permit for the architecture of the homes and project landscaping. The tract map is now proceeding through the Public Works Department, and the applicant has requested that the homes' architecture and project landscaping be considered for approval. PROPOSAL: The Site Development Permit is requested for the individual homes' architecture, the common area landscaping and entry gate, and the individual lot front yards. The map layout has changed marginally from the approved map: an open space lot and pathway have been added immediately opposite the main gates, and a central mail pick-up area has been placed in the eastern quadrant of the site, with parking spaces. Architecture The applicant proposes three floor plans, each with three elevations, for a total of nine designs. Plans 1 and 3 are proposed to be two story units. Plan 2 is a single story model. Floor plans will range in size from 2,971 to 3,659 square feet. The variety of details provided in each plan assures that the "cookie cutter" look will be avoided in this case. Based on the number of elevations proposed, there should be no more than six of each home within the 57 unit project (this may vary depending on customer requests for a particular elevation). The siting of the units meets the requirements of the Zoning Ordinance for all setbacks. The two story units are proposed to be up to 25 feet in height, also consistent with the Zoning Ordinance. The architectural style of the homes is to be Mediterranean. The applicant proposes a neutral color palette for the stucco walls, heavy wood windows and doors, wrought iron entry, gates and accents, tile roofs and stone or brick finishes. The type of roof tile is not specified in the materials provided. The architecture includes arched windows and doors, tile accents and recessed and shuttered windows, to give the homes mass. Some of the plans have wrought iron grill work over the window openings; others include arches and stone walls. The varying elevations for each plan range from simple, clean finishes to highly decorated facades. Landscaping The preliminary landscape plans submitted include both an over-all landscape plan for the entire site, as well as details for the main entry with water feature, interior mail pick-up area, central open space, and typical front yard landscaping. Landscaping throughout the project is consistent, from entry through front yards, and when complete should present a unified visual landscape for occupants and visitors. The landscape palette is typical of, and consistent with the City's drought tolerant landscaping requirements. Trees proposed include Acacia, Citrus, Palo Verde, Sumac, California Pepper and Date Palms. Shrubs include Bottlebrush, Cassia, Sage and Rosemary. The corner of Avenue 60 and Madison Street, which leads to the project entry, is proposed to be turf, and to include a water feature which will extend to the west side of the entry. A bridge is proposed at the entry over the water feature. The project will be required to demonstrate its compliance with the City's water requirements for landscaping. A six foot wall is .proposed around the entire property, including a stone cap and stucco finish. In addition, on the Madison Street right-of-way, a wall will be located at the top of the slope, adjacent to the right of way. The walls are proposed to have a smooth stucco finish. Two interior open space areas are proposed. The first is immediately opposite the front entry, and is to be passive open space. The area will be a combination of turf and desert landscaping, consistent with the balance of the site. The area is accessible from the south via a pedestrian walkway between Lots 40 and 41. The area is conditioned to include bench seating for at least six people. In'addition, a central mail pick-up, area is proposed, which will include four parking spaces. The perimeter of this area, and the adjacent open space area, are also to be landscaped consistent with the balance of the site. ANALYSIS: Architecture The buildings are. well articulated, and will provide multiple wall planes for each structure. The recesses and covered patios provide for good shade for the interiors of each unit. Heavy lintels and sills accent window openings, and stone door frames are provided at the primary entry. The architectural details assure that each structure will have, good massing on the lot. As the lots are somewhat larger (10,000 square feet) than a standard subdivision, the homes should not overwhelm their neighbors. Wooden balconies and/or balcony railings are shown on Plans 1 and 3, and will have the potential to deteriorate in the desert heat. However, with proper maintenance they will provide an interesting feature for these units. The applicant may want to consider an alternate simulated material that can handle the abuse from the sun exposure and heat. Landscaping As a focal point to the project, the corner treatment at Avenue 60 and Madison Street lacks importance, since the water feature is located in the rear of the area, and will not be significantly visible from southbound traffic on Madison Street. The large amount of turf is inconsistent with the desert environment. Similarly, the water feature is very large, and can be effectively used as,the focal point of the entry while still being smaller, thereby reducing the water use at the site. Staff' had concerns with the design of the corner, and presented the issue to the ALRC, which made recommendations further described below. The perimeter of the site along Madison Street includes a slope which increases from north to south, to allow the bridging of the dike to the south of the project. Landscaping in this area will require close consideration of final landscaping, grading and wall plans. The designs for Madison Street at this location are still under way, and the final landscaping, as well as the slopes, may change with finalization of these plans. No retaining walls are proposed within the project at this time. Erodability of the slopes may be an issue depending on final designs for the roadway. Should the retaining walls be required to accommodate the design of Madison Street, such designs would be submitted with the final landscaping plans. The landscaping of the individual front yards does not reflect the high quality, semi - custom nature of the project architecture. As such, staff has recommended a number of enhancements to the residential unit landscaping which were further recommended by the ALRC. ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE RECOMMENDATION, On April 4, 2007, the Committee adopted Minute Motion 2007-009 recommending approval with conditions. Those conditions include utilization of 2-paruclay'tile with, a random hand -mudded finish; smooth or hand -toweled stucco finish for the homes; the use of pilasters in the perimeter wall at distances of 50 feet on Madison Street, and at each lot line on Avenue 60; certain limitations to turf; and the incorporation of greater detail on individual lot landscaping. The ALRC also recommended, that since the design of Madison Street is not finalized, and that design will significantly impact the entry corner of the site, the corner landscaping be finalized for review and approval after the roadway design is complete. Public Notice This request was published in the Desert Sun newspaper on March 31, 2007, and mailed to all affected property owners and occupants within 500 feet of the project site as required by Section 9.200.1 10 of the Zoning Code. To date, no letters have been received. Public Agency Review A copy of this request has been sent to all applicable public agencies and City Departments. All written comments received are on file with the Community Development Department. Applicable comments received have been included in the recommended Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: Findings to recommend approval of this request can be made and are contained in the attached Resolution. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2007-_, approving Site Development Permit 2007-881 Attachments: 1. Exhibit Booklet 0 1 x17►_ Prepared by: 04 Nicole Sauvibf Criste Consulting Planner PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, APPROVING SITE DEVELOPMENT PERMIT 2007-881, ALLOWING DEVELOPMENT OF 57 SINGLE- FAMILY HOMES AND ASSOCIATED LANDSCAPING AT THE SOUTHWEST CORNER OF MADISON STREET AND AVENUE 60 CASE NO.: SITE DEVELOPMENT PERMIT 2007-881 APPLICANT: R. T. HUGHES CO., LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10' day of April, 2007, hold a duly noticed Public Hearing for R. T. Hughes Co., LLC for review of a Site Development Permit to allow the construction of 57 single-family homes on 22.97 acres located at the southwest corner of Madison Street and Avenue 60, more particularly described as: APN's 766-110-016 WHEREAS, the Architecture and Landscape. Review Committee for the City of La Quinta did, on the 4t' day of April; 2007 recommend approval of the proposed project, by adoption of Minute Motion 2007-009, subject to conditions of approval; WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Site Development Permit: 1. The proposed Site Development Permit is consistent with the General Plan goals, policies and programs relating to the Low Density Residential land use designation, and supports the development of a variety of housing types within the City. 2. The proposed Site Development Permit is consistent with the standards of the Zoning Ordinance, as conditioned, which establishes development standards for the project. 3. The proposed Site Development Permit will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City%s standards and requirements, as conditioned. Planning Commission Resolution 2007 Environmental Assessment 2005-541 R. T. Hughes Co. LLC Adopted: 4. The proposed Site Development Permit is consistent with approved Tentative Tract Map 33597. 5. The proposed Site Development Permit, as conditioned, is consistent with and implements the standards for landscaping and aesthetics established in the General Plan. 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 Planning Commission in this case; and 2. That it does hereby approve Site Development Permit 2007-881, for the reasons set forth in this Resolution, and subject to the Conditions of Approval attached hereto; and 3. That it does hereby confirm the conclusion that the Environmental Assessment (EA 2005-541) assessed the environmental concerns of this Site Development Permit. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 10` clay of April, 2007, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California Planning Commission Resolution 2007- Environmental Assessment 2005-541 R. T. Hughes Co. LLC Adopted: ATTEST: DOUGLASEVANS Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2007-_ CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-881 R. T. HUGHES CO. LLC APRIL 10T", 2007 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall'promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • _Fire Marshal Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District Coachella Valley Water District (CVWD)/Bureau of Reclamation • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit. Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 3. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit'2007-881 - RT Hughes Co. LLC April 10, 2007 LANDSCAPING 4. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 5. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 6. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 7. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 8. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. QUALITY ASSURANCE 9. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 10. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 11. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 12. Upon completion of construction, the applicant shall furnish the City with PAReports - PC\2007\4-10-07\Hughes\SDP 07 881 COA.doc 2 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-881 - RT Hughes Co. LLC April 10, 2007 reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 13. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 14. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. In particular, the applicant shall provide language in the CC&Rs for continuous and perpetual maintenance by the HOA of the landscaped slope easement along Madison Street. FEES AND DEPOSITS 15. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 16. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). COMMUNITY DEVELOPMENT DEPARTMENT 17. Proposed street names with a minimum of two alternative names per street shall be submitted to the Community Development Department for approval. Names to be approved prior to recordation of final map. 18. All mitigation measures contained in Environmental Assessment 2005-541 shall be met. 19. All conditions of approval for Tentative Tract Map 33597 apply to this approval. PAReports - PC\2007\4-10-07\Hughes\SDP 07 881 COA.doc 3 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-881 - RT Hughes Co. LLC April 10, 2007 20. No building permit shall be issued under this approval prior to recordation of Tract Map 33597. LANDSCAPING AND ARCHITECURE 21. The final landscaping plans for the slope adjacent to Madison Street shall include an access easement for maintenance of slope landscaping. 22. The final landscaping plans for the slope adjacent to Madison Street shall include noise and retaining wall designs, the wall at the Madison Street right of way, and a complete landscaping plan for this area, to be submitted, reviewed and approved prior to issuance of building permits. 23. Final landscape plans for on=site planting shall be reviewed by the ALRC and approved by the Community Development Director prior to issuance of first building permit. Final plans shall include all landscaping associated with this project, including perimeter landscaping. 24. Final plans for the corner treatment shall be submitted for review and approval by the ALRC, and Community Development Director when the design for Madison Street has been finalized. The corner treatment shall be amended to provide a dramatic focal point. The water feature location shall be moved to an area closer to the intersection of Madison and Avenue 60, to make it more visible and integral to the design. 25. Landscaping at the corner of Avenue 60 and Madison Street, to the project entry, shall be limited to no more than 50% in turf, and the balance in drought tolerant plant materials. 26. Final landscaping for the individual front yards shall be redesigned to include minimal turf areas, berms, rock and boulder groupings, and similar features to improve the design and provide a semi -custom look for the individual lots. 27. At a minimum, bench seating to accommodate at least 6 people shall be provided, under shade trees, in the central open space area opposite the entry. 28. Tile roofing shall be 2-part clay S-tile, with a random, hand -mudded finish. 29. Stucco finishes for the homes and perimeter walls shall be either smooth or hand -troweled finish. PAReports - PC\2007\4-10-07\Hu9hes\SDP 07 881 COA.doc 4 Planning Commission Resolution 2007- Conditions of Approval ,Recommended Site Development Permit 2007-881 - RT Hughes Co. LLC April 10, 2007 30. The perimeter wall shall include pilasters at a separation not exceeding 50 feet on Madison Street, at all points where lot lines terminate on Avenue 60, and at property corners in all other locations. P:\Reports - PC\2007\4-10-07\Hughes\SDP 07 881 COA.doc 5 PLANNING COMMISSION STAFF REPORT DATE: APRIL 10, 2007 CASE NO.: SITE DEVELOPMENT PERMIT 2006-882 APPLICANT: FANCHER DEVELOPMENT SERVICES, INC. REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR A RESTAURANT. LOCATION: SOUTH OF HIGHWAY 111 SOUTHEAST CORNER OF DEPOT DRIVE IN THE KOMAR DESERT CENTER PROPERTY OWNER: KOMAR INVESTMENTS, L.L.C. GENERAL PLAN/ ZONING DESIGNATIONS: REGIONAL COMMERCIAL ENVIRONMENTAL DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN. PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL IMPACT REPORT 2005-539 PREPARED FOR SPECIFIC PLAN 2005-075, AND TENTATIVE PARCEL MAP 33960, WHICH WAS CERTIFIED ON JANUARY 4, 2006. NO CHANGES CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF SUBSEQUENT ANALYSIS PURSUANT TO PUBLIC RESOURCES CODE 21166 SINCE THIS PROJECT IMPLEMENTS SPECIFIC PLAN 2005-075. SURROUNDING LAND USES: NORTH: HIGHWAY 111, REGIONAL COMMERCIAL SOUTH: COSTCO, COMMERCIAL PARK EAST: VACANT, CITY OF INDIO WEST: VACANT, REGIONAL COMMERCIAL BACKGROUND:. Fancher Development Services is proposing a Mimi's Cafe within the Komar Desert Center on the south, east corner of Highway 111 and Depot Drive (Attachment 1). Two previous Site Development Permits have been reviewed and approved by the Planning Commission for the Komar Desert Center; the first was for Cbstco Wholesale and the second was for seven retail buildings proposed north of Costco Wholesale. PROJECT PROPOSAL: The Mimi's Cafe project will be 6,480 square feet and have an additional 904 square feet of covered service yard/storage/ electric space for a total of 7,384 square feet (Attachment 2). The proposed architecture is compatible with the Desert Contemporary architecture of the rest of the Komar project. Site Design The main entrance and outdoor shaded dining patio will face Highway 111. The dining patio will be screened from Highway 111 with a 36-inch planter wall and glass window. A waiting area patio located east of the entrance will include four circular benches around a 36-inch box size tree that will be screened from Highway 111 with and 18-inch planter wall. The covered service yard/storage/electric area and delivery area will be located on the south west side of the building. Delivery access to this area will be provided via the separate abutting driveway immediately to the south. Architecture The stone veneer tower element facing Highway 111 will be the restaurant's main entrance and include the trademark black and white striped awning, four custom gas lanterns with a copper finish and a balcony over the main door. The proposed building height will vary in between approximately 12-feet to 18'10" with the main entry tower at 23'6". The applicant is proposing architecture, colors and materials compatible with the Komar Desert Center. A majority of the exterior of the building will be a concrete plaster with a smooth hand trowelled finish. Stone veneer detail will be located on the main entry tower, around the large windows on the east and west building elevations, and on the wainscot. Although the design is different from the traditional Mimi's Cafe architectural design, some of the signature Mimi's Cafe elements will be used, such as the black and white striped awning over the main entrance, dark blue -colored awnings and shutters throughout the building elevations. There will be a screen wall on the west building elevation to screen the service yard/storage/electric area and delivery area. Landscaping The landscape plans include a mixture of trees, shrubs, vines and ground cover. Annual plants will be placed along the walkway on the east side of the restaurant. The service area to the south will be heavily landscaped with trees, shrubs, a dry creek bed and natural boulders. The entrance will have one terra cotta pot placed on each side of the main entrance. Trees will be dispersed throughout the site and include 24-inch or 36-inch box size Sonoran Palo Verde, Pink Crape Myrtle, Thornless Chilean Mesquite, and Southern Live Oak; all will be 24-inch or 36-inch box trees. The landscaping will also include 15- gallon Coral Vines on the west building elevation to break up the wall. There are nine ground -mounted landscape flood lights proposed at 150-500 watts on the site; three are proposed to be located at the rear of the building and six are proposed on the north side of the building site. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRQ REVIEW: The ALRC reviewed this request at its meeting of April 4, 2007. The Committee unanimously adopted Minute Motion 2006-008, recommending approval subject to the following conditions which have been incorporated into this review: 1. The electrical transformer shall be fully screened with landscaping. 2. Gooseneck lights shall only be located above the service doors as shown on the elevations and be in a color that is compatible to the building. 3. The cornice on the main entry tower shall match the cornice style of the remainder of the proposed building. 4. The metal posts in the outdoor dining area shall be increased to six inch diameter. Currently they are being proposed as four -inch metal posts. 5. Additional landscaping shall be added to the area north of the electrical room on the west building elevation. 6. All trees shall be a minimum 36-inch box trees. All shrubs shall be a minimum five- gallon size. One -gallon size for the groundcover is acceptable. 7. Ground -mounted flood lights shall be a soft wash lighting with final wattage reviewed with construction plans. 8. The ground -mounted flood lights located north of the outdoor dining patio shall be removed. 9. Signage for the restaurant will be reviewed as part of the Sign Program for the Komar Desert Center shopping center to address quantity, square footage, mounting, and electrical details. 10. Screen wall shall be extended to provide better screening to the service yard/storage/ electric area and delivery area no more than ten feet. 11. Pink Crape Myrtle shall be replaced with Evergreen Pear. ANALYSIS The proposed Mimi's Cafe is a new typical design for the Mimi's Cafe Restaurant chain. The main entrance and the outdoor dining patio will face Highway 111 and give the Komar Desert Center a welcoming effect. The covered service yard/storage/electric area and delivery area will be located on the south west side of the building and will include a screen wall to reduce its visibility and also be heavily landscaped with trees, shrubs, ground cover, and boulders. The applicant has made an effort to be consistent with the overall architectural style and design of the Komar Desert Center shopping center and still maintain its signature trademark elements. The applicant believes it is important to remain slightly different to the shopping center in order to be easily recognized from Highway 111. Overall, the project as presented is designed well, consistent with, the Specific Plan, and complies with applicable zoning requirements. As noted above, design concerns have been adequately addressed by the ALRC recommendations. Public Notice This request was published in the Desert Sun newspaper on March 30, 2006, and mailed to all affected property owners and occupants within 500 feet of the project site as required by Section 9.200.110 of the Zoning Code. To date, no letters have been received. Public Agency Review A copy of this request has been sent to all applicable public agencies and City Departments. All written comments received are on file with the Community Development Department. Applicable comments received have been included in the recommended Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: As required by LQMC Section 9.210.010 (Site Development Permits), findings to approve Site Development Permit 2006-882 can be made and are contained in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 2007-_, approving Site Development Permit 2006-882, subject to Findings and Conditions. Attachments: 1. Vicinity Map 2. Site Plan,, Planting Plan and Building Elevations Prepared by: �-Aw YvdVne Franco Ass,Istant Planner PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PLANS FOR A FREESTANDING 7,724 SQUARE FOOT RESTAURANT COMMERCIAL BUILDING WITHIN THE KOMAR DESERT CENTER CASE NO.: SITE DEVELOPMENT PERMIT 2007-882 APPLICANT: FANCHER DEVELOPMENT SERVICES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of April 2007, hold a duly noticed Public Hearing to consider the request of FANCHER DEVELOPMENT SERVICES, LLC for the construction of a restaurant in the KOMAR DESERT CENTER located on the south side of Highway 111 east side of Depot Drive 111, more particularly described as: PARCEL 3 OF PARCEL MAP #33960 WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970." The City Council certified Environmental Assessment 2005-543 Specific Plan 2005- 075 of which this site is a part. No changed circumstances or conditions exist which would trigger the preparation of a subsequent Environmental Impact Report or environmental review pursuant to Public Resources Code Section 21166; and, WHEREAS, the Architecture and Landscaping Review Committee, did on the 4`h day of April, 2007; at a regular meeting, recommend approval of the development plans, subject to conditions; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. The commercial unit in this proposed phase of the project is consistent with the General Plan in that it is designated regional commercial uses. 2. The commercial project has been designed to be consistent with the applicable provisions of the City Zoning Code, or amended as allowed in compliance with Specific Plan 2005-075. 3. The architectural design of the commercial project including, but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with the surrounding development, previously approved and constructed phases, and with the quality of design prevalent in the City. The commercial unit is suitably designed and conforms to the established theme of the project. Planning Commission Resolution 2007- Site Development Permit 2007-882 Fancher Development Services, LLC. Adopted: April 10, 2007 . 4. The site design of the project including; but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment, exterior lighting, and other site design elements are compatible with previous approved and constructed phases, surrounding development, and with the quality of design prevalent in the City. 5. Project landscaping, including but not limited to the arrangement, variety, size, color, texture, and coverage of plant materials, with conditions, has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements, screen undesirable views, provide a harmonious transition between adjacent land uses, and provide an overall unifying influence to enhance the visual continuity of the project. 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 Planning Commission in this case; 2. That it does hereby approve Site Development Permit 2007-882 for the reasons set forth in this Resolution, subject to the Conditions, attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 10th day of April 2007, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFt ADOPTED: APRIL 10, 2007 GENERAL The applicant. agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies (if required): Fire Marshal Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Community Development Department Riverside Co. Environmental Health Department • Desert Sands Unified School District Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley Caltrans The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies, if applicable. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 3. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. 4. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFE ADOPTED: APRIL 10, 2007 PROPERTY RIGHTS 5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. ` Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. 6. The public street right-of-way offers for dedication required for this development include A. PUBLIC STREETS 1) Highway 111 (Major Arterial — State Highway, 140' Right -of -Way) — No additional right-of-way is required along the Site Development Permit boundary on Highway 111 as per the recorded Parcel Map No. 33960. The required perimeter landscaping setbacks along all public rights -of -way as follows have been dedicated on Parcel Map No. 33960: A. Highway 111 (Major Arterial — State Highway) - 50-foot from the RAN-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 8. Direct vehicular access to Highway 111 from lots with frontage along Highway 111 is restricted, except for those access points identified on Parcel Map No. 33960, or as otherwise conditioned in these conditions of approval. 9. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. PAReports - PC\200741-10-07Vdimi's\MimPs Cafe Conditions - SDP 2007-882.doc- 2 - PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFt ADOPTED: APRIL 10, 2007 10. The applicant shall provide reciprocal access easements necessary for the adjoining parcel(s) for access to proposed parking and access drive associated with this Site Development Permit. Additionally, the applicant shall enter into a maintenance agreement with Costco and/or other parcel owners/occupants for the perpetual maintenance of the parking areas and drive aisles within Parcel Map No. 33960. STREET AND TRAFFIC IMPROVEMENTS 11. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Highway 111 (Major Arterial — State Highway; 140'R/W): No additional widening is required on the south side of the street along all frontage adjacent to the Site Development Permit boundary to its ultimate width on the south side as specified in the General Plan and per Conditions of Approval for Specific Plan 2005- 075, Conditional Use Permit 2005-833 and Tentative Parcel Map No. 33960 are required of this Site Development Permit. PARKING LOTS AND ACCESS POINTS 12. The design of parking facilities for the approved Site Development Permit 2006-874 shall conform to LQMC Chapter 9.150 (Parking). In particular, the following are conditioned with the approval of this Site Development Permit. A. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to better evaluate ADA accessibility issues. 13. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer: PAReports - PC\2007\4-10-07\MimPs\Mimi's Cafe Conditions - SDP 2007-882.doc- 3 - PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFE ADOPTED: APRIL 10, 2007 Pursuant to the above and conditions for Site Development Permit 2006-874 for the Komar Development, the applicant is advised of the possible reconstruction of existing curb and gutter along the easterly alignment of the Costco main entry drive to provide a smoother curvature to the existing curb and gutter as required by the City Engineer. The applicant may be required to design proposed in -fill improvements for this Site Development Permit resulting from said reconstruction of the existing curb and gutter along the Costco main entry drive. ' 14. General access points and turning movements of traffic to off site public streets are limited to the access locations approved for Parcel Map No: 33960 and these conditions of approval. 15. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 16. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions_ in the State of California. 17. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 18. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Precise Grading Plan 1" = 30' Horizontal B. PM10 Plan 1" = 40' Horizontal NOTE: A and B to be submitted concurrently. PAReports - PC\200714-10-07\Mimi'slMimi's Cafe Conditions - SDP 2007-882.doc- 4 - PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFE ADOPTED: APRIL 10, 2007 Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and that notes the most current California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Precise Grading Plan when it is submitted for plan checking. A "Precise Grading" plan is required to be submitted for approval by the Building Official and the City Engineer. "Precise Grading" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 19. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-ouinta.ora). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 20. The applicantshall furnish a complete set of mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 21. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the mylars in order to reflect the as -built conditions. PRECISE GRADING 22. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 23. As no preliminary precise grading plans have been submitted with the Site Development Permit, the Applicant is hereby notified that future site modifications may be necessary including, but not limited to building pad elevations, reduced building foot print and revision to hardscape and landscape elements as approved by the City Engineer. Verification of the precise grading and ADA accessibility as applicable to improvements per the approved Site Development Permit 2006-874 for the Komar Development is PAReports - PC\2007W-10-07\MirnFs\Mimi's Cafe Conditions - SDP 2007-882.doc- 5 - PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFE ADOPTED: APRIL 10, 2007 subject to review and approval by the Public Works and Building and Safety Department. If in the event, the proposed hardscape such as sidewalks, walkways, curb ramps and building access points are found to be inadequate during final design, the Applicant shall revise what is currently proposed in the site layout as required to satisfy the precise grading and ADA compliance by the Public Works Department and Building and Safety Department. The applicant shall cooperate with the Komar Development in regards to improvements required of Site Development Permit 2006-874. 24. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 25. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A precise grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils') report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. Grading Plan shall tie to Komar Site Development Permit 2006-876 (currently in plan check Plan Check No. 07074). The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control' Plan provisions as submitted with its application for a grading permit. 26. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 27. Prior to any site grading or regrading that will raise or lower any portion of the site by more than five tenths of a foot (05) from the elevations shown on the approved Site Development Permit site plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. PAReports - PCt2007W-10-07Vdimi'sVdimi's Cafe Conditions - SDP 2007-882.doc- 8 - PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFt ADOPTED: APRIL 10, 2007 28. Priorto the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified 'engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 29. Stormwater handling shall conform with the approved hydrology and drainage report for Tentative Parcel Map No. 33960 and as modified for Site Development Permit 2006-874 for the Komar.Development. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16— Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. UTILITIES 30. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 31. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 32. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. i The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. 33. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street PAReports - PC\2007k4-10-07\Mimi's\Mimi's Cafe Conditions - SDP 2007-882.doc- - 7 - PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFE ADOPTED: APRIL 10, 2007 name signs. LANDSCAPE AND IRRIGATION 34. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 35. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 36. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 37. The applicant shall submit the landscape plans for approval to plan checking by the Community Development Department. When plan checking has been completed by the Community Development Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Community Development Director. NOTE: Plans are not approved for construction until signed by the Community Development Director. 38. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 39. The final landscaping plans shall be revised to include the following: Pink Crape Myrtle shall be replaced with Evergreen Pear. 40. All trees shall be a minimum 36-inch box trees. All shrubs shall be a minimum five -gallon size. One -gallon size for the groundcover is acceptable. 41. Applicant shall make an effort to work with Imperial Irrigation District (IID) to have utility boxes located in the service/delivery area. 42. Additional landscaping shall be added to the area north of the electrical room on the west building elevation. QUALITY ASSURANCE 43. The applicant shall employ construction quality -assurance measures that meet with the P:\Reports - PC12007\4-10-071Mimts\Mimi's Cafe Conditions - SDP 2007-882.doc- 8 - PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFt ADOPTED: APRIL 10, 2007 approval of the City Engineer 44. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 45. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 46. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all mylars submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 47. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 48. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 49. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. Thesefees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 50. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). COMMUNITY DEVELOPMENT CONDITIONS 51. Gooseneck lights shall only be located above the service doors as shown on the elevations and be in a color that is compatible to the building. PAReports - PCt2007b1-10-07Vdinni'sWinni's Cafe Conditions - SDP 2007-882.doc- 9 - PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-882 — MIMI'S CAFE ADOPTED: APRIL 10, 2007 52. The cornice on the main entry tower shall match the cornice style of the remainder of the proposed building. 53. The metal posts in the outdoor dining area should be increased to six-inch diameter. Currently they are being proposed as four -inch metal posts. 54. The ground -mounted floodlights located north of the outdoor dining shall be removed. 55. Signage for the restaurant will be reviewed as part of the Sign Program for the Komar Desert Center shopping center to address quantity, square footage, mounting, and electrical details. 56. Screen wall shall be extended to provide more complete screening of the service yard/storage/ electric area and delivery area. PAReports - PC\2007\4-10-07\Mimi's\Mimi's Cafe Conditions - SDP 2007-882.doc- 10 - UN ;D HO-DR� 0 a w D 0 ATTACHMENT 1 z O w LL LL w SH-111 D �zw o o o v 1- Rl TA QH y] p € C7 m z N � |� § � J 0 o S m o 0 O � m n 2 ti m m m y y O n 9 O 3 O m 3 1 Fri A i > {� I�f qaj�� I�,�ir �il'il'll �� kg[ � I •�'�{{,;ilea Ilil �, �!5„ I �n �I�Ylt , i Till A{ I ! I V I I.p i I i i I i i r_ _____________ ®I IWI I®I _-� — —' i y_._._ -._ _ _ ------ l —1 --------------- --- - - -- I —.—_ —.y l-_ I J------T------- ' - __ -. _._. _ _ _ _. _.J f. _. _._._._. _. _._._._. 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REQUEST: REVIEW OF PRE -CONSTRUCTION LANDSCAPING AND STREET SCAPE PROGRAM, FOR A 20-UNIT, TWO AND ONE-HALF STORY RESIDENTIAL CONDOMINIUM BUILDING IN THE VILLAGE AT LA QUINTA LOCATION: SOUTH SIDE OF CALLE TAMPICO, BOUNDED BY AVENIDA VILLA AND AVENIDA NAVARRO (ATTACHMENT #1) BACKGROUND: The 1.23-acre project site encompasses almost one full block in the Village at La Quinta. Properties adjacent to the site are developed with a mix of residential and commercial uses, with vacant property to the south, adjacent to Frances Hack Park. The Village Use Permit for the project was approved by City Council on May 2, 2006, under Resolution 2006-50. PROPOSAL As part of the project approval, the City Council did place a condition on the Specific Plan (Attachment 2), requiring that the applicant prepare a streetscape program to address the inclusion of street trees and the potential modification of the curb line relative to pop -out planters. The streetscape program is to be reviewed by both the ALRC and Planning Commission; per Conditions 95 and 96, the on -site landscape plans require ALRC review only. They are included for reference but do not require any action by the Planning Commission. Theapplicant was directed to provide this submittal in two parts; as a streetscape program to show the off -site improvements within the ROW, and the second component being the on -site landscaping for the exterior perimeter and interior courtyard areas. The landscape architect also submitted a streetscape program design letter, briefly outlining each of the three proposed concepts, and stating their preferred option (Attachment 3). The streetscape program identifies three options for the streets around the building. Sections through the planter locations for each option are shown as Attachment 4. Calls Tampico is not included, as it is a Primary Arterial and the provision of street trees in this situation is not applicable. The three options are as follows: Option 1 - This illustrates the option of actual parking planter "islands" protruding into the street. This option was discussed with Public Works, in regard to the appropriate requirements for parking space length, and ingress/egress into the actual parking spaces adjacent to the islands. Option 2 - This option shows street trees/tree grates incorporated into the sidewalks at the curb line, with sidewalk access surrounding them. Additionally, planting spaces have been included between the back of sidewalk and low planter walls to discourage skateboarding "on top of" the walls. The planter (stem) walls are designed to provide a decorative way of reducing the slope angle up to the building. Option 3 - This option illustrates the same concept as Option #2, with the walls designed to a larger radius, to give a little more space between the building and low walls. The actual street trees are shown to be Tipuana Tipu, with an alternative tree being Australian Willow (Attachment 5). Front elevations and sections are provided or each option. The applicant will have renderings available for the meeting. ALRC Action - On March 21, 2007, the ALRC reviewed the proposed streetscape program and landscape plan for the project, and unanimously recommended approval (Committee Member Christopher absent) of the proposal by Minute Motion 2007-004 (Attachment 6), subject to incorporation of the following: 1. Streetscape Program Option 3 to be forwarded as preferred design option. 2. The Tipuana Tipu street trees shall be specified as a 36" box size equivalent. In regard to the courtyard and perimeter on -site landscaping, the ALRC made the following recommendations: 3. Replace Star Jasmine in the perimeter landscaping with a more heat -tolerant shrub. 4. Provide additional shade trees along Calle Tampico, at locations to provide optimum shade along the sidewalk. 5. Limit use of Heavenly Bamboo and Indian Hawthorn shrubs to the east side of the building to allow afternoon shade. 6. Extend decorative hardscape accents into the streetscape/sidewalk areas around the street tree well/grates. 7. The stem walls behind the street tree locations for Option 3 shall incorporate a stone cap, with key pedestrian locations being suitable to accommodate seating area. Appropriate locations/design to be reviewed and determined by staff. In regard to the streetscape program, the ALRC selected option 3 as being the most appropriate, based primarily on the less severe sidewalk curvature around the street trees/grates. The ALRC discussed plant types to be used, mulching material, concerns with the long-term viability of the Tipuana Tipu as a street tree, hardscape materials proposed, potential use of the stem walls for seating purposes as opposed to being a purely functional, decorative feature. The ALRC felt there should be seating opportunities at certain locations, such as the building entries, to further promote a pedestrian -friendly environment, and, while not a recommendation, that alternative street trees species may warrant consideration. It was also recommended that a decorative hardscape treatment or accent be provided to tie in with the sidewalk at the stem wall areas. The ALRC also recommended that the proposed 24" box size be consistent with the proposed museum street trees at a 36" box size equivalent. After some discussion about the use of mulch (stated to be a gorilla grass), as opposed to a decomposed granite, pea gravel or small river rock, it was determined that the use of mulching is not appropriate, and that other alternatives exist. Staff's recommendation is to use a small diameter river rock material in open areas between shrubs in lieu of any mulch. The applicant has provided a letter outlining revisions made to the streetscape exhibits, reflecting some of the ALRC recommendations and concerns (Attachment 7). Most notably, decorative paving has been added in three optional arrangements, at the base of the stem walls and out to the tree well area. These three arrangements are based on the Option 3 streetscape design, as it is the recommended option. The stem walls have also been designed to allow seating along the wall. The updated streetscape exhibits are included in the review materials and will be presented at the meeting for discussion. ANALYSIS The Planning Commission review is limited to the streetscape program design, based on the requirement of the approval conditions for the project. However, staff has included the plans as approved by the ALRC for the courtyard and other on -site landscaping, for reference. Although the ALRC recommended Option 3 as the preferred option, it is at Planning Commission discretion to make the actual decision. Therefore all three options are provided for review. Streetscape Tree Program — The intent of requiring this program is an attempt to affect a more pedestrian scale, by moving street amenities out from the building to more clearly define the pedestrian and street travel areas, as well as to address the architectural massing of the project. The goal is to achieve a streetscape balance, between the urban scale associated with higher density development and the more village/town scale envisioned for the Village at,La Quinta. The options provided essentially present two conceptual layouts; one with tree planter islands extending into the street with parking areas in between tree locations, and the second with street trees at the curb line, with a radial sidewalk providing access around the tree well. The third option is simply a variation on the second option with a larger radius for the sidewalk and stem walls. In general, it appears that the curb line tree designs in Options 2 and 3 would allow for more tree stands without reducing available on -street parking. The Option 1 tree planter islands require spacing that will effectively limit the number of trees that could be placed, but would create the appearance of a somewhat "deeper" streetscape, and provide a measure of traffic calming. However, this will be less effective because there will be a minimal number of trees that can be placed to allow a consistent and well-defined frontage, and in order to gain enough trees to do so, there will be almost no on -street parking opportunity. In the Village area, there is a significant value placed on parking availability, and in this area, a high potential need for on- street parking is anticipated, due to the site proximity with respect to the Frances Hack Park (park use and ongoing events), Benjamin Franklin School (school -related activities), and surrounding commercial and other land uses in the Village (Old Town, offices, restaurants, etc. Additionally, this would be the only project within the Village to have such a streetscape design extending into the roadway. Such a design would be more applicable on a larger scale, possibly Village -wide, resulting in a consistent design for aesthetic and traffic calming benefit. Other difficulties arise in trying to adapt a streetscape design to existing street configurations. Both Navarro and Villa exist as a 36-foot roadway travel width. Public Works requires that the Option 1 street planters extend 8 feet into the travel area for safety purposes and delineation of parking areas, which creates an effective travel width of 24 feet. With similar pop -outs applied to the opposing side, a 20-foot wide roadway for two-way travel is created. This could very well result in a disproportionate amount of vehicle/pedestrian conflict in the area. In addition, the Durango office building to the west has an existing stairwell along its east frontage on Villa, which reduced the existing roadway to 32 feet, where the road bends outward to accommodate the stairwell. Based on discussions with Public Works, a number of other staff concerns relate to maintenance and final engineering issues. Any street tree improvements within City ROW creates potential City liability/repair/maintenance items, such as pavement/curb upheavals from root formation, tree droppings, landscape maintenance, and .the potential for conflicts with existing sewer/water and other utility improvements. However, trees do need properly trimming, water and care to avoid conflicts with passing pedestrians, bicycles, cars, commercial and emergency vehicles, and their access to the building and surrounding street environment. There is a certain amount of control that the City would have under its own maintenance program. These options are not based on City -approved plans/specs, and Public Works staff has indicated they would not support maintenance of the tree planter areas, parking striping, etc. as proposed under Option 1. Options 2 and 3 employ a street tree concept more similar to the City -maintained street trees along La Fonda and Estado frontages, which are currently maintained by the City. There are also conflicts with the site itself. The meandering of the sidewalk, and the placement of the stem walls will encroach into a 5-foot public utility easement (PUE) currently shown along the south leg of Avenida Villa, and a 20-foot easement along Calle Tampico (Attachment 8). These easements are required on the final tentative condominium map to be recorded for the project, and their final locations have not been fully determined, and may be required to be established around the entire . site. Unless there can be some flexibility in allowing improvements in the PUE, the stem wall and sidewalk configurations may not be viable, and only street tree Option 1 would appear to avoid this conflict. It may be possible to consider the stem walls, due to their low height, as a minor landscaping related improvement, but as of this report the restrictions of this easement have not been fully determined. The key consideration from a staff perspective, is based in policy. Any streetscape program that the City may ultimately adopt for the Village, or anywhere in the City, will need to include responsibility for maintenance. Staff recommends that any street tree program be maintained entirely by property owners (i.e. the HOA), inclusive of trees, planters, tree grates, sidewalk and other related improvements, with the maintenance provisions clearly stipulated in the project CC&R's. Finally, there are no design criteria for streetscapes in the Village or anywhere else in the City, although the pilot project improvements associated with La Fonda and Estado can be drawn from. The museum project is using Tipuana trees as a shade tree at curb line along the south extension of Avenida Mendoza, and staff .directed the applicant to use the same species for these plans based on that. This particular design allows an advantage in that it is confined to an entire block, which will avoid a segmented improvement condition. With current streetscape planning being done on a case -by -case basis, from a design perspective this particular program may serve as an opportunity to create an image in a focused area, as an example of the type of treatments that might work best, and developing general standards that can be used more universally throughout the Village. RECOMMENDATION:. Adopt Planning Commission Minute Motion 2007- , approving streetscape design Option 3, for incorporation into the development of Village Use Permit # 2005-030, in accordance with the ALRC recommendation and the following provisions: 1. All streetscape improvements will be maintained by future property owners through an HOA, to include street tree care, tree wells/grates, sidewalk and stem walls, decorative paving, and other related improvements. Provisions for the maintenance and rehabilitation of streetscape areas shall be defined and set forth in the project CC&R's, for review and approval by the City Public Works and Community Development Departments, and the City Attorney's office. 2. The decorative hardscape material in the sidewalk and around the stem wall areas shall be the paver type specified and used in the Village, along Calle Estado and La Fonda. 3. Seating areas along the stem walls shall incorporate material(s) that discourage the potential for skateboard sliding, or "grinding" maneuvers. 4. Landscaping plans shall be revised to replace mulch areas with an appropriate diameter river rock, to be selected by the applicant and approved by Community Development with the final landscape plan check process. 5. City staff shall investigate final design requirements for Option 3 as approved by the Planning Commission on April 10, 2007, including the potential for the encroachment of improvements into the 5-foot Public Utility Easement (PUE) as shown for reservation on the project's final map ITT 34038►. If an alternative streetscape program design is warranted, it shall be reviewed by the ALRC and Planning Commission as part of the plan check process, or any requisite alternative procedure. Prepared by: Wallace Nesbit, Principal Planner Attachments: 1. Location Map 2. Related Approval Conditions from SP 2005-076 and VUP 2005-030 3. Streetscape Program Design Options letter 4. Sections through tree planter locations for Options 1, 2 and 3 5. Street tree species photos 6. ALRC minutes of March 21, 2007 7. Letter to PC on applicant's revisions 8. Final map sheet showing easement locations ATTACHMENT 2 City Council Resolution 2006-050 (3 Atfs Conditions Of Approval - FINAL Village Use Permit 2005-030 - Borrego Resort Holdings, Inc. May 2, 2006 that a monitor has been retained shall be given to City prior to issuance of first earth -moving permit, or before any clearing of the site is begun. 91. Recovered specimens shall be prepared to the point of identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates. 92. A report of findings with an appended itemized inventory of specimens shall be submitted to the City prior to the first occupancy of a residence being granted by the City. The report shall include pertinent discussions of the significance of all recovered resources where appropriate. The report and inventory, when submitted will signify completion of the program to mitigate impacts to paleontological resources. 93. Collected resources and related reports, etc. shall be given to the City for curation. Packaging of resources, reports, etc. shall comply with standards commonly used in the paleontological industry. LANDSCAPING 94. The applicant shall submit all landscape plans, to include landscape lighting, for approval through plan checking by the Public Works Department. Community Development Department review will take place during this plan check process. When plan checking has been completed by the both Departments, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by 'the City Engineer. Prior to CVWD review, the applicant shall provide calculations that meet the requirements of Chapter.8.13 of the Municipal Code - Water Efficient Landscaping. NOTE: Plans are not approved for construction until signed by the City, Engineer. All landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 95. On -site landscape, landscape lighting and irrigation plans shall be submitted for review by the ALRC and approval by the Community Development Director. Plans shall be in substantial conformance with the conceptual landscaping as approved for the project by Planning Commission, which shall conform to the provisions of Specific Plan 2005-076 (Section 4.22, Landscaping, and Appendix C, Landscape Palette). City Council Resolution 2006-050 Conditions Of Approval - FINAL Village Use Permit 2005-030 - Borrego Resort Holdings, Inc. May 2, 2006 96. An area -specific design and landscape plan shall be submitted for the common interior courtyard and pool area, subject to review by the ALRC and final approval of the Community Development Director. The plan shall address definition of private/public, passive/active, and other spatial relationships, through the use of landscaping, low walls, water features and other focal elements, shading, etc. This plan shall be approved prior to issuing a building permit for the residential units. 97. The Phoenix Dactylifera species (Date Palms) to be used shall be purchased from within the Coachella Valley, per the requirement of the Riverside County Agricultural Commissioner. 98. Additional plant materials, such as shrubs, vines, and similar, shall be employed at the building base and planted so as to accent the blank wall areas at the lower elevations between the grade and below the first floor window lines. Use of berms shall also be considered. A retaining/planter wall plan will be required with the overall landscaping plan layout, if, such walls will be provided or required. 99. All planting pots, and/or other similar containers, shall be placed at appropriate intervals and automatic irrigation shall be provided to all such containers. Second -story planter areas and/or containers shall incorporate or tie into the building down drain system, to avoid discoloration damage to the building finishes. u construction standards, to include building height.` H. Page 20, Section 4.21 - CC&R's shall include perpetual maintenance of perimeter landscaping and sidewalks, as well as on -site common areas. Page 20, Section 4.22.1 - An exhibit shall be provided in the specific plan to more,clearly delineate the areas described as "Buffer/Transition Zones". These areas shall be subject to review along with landscape plans submitted for plan check. The landscape palette in Appendix C shall act, as a master plant material listing for the project, and all subsequent landscape plans shall be reviewed for consistency against this palette. J. The Phoenix Robeleni (Pygmy Date Palm) is under quarantine and may be used only if supplied from a local nursery. Include an approval of the master plant list from CVWD and the Riverside County Agricultural Commissioner's office, as part of the Appendix C plant listing, in the final specific plan document. K. Page 23, Section 5.3 - Revise fourth sentence to read, "Avenida Villa on the west and Avenida Navarro on the east are both designated as Local Streets." L. Page 30,. Flooding and Hydrology - A letter of map revision (LOMA) was issued by FEMA in January, 2006. This revision affects the site and has changed the flood zone designation from AO to X. This information shall be incorporated in the final specific plan document. M. Page 32, Site Design and Activity Space - Paragraph 2 shows unit size range as ± 1,500 to ±3,100, change this to match Page 16, Section 4.9.1; second paragraph which shows t 1,500 to ±3,300. �7 1 The applicant shall submit a streetscape program for review by the ALRC and Planning Commission. The program shall include provisions for street trees, paving materials and address the potential for, redesign of existing City Council Resolution 2006-048 Conditions of Approval'- FINAL Specific Plan 2005-076 - Borrego Resort Holdings, Inc May 2, 2006 street curb lines, to incorporate planter pockets for street trees with . on - street parking. This program shall be submitted with the final landscape plans for all exterior project areas, and is herby incorporated by reference into the conditions of approval for Tentative Tract 34038 and Village Use Permit 2005-030. 9 9-1 ATTACHMENT 3 Leyva Wilde (Z P&S LANDSCAPE ARCHITECTURE CITY OF LA QUINTA STREETSCAPE PROGRAM DESIGN STUDY Street Tree Planting Plan - Option 1 (Sheet TP-4.1) This street tree option illustrates the incorporation of street trees actually placed into the street itself. The tree would be placed into a raised planter, with low shrubs. The tree planter would be placed approximately 1.5 feet from the curb face, to allow for an un- impeded water flow adjacent to curb. The overall dimension of this raised planter would be 6 feet wide by 8.5 feet long. The design of the planter is curved at the outer side to accommodate ease of ingress and egress from the parallel stalls. The spacing of the street tree planters was dictated from criteria provide by Public Works Dept. with respect to appropriate parking stall length (24 foot standard). In determining parking space and street tree planter locations, appropriate consideration was given to providing reasonable clearance from street comers, parking garage entrance, and additional vehicular access locations into project from the street. Low curvilinear decorative planter walls have been incorporated into the landscaped area between the sidewalk and building to add architectural interest and absorb some of the grade between the sidewalk and the building. While this option does accommodate a linear sidewalk design, without street tree interruption, it does seem to limit the actual number of street trees that could be incorporated. With this Option, we could only foresee a total of six (6) street trees surrounding the property; due to the criteria dictated by the Public Work Dept. as well as access into the site itself (parking garage, trash enclosure, etc.). An additional concern with this option seems to be the limiting of the amount of parallel' parking spaces along the streets due to the interruption of these street trees planters placed into the street. 1540 South Coast Hwy, Suite 208 Laguna Beach, CA 92651 • 949.376.4530 phw • 949.376.4560 f. • infb@leyvawilde.o= �t Richard A. Leyva RLA ilCA 3162 • Richard 3. Wilde RLA #CA 2789 10 PAGE ._ City of LaQumta . Streetsc Program resign Study March 14, 2007 Street Tree Planting Plan - Option 2 (Sheet TP-4.2) This street tree option illustrates the incorporation of street trees into the sidewalk area. The tree would be placed into an in -grade planter, with a tree grate (5 feet square, per city Tree Well standard detail), to protect the surface. The sidewalk area would be enlarged in a circular form around the tree grate to allow for pedestrian circulation around the tree grate. The sidewalk is 6 feet wide; and the minimum dimension from any part of the tree grate would be 6 feet as well, to accommodate ease of pedestrian flow. The approximate spacing of the street trees is 40 feet on -center along Avenida Navarro and Avenida Villa (west side), with the spacing becoming wider along the south side of Avenida Villa to accommodate the building undulation. Low curvilinear decorative planter walls have been integrated into the sidewalk design. These low planter walls add architectural interest and absorb some of the grade between the sidewalk and the building. A minimum of a two foot planting space occurs between the back of sidewalk and the planter walls to discourage skateboard traffic. While this option does interrupt a linear sidewalk design, it contains the street trees within the curb/sidewalk area, and does not superimpose them into the actual street itself. With this Option, we can foresee a total of twelve (12) street trees surrounding the property; doubling the number from Option 1. While the linear quality of the sidewalk is interrupted somewhat, the pedestrian flow is not; as circulation can be accommodated quite easily around the street trees. Additionally, because the low planter walls occur at the sidewalk/street tree locations, they appear quite integrated into the overall sidewalk design. Street Tree Planting Plan - Option 3 (Sheet TP-4.3) This street tree option represents only a slight variation on Option 2. The same design explanation applies to this option as well. The only design change with this option comes in the form of a slightly modified sidewalk and planter wall design at the street tree location junctures. The sidewalk area would be enlarged in more of an oval form around the tree grate to allovw for a somewhat easier pedestrian circulation flow around the tree grate. Additionally, this option provides more space between the building and the planter wall. This_Or)tion appears to be the most favorable in that it incomorates all the benefits of Option 2, while facilitating easier pedestrian flow along sidewalk, and allowina more planting space between building and planter wall. 1540 South Coast Hwy., Suite 208 Laguna Beach, CA 92651 - 949.376.4530 �,re - 949.376.4560 jar - LeyvaWildc@aol.com a -mat Richard A. Leyva RLA #CA 3162 - Richard J. Wilde RLA #CA 2789 11 J w W V Z 3 �. z w � K a J ZLD Q J w m �i= Z N Z Q Q= U 3N Z p0 W� Q 3 LD Z w Q O bo . a d 00 o Zn � U p� w ATTACHMENT #4 i 3 P&S H U w w w w w N 0 w 0 a- O Z W 0 0- A M J J. w w 3 W z w W Z.= Q= V � J Q ru 12 Z PE O Q 3 O cI O oo z Q J 0 ile w co w� w J a n- N w r U CN Z 0 CL 0 .J H U w V) w w w w ry V) M w N 0 CL 0 CL I w J Q U N J J ui W � 3 w z W < z 2 Q LD o LUY LU ~ Z 0 Q a 3e U^ ap wwNZ � � a o U I I— U w w w ry w w w N O M C' O ZDe OCL= , CL 6-_ 5 }+4 R a ��. a c "+ � � .;� _ .. A. � j �, � � `� rt r zr, ATTACHMENT #6 MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING C3 pal A Regularly Scheduled meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA' March 21, 2007 10:00 a.m. CALL TO ORDER A. This meeting of the Architectural and Landscaping Review Committee was called to order at 10:10 a.m, by Planning Manager Les Johnson. B. Committee Members present: Bill Bobbitt and Tracy Smith. It was moved and seconded by Committee Members Smith/Bobbitt to excuse Committee Member Christopher. Unanimously approved. C. Staff present: Planning Manager Les Johnson, Principal Planner Wallace Nesbit, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. II. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT CALENDAR: A. It was moved and seconded by Committee Members Bobbitt/Smith to approve the Minutes of March 7, 2007 as submitted. Unanimously approved. V. BUSINESS ITEMS: A. Village Use Permit 2005-030; a request of Borrego Resort Holdings, Inc. for consideration of pre -construction landscaping plans and streetscape program for a 20-unit, two and one half story residential condominium building in the Village at La Quinta located on the south side of Calle Tampico, bounded by Avenida Villa and Avenida Navarro. 1. Principal Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Richard Leyva and Richard Wilde, of Leyva & Wilde Landscape ,Architects, who gave a presentation on the project. 2. Committee Member Smith asked if the tree wells were at the curb. Staff explained the grate is at the curb and the tree is in the middle, similar to what currently exists along Calle Estado. Architecture and Landscaping Review Committee March 21, 2007 Committee Member Smith asked the wall.in front of the building was at a height that could be utilized for sitting. Staff stated it was discussed, but concern was raised about skateboarders. Discussion followed regarding materials that could be used to deter the skateboarders and yet allow a pedestrian to sit. 3. Committee Member Bobbitt asked which option staff preferred. Staff stated Option 2.or 3. 4. Committee Member Smith asked if the parallel parking would remain. Mr. Leyva stated it would remain., 5. Committee Member Bobbitt questioned the use of the Tipawana tree in regard to the long term use. He would have no objection to using different varieties 'on different streets. Mr. Leyva stated they were tying into what was used at the Library to retain continuity. Committee Member Bobbitt suggested the City look at adopting a tree plan. 6. Committee Member Smith asked if they would be using root barriers. Mr. Leyva stated yes, as well as engineered soils. 7. Committee Member Bobbitt asked who maintains the trees. Staff stated the applicant would be responsible as they are off the street. Discussion followed regarding the different Plan Options. 8. Committee Member Bobbitt asked the height of the slope around the building. Staff stated 3:1 or 5:1. Committee Member Bobbitt asked what type of,irrigation would be used for the ground cover. Mr. Leyva stated it would be a variety with drip irrigation. 9. Committee Member Smith stated they definitely do not want any type of mulch material due to the maintenance problems. He asked that there be a finished look. In regard to the plant material, he was not certain about some of the species. 10. Committee Member Bobbitt stated he would not suggest the. Jasmine. Mr. Wilde stated all the plants are on the CVWD approved list. 11. Committee Member Smith stated there are a lot of high water usage plants listed. If they are planted in the Spring they will not survive the summer. Timing on the plantings is very Architecture and Landscaping Review Committee March 21, 2007 important to their survival rate. Discussion followed as to where some of the species were to be used. 12. Committee Member Smith asked what type of paving material would be used around the pool. Mr. Leyva displayed the material samples. Committee Member Smith stated his experience with sandstone based materials is that it does not last. It needs to be a granite base. , Mr. Leyva stated the Canterra stone is a manufactured product which allows it to deteriorate quicker. Discussion followed regarding the different type of materials, Committee Member Smith asked if the pots were connected to an irrigation system that is a separate .system. Mr. Leyva stated they were. There are different zones that are irrigated separately. Committee Member Smith asked where the drains would drain. Mr. Leyva stated they would drain to the garage and eventually into the street. 13. Staff asked that on the hardscape around the stone walls and the tree wells, a decorative rock material be added. 14. There being no further questions, it was moved and seconded by Committee Members Smith/Bobbitt to adopt Minute Motion 2007-004 recommending approval of Village Use Permit 2005- 030, as recommended with Option 3, with the addition of the stone wall having a decorative rock added around the tree well areas along the street; and a stem wall shall accommodate seating with a cast stone cap. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None VII. COMMITTEE MEMBER ITEMS: None Vill. ADJOURNMENT: There being no further business, it was moved and seconded by Committee Members Bobbitt/Smith to adjourn this Special Meeting of the Architectural and Landscaping Review Committee to a Regular Meeting to be held on April 4, 2007. This meeting was adjourned at 11:07 a.m. on March 21, 2007, Respectfully submitted, BETTY J. SAWYER Executive Secretary Leyva 3 Wilde ATTACHMENT #7 r LANDSCAPE ARCHITECTURE CITY OF LA QUINTA STREETSCAPE PROGRAM DESIGN STUDY for the PLANNING COMMISSION REVIEW Street Tree Planting Plan - Option 1 (Sheet TP-4.1) This street tree option illustrates the incorporation of street trees actually placed into the street itself. The tree would be placed into a raised planter, with a tree grate (5 foot square, per city Tree Well standard detail), to protect the surface. The tree planter would be placed approximately 1.5 feet from the curb face, to allow for an un-impeded water flow adjacent to curb. The overall dimension of this raised planter would be 6 feet wide by 8.5 feet long. The design of the planter is curved at the outer side to accommodate ease of ingress and egress from the parallel stalls. The spacing of the street tree planters was dictated from criteria provide by Public Works Dept. with respect to appropriate parking stall length (20 feet standard) and appropriate ingress and egress space (10' standard) adjacent to street tree planter. In determining parking space and street tree planter locations, appropriate consideration was given to providing reasonable clearance from street corners, parking garage entrance, and additional vehicular access locations into project from the street. Low curvilinear decorative planter walls have been incorporated into the landscaped area between the sidewalk and building to add architectural interest and absorb some of the grade between the sidewalk and the building. While this option does accommodate a linear sidewalk design, without street tree interruption, it does seem to limit the actual number of street trees that could be incorporated. With this Option, we could only foresee a total of six (6) street trees surrounding the property; due to the criteria dictated by the Public Work Dept. as well as access into the site itself (parking garage, trash enclosure, etc.). An additional concern with this option seems to be the limiting of the amount of parallel parking spaces along the streets due to the interruption of these street trees planters placed into the street. 1540 South Coast Hwy., Suite 208 Laguna Beach, CA 92651 - 949.376.4530 p& m - 949.376.4560 j�x - info@leyvawilde.com e-m a Richard A. Leyva RLA HCA 3162 - Richard 7. Wilde RLA NCA 2789 PAGE City of La Quinta Streecccape Program Design Study April 10, 2007 Street Tree Planting Plan - Option 2 (Sheet TP-4.2) This street tree option illustrates the incorporation of street trees into the sidewalk area. The tree would be placed into an in -grade planter, with a tree grate (5 feet square, per city Tree Well standard detail), to protect the surface. The sidewalk area would be enlarged in a circular form around the tree grate to allow for pedestrian circulation around the tree grate. The sidewalk is 6 feet wide, and the minimum dimension from any part of the tree grate would be 6 feet as well, to accommodate ease of pedestrian flow. The approximate spacing of the street trees is 40 feet on -center along Avenida Navarro and Avenida Villa (west side), with the spacing becoming wider along the south side of Avenida Villa to accommodate the building undulation. Low curvilinear decorative planter walls have been integrated into the sidewalk design. These low planter walls add architectural interest and absorb some of the grade between the sidewalk and the building. A minimum of a two foot planting space occurs between the back of sidewalk and the planter walls to discourage skateboard traffic. While this option does interrupt a linear sidewalk design, it contains the street trees within the curb/sidewalk area, and does not superimpose them into the actual street itself. With this Option, we can foresee a total of twelve (12) street trees surrounding the property; doubling the number from Option 1. While the linear quality of the sidewalk is interrupted somewhat, the pedestrian flow is not; as circulation can be accommodated quite easily around the street trees. Additionally, because the low planter walls occur at the sidewalk/street tree locations, they appear quite integrated into the overall sidewalk design. Street Tree Planting Plan - Option 3 (Sheet TP-4.3) This street tree option represents only a slight variation on Option 2. The same design explanation applies to this option as well. The only design change with this option comes in the form of a slightly modified sidewalk and planter wall design at the street tree location junctures. The sidewalk area would be enlarged in more of an oval form around the tree grate to allow for a somewhat easier pedestrian circulation flow around the tree grate. Additionally, this option provides more space between the building and the planter wall. This Option appears to be the most favorable in that it incorporates all the benefits of Option 2, while facilitating easier pedestrian flow along sidewalk, and allowing more planting space between building and planter wall. 1540 South Coast Hwy., Suite 208 Laguna Beach, CA 92651 • 949.376.4530 pame • 949.376A560 fiu • LeyvaWilde@aol.com e-mail Richard A. Leyva RLA #CA 3162 • Richard J. Wilde RLA #CA 2789 PAGE City of La Quinta . - Streetscape Program Design Study April 10, 2007 The above -mentioned options were presented to the ALRC on March 7th. Upon review, the ALRC recommended Streetscape Program Option 3. Subsequent to their issuance of their recommendations, the Planning Dept. required further refinement of this option. As such, we have prepared three design studies as further optional refinements of Streetscape Program Option 3. They are as follows: Street Tree Planting Plan - Option (Sheet TP-4.3A) This Option represents the incorporation of the ALRC comments regarding alignment of some of the low walls to the back of the sidewalk, for use by pedestrians, as "seat walls". In this particular option, we have incorporated this scenario at every street tree location. This option additionally incorporates an enhanced paving design at each street tree/wall locations. This enhanced paving design illustrates one approach; however, the Planning Dept. has indicated that it would be preferable to match the design as articulated in The Village". The street trees shall be a 36" box Tipuana Tipu. Street Tree Planting Plan - Option (Sheet TP-4.313)_ This Option represents the incorporation of the ALRC comments regarding alignment of some of the low walls to the back of the sidewalk, for use by pedestrians, as "seat walls". This option has six locations that can be used for seating. The seat walls shall be 18" high. This particular option. incorporates both seat walls in various locations as deemed appropriate, and planter walls in other locations. In instances.where the low wall is not utilized as a seat wall, there is a 2 foot planting area at the base of the walls. This option additionally incorporates an enhanced paving design at each street tree/wall location. This enhanced paving design illustrates one approach; however, the Planning Dept. has indicated that it would be preferable to match the design as articulated in "The Village". The trees shall be a 36" box Tpuana Tipu. 1540 South Coast Hwy., Suite 208 Laguna Beach, CA 92651 • 949.376A530 phone • 949.376.4560 far • LemWilde@aol.com e- xi Richard A. Leyva RLA #CA 3162 • Richard J. Wilde RLA #CA 2789 PAGE City of La Quinta Streetscape Program Design Study April 10,2007 Street Tree Planting Plan - Option (Sheet TP-4.3C) This Option represents the incorporation of the ALRC comments regarding alignment of some of the low walls to the back of the sidewalk, for use by pedestrians, as "seat walls". This option has six locations that can be used for seating. The seat walls shall be 18" high. This particular option incorporates both seat walls in various locations as deemed appropriate, and planter walls in other locations. In instances where the low wall is not utilized as a seat wall, there is a 2 foot planting area at the base of the walls. This option additionally incorporates an enhanced paving design at each street tree/wall location. This enhanced paving design again, illustrates one approach (as varied from the design approach in Options 4/3A & 4/36; however, the Planning Dept, has indicated that it would be preferable to match the design as articulated in The Village". The trees shall be a 36" box Tipuana Tipu. 1540 South Coast Hwy., Suite 208 Laguna Beach, CA 92651 • 949.376.4530 pha,e • 949.376.4560 fix • LeyvaWilde@aol.com e m d Richard A. Leyva RLA #CA 3162 • Richard J. Wilde RLA #CA 2789 OPTION 3A SCALE: 1 /4"=1'-0" OPTION 3 SCALE: 1/4 11 =1 T-011 OPTION 3C SCALE: 1 /4"=1'-0" ATTACHMENT #8 .. kg�7 R�1• .,.. Rt 3 p FpUND. a1200.00 D. 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