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2007 04 24 PCTAt!t 4 4 Qum& Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGE N ®A A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California APRIL 24, 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 2007-017 Beginning Minute Motion 2007-008 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 April 10, 2007 G:\WPDOCS\PC Minutes\1 AgendaW.doc _ V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed "Request to Speak" form must be filed with the Executive Secretary prior to the start of the. Planning Commission consideration of that item. The Chairman will invite individuals who have requested the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the Planning „Commission before a public hearing, may appear and be heard in support of, or in opposition to, the approval of the project(s) at the time of the hearing. If you challenge any project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. A. Item ................ ENVIRONMENTAL ASSESSMENT 2006-562, GENERAL PLAN AMENDMENT 2006-107, ZONE CHANGE 2006- 127, SPECIFIC PLAN 83-002, AMENDMENT #6, TENTATIVE TRACT 32266, SITE DEVELOPMENT PERMIT 2006-852, AND DEVELOPMENT AGREEMENT 2006-011 Applicant......... Pacific Santa Fe Corporation/Crowne Pointe Partners, LLC Location........... Located within the PGA West development, bounded on the north and east by the PGA West Stadium Course and Clubhouse, and on the south and west by PGA Boulevard Request ........... Consideration of a recommendation for the Eden Rock at PGA West project by the following application requests: 1. Adoption of a Mitigated Negative Declaration; 2. Amend the General Plan Land Use Element, from Tourist Commercial (TC) to Resort Mixed Use (RMU); 3. Change the Official Zoning Map, from Tourist Commercial (CT) to Tourist Commercial/Residential Specific Plan (CT/RSP); 4. Update the overall PGA West Specific Plan to implement development principles and guidelines for a 292-unit resort condominium project, with clubhouse building, common pools and lighted tennis courts, on ±42 acres; 5. The division of ±42 acres into 97 residential lots, a 1.35 acre community center lot, and other common area lots; 6. A site plan and building design approval for 292 one, two and three-story condominium units, a 7,122 s.f. recreation building with a 32 x 70-foot common pool and 43-foot 6-inch clock tower feature, and a private entry gatehouse; and 7. Consideration of an Agreement to implement a funding mechanism ensuring payment to the City of certain fees to financially offset the conversion of the original hotel/resort site to residential, for the anticipated potential for lost revenue(s) associated with development of the Eden Rock project. Action .............. Request to continue to May 8, 2007 G:\WPDOCS\PC Minutes\1 AgendaW.doc B. Item ................ Applicant......... Location.......... C. Request ........... Action .............. Item ................ Applicant......... Location........... Request ........... Action .............. SITE DEVELOPMENT PERMIT 2006-872 Trans West Housing, Inc Within the proposed Tentative Tract Maps 32879 and 34642, south of Avenue 54, east of Madison Street, west of Monroe Street, and north of the Greg Norman Course Consideration of a proposed '21,204 square foot clubhouse, entry gate, and recreational parcel. Resolution 2007- ENVIRONMENTAL ASSESSMENT 2006-578, GENERAL PLAN AMENDMENT 2006-109, AND ZONING ORDINANCE AMENDMENT 2006-086 City of La Quinta Southeast portion of the City, south.of Avenue 52 Consideration of a Negative Declaration of environmental impact and General Plan Amendment and Zone Text Amendment to establish policies and standards for the development of tentative tract maps on parcels of ten acres or less in the southeastern portion of the City. Request to continue to May 8, 2007 BUSINESS ITEMS: None. CORRESPONDENCE AND WRITTEN MATERIAL: None COMMISSIONER ITEMS: A. Review'of City Council meeting of April 17, 2007 ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on May 8, 2007, at 7:00 p.m. G:\WPDOCS\PC Minutes\7 AgendaMdoc 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 24, 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 20, 2007. D April 20, 2007 UwY BET Y J. AWYER; Executive Secretary City o a 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:\WPDOCS\PC Minutes\1 AgendaW.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA April 10, 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 Chairman Paul Quill who asked Commissioner Engle to lead the flag salute. B. Present: Commissioners Ed Alderson, Katie Barrows, Rick Daniels, Jim Engle and Chairman Paul Quill. It was moved and seconded by Commissioners ql C. Staff present: Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Principal Engineer Ed Wimmer, Principal Planner Wallace Nesbit, Assistant Planner Yvonne Franco, Planning Consultant Nicole Criste, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Quill asked if there were any changes to the Minutes of March 27, 2007. There being no changes, it was moved and seconded by Commissioners Alderson/Barrows to approve the minutes as submitted. Unanimously approved. Commissioner Daniels thanked the Commission for excusing him from the meetings he has had to miss. V. PUBLIC HEARINGS: A. Site Development Permit 2007-881; a request of R. T. Hughes Co., LLC for consideration of project architecture and landscaping for a 57 unit single-family residential community located southwest corner of Madison Street and Avenue 60. 1. Commissioner Alderson excused himself due to a potential conflict of interest and left the dais. Planning Commission Minutes April 10, 2007 2. Chairman Quill opened the public hearing and asked for the staff report. Planning Consultant Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff asked that Condition No. 24 have the last sentence regarding the location of the water feature deleted. 3. Chairman Quill asked if there were any questions of staff. Commissioner Daniels asked if the water feature had been discussed with the applicant in terms of its necessity. Staff stated a recommendation was made for a reduction in size to the Architecture and Landscape Review Committee (ALRC), but the ALRC did not recommend the condition. 4. Commissioner Barrows stated she would like to see either the water feature deleted or reduced in size and ask how much turf is shown. Staff stated the applicant indicated it is less than 50% turf. Commissioner Barrows asked why Condition No. 26 did not include a requirement for a "no turf" option. Staff stated a condition could be added. 5. There being no further questions of staff Chairman Quill asked if the applicant would like to address the Commission. Mr. Richard Hughes stated he and his team were available to answer their questions. 6. Chairman Quill asked if there were any questions of the applicant. Commissioner Engle asked about the color mix on the units. Mr. Hughes stated there would be wide variety. 7. Commissioner Daniels noted the Commission is not favoring water features due to the drought conditions that are throughout the State. His concern is whether the water feature pool could be scaled back as well as the amount of turf and the lake. Mr. Hughes stated the project was designed to have the look of Southern Spain. The name of the project "Malaga" is from Southern Spain as well. The front of their project will also have an impact on the entrance to the Travertine project. Mr. Mike Horton, HSA Architects, stated the calculations for the amount of turf along the entire perimeter of the project is'only 25% and met the CVWD requirements. The lake has been reduced to work with the retention requirements. 2 Planning Commission Minutes April 10, 2007 8. Chairman Quill asked if the majority of the turf was located in the retention basin. Mr. Horton stated yes. The goal was to produce a view of the lake from Madison Street. Chairman Quill noted that the turf area at the corner of the Griffin Ranch project is not even seen. Mr. Horton stated this area will be seen. They added large fingers of drought tolerant plants to make it visually interesting and to down play the'amount of turf. Chairman Quill asked if they had any objection to reducing the amount of turf. Mr. Horton stated they could slightly, but do not want to hurt the integrity of the design. Mr. Hughes stated they have been working with the Travertine project which has caused them to delay their project. They have also given an easement to Travertine to construct the roadway. 9. Commissioner Daniels asked if there were pedestrian accesses. Staff indicated the location of the pathway. 10. Commissioner Barrows asked what calculation they used to come up with 25% on the turf. Mr. Horton stated the calculations were based on the whole project. Commissioner Barrows stated the condition was written to require the corner to have less than 50% of turf and this appears to be over 50%. Mr. Horton stated they could reduce the area and add shrubs. This is the first time he has ever been approached with reducing turf on one section of a project instead of the project as a whole. Commissioner Barrows stated that in today's environment she would want to see the lake and turf reduced significantly more. Mr. Horton stated the water has to have a beginning and end. 11. Chairman Quill asked how Madison Street was approved. Staff stated there is a condition in the Tentative Tract Map regarding the size of the street with a five year improvement timeline. Madison Street is a Secondary Arterial in the General Plan and is planned to go through to the south. Chairman Quill stated that in the General Plan Madison Street does not show a multi -use trail from Avenue 58 to the levee and the Commission was certain that they would want a multi -use trail continue from the intersection of Madison Street and Avenue 58 to the levee. It was his understanding that this project was conditioned for a trail. This map does not show the trail going up and over the levee. When Andalucia comes back for the development west of Madison Street they will be conditioned to put the trail in. He wants to be sure that this project has a trail on Avenue 60, and/or Madison Street. Staff 3 Planning Commission Minutes April 10, 2007 stated the tract was not conditioned for a multi -use trail on Madison Street. There is a multi -use trail conditioned on Avenue 60. The applicant in conjunction with the processing of the map has asked for a change to Avenue 60, which makes Avenue 60 West of Madison Street a private street. This will have a multi -use trail on Avenue 60. The trail is called out in the General Plan Map and the conditions for this permit reference those conditions. Plans have not been submitted for the redesign of Avenue 60, so staff has not seen the design yet. 12. Commissioner Barrows asked where the trail on Avenue 60 connects. Staff stated there is no place for it to connect at this time. 13. Chairman Quill stated there has to be a trail either on Madison Street or Avenue 60. As the east side is developed it is too late to add the trail on the east side, but the west side could be required. Staff stated there will be a trail on Avenue 60. As all the property owners on Avenue 60 have to agree to privatization of the street, staff cannot determine which side of the street it will go on until the plans are submitted. Community Development Director Doug Evans stated this street is a local street and it would come to the Commission for a General Plan determination and the street vacation would go to Council. Staff could require the applicant to bring back the preliminary design of the street. Chairman Quill asked if there was any significant objection to requiring a condition for a multi -use trail on Madison Street or Avenue 60. Mr. Hughes stated they have no objection. They have no objection to the trail being put on Madison Street. Community Development Director Doug Evans stated a condition could be added that the multi -use trail be required on Madison Street and when Avenue 60 street vacation comes forward, we can change the designation. Discussion followed regarding the location of the trail. 14. Commissioner Barrows asked if there were any features of the homes that lend themselves to energy efficiency or conservation. Mr. Dennis Danahey, architect, stated they have made the walls thicker and recessed the windows and added large overhangs. Solar reflectors to reduce heat gain as well as stone and brick. Passive solar will also be used. Mr. Horton stated that in regard to the non -turf options, they are instituting a number of the newer irrigation technology into the project. In regard to the pumps being used they are investigating their options. ` 4 Planning Commission Minutes April 10, 2007 15. There being no further questions of staff, the applicant or any other public comment, Chairman Quill closed the public participation portion of the hearing. 16. Commissioner Engle stated that as long as they could reach a solution to the turf, trail and water feature, he has no objection. 17. Commissioner Daniels stated his concern is only the water feature. He would have no objection to the elimination of the lake and the corner turf being reduced to 50%. 18. There being no further discussion, it was moved and seconded by Commissioners Barrows/Daniels to adopt Planning Commission Resolution 2007-015 to of Site Development Permit 2007-881, as recommended and modified: a. Condition 24: Last sentence deleted and multi -use trail along Avenue 60 or Madison Street added to the landscaping plan. b. Condition added: The water feature shall be eliminated and the corner landscaping reduced to 50% and adding a no -turf option for the front yard be added. ROLL CALL: AYES: Commissioners Barrows, Daniels, and Chairman Quill. NOES: Commissioner Engle. ABSENT: Commissioner Alderson. ABSTAIN: None. Commissioner Alderson rejoined the Commission. A. Site Development Permit 2007-882; a request of Fancher Development Services-Mimi's Cafe for consideration of architecture and landscaping plans for a restaurant located south of Highway 11, southeast of the Depot Drive in the Komar Desert Center. 1 . Chairman Quill opened the public hearing and asked for the staff report. Assistant Planner Yvonne Franco presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Quill asked if there were any questions of staff. Commissioner Daniels asked if this fronts onto Highway 111. Staff stated yes. There is no development in front of this project. 5 mom® Planning Commission Minutes April 10, 2007 3. Commissioner Barrows asked about the Chilean Mesquite and the ALRC has suggested these species be replaced. Staff stated it was not mentioned and it will also be used in the circular planter. 4. Commissioner Alderson asked about Condition No. 8 and the ground -mounted flood lights being removed. Staff recommended this to the ALRC because it appeared they would be too bright and the ALRC agreed. 5. There being no further questions of staff Chairman Quill asked if the applicant would like to address the Commission. Mr. Jared Taylor, representing Francher Development, stated he was available to answer any questions. They had a request to change Condition No. 52 regarding a modification to the cornice on the entry feature to make it match the remainder of the building. They are requesting to leave the detail as proposed to help point out the entry location. 6. Commissioner Alderson asked why staff was requesting the post size on Condition No. 4 be increased. Planning Manager Les Johnson stated it was a staff recommendation and ALRC concurred that they needed to be larger. Commissioner Alderson commented that the waiting room inside was very small. Mr. Taylor stated they do have the outside area as well as the bar area and has worked in the past at their other restaurants. 7. Commissioner Daniels asked if this was the same size as the one in Rancho Mirage. Mr. Taylor stated yes. 8. Commissioner Barrows asked the location of the additional landscaping by the electrical room. Staff noted the location on the site plan. 9. There being no further questions of staff, the applicant or any other public comment, Chairman Quill closed the public participation portion of the hearing. 10. There being no further discussion, it was moved and seconded by Commissioners Alderson Barrows/Daniels to adopt Planning Commission Resolution 2007-016 to of Site Development Permit 2007-882, as recommended and modified: a. Condition 52: deleted Planning Commission Minutes April 10, 2007 BUSINESS ITEMS: A. Village Use Permit 2005-030; a request of Leyva & Wilde, Inc. for consideration of pre -construction landscaping 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. Chairman Quill opened the public hearing and asked for the staff report. 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 noted a public utility 'easement has been found along Avenida Villa and it is not known whether or not the tree treatment will be feasible. 2. Chairman Quill asked if there were any questions of staff. Commissioner Alderson clarified that all three options have the same number of trees and the same amount of curvilinear wall treatment. Staff stated the wall is the same.but the tree options are reduced on Option 1. Commissioner Alderson asked for clarification on what the Commission's review went into regarding the streetscape. Staff explained the area. 3. Commissioner Daniels asked what areas would be replaced with river rock. Staff stated it was to be under and between the low- lying shrubs. Community Development Director Doug Evans stated that staff would not support use of any material which could be picked up and used as a projectile. 4. Commissioner Barrows asked how this could interfere with people walking or with the bicycle travel. Staff stated that with street trees in the curb it would reduce the ability to ride on the sidewalk. Commissioner Barrows asked how children are expected to ride bicycles and should the Commission ensure there is the ability to have a safe place for children to ride. 5. Chairman Quill stated the sidewalks are not designed, to have bicyclists riding on them. 6. Commissioner Barrows asked if the tree Js a multi -branch tree. Staff stated it is hopeful that the tree wells are designed to not cause a problem. In regard to it being multi -trunk, the landscape architect can answer that question. 7 n.kVmmmnrCk Dl ArA;^. . N1nnTA 1nm A.... Planning Commission Minutes April 10, 2007 7. There being no further questions of staff Chairman Quill asked if the applicant would like to address the Commission. Mr. Richard Leyva stated they were available to answer any questions. 8. Chairman Quill asked if there were any questions of the applicant. Commissioner Alderson asked if it is a canopy or multi -trunk tree. Mr. Leyva stated the tree type was recommended by staff. They wanted more of a willow and linear. Community Development Director Doug Evans stated the Tipuana was recommended in that it was approved at the La Quinta Museum and recommended by local landscape architects as street trees. Staff was concerned that the willow was too spindly and Council wanted a tree that was strong and would have an impact. This can be worked out between staff and the applicant. Mr. Leyva stated it does have a canopy and is normally a single trunk canopy tree. 9. Commissioner Daniels asked how high the tree gets in relation to the building; will it reach the second story. Mr. Leyva stated it could in time. 10. Chairman Quill asked if the applicant was OK with Option 3C and the responsibility of maintenance the street trees. The applicant agreed with Option 3C and maintaining of the trees. Chairman Quill stated he would not want to lose the street tree design for a Public Utility Easement (PUE). Principal Engineer Ed Wimmer stated that in regard to public utility easements they do have their restrictions. Chairman Quill stated that if we defer to the utility they will not allow the tree within 15 feet. It would be important to the aesthetics of "Old Town" to see that a solution is reached. Staff stated they will do their best to see this happen, but it is not certain that a utility company will observe the City's request. This easement was found late in the process and the City has no feedback from them at this time. Mr. Timothy Odebunmi, Hacker Engineering, stated that in regard to the PUE on the south side they currently have CVWD laterals coming from Avenida Navarro along the south side of the property going 100 feet into the landscape area. On the north side they have a 20 foot landscape and PUE coming through an access corridor between the two buildings along Tampico. They will be speaking with the utility companies regarding the easements. These utilities are currently being designed and are not yet installed. There are utilities in the five foot easement. Mr. Leyva stated the utilities are currently more in conflict with the hardscape than the landscape. H ndlNpnnl`C\D!` •Iln. n..e\Onn7\A Inn, A— �A Planning Commission Minutes April 10, 2007 11. There being no further questions of staff, the applicant or any other public comment, Chairman Quill closed the public participation portion. 12. There being no further discussion, it was moved and seconded by Commissioners Barrows/Alderson to adopt Minute Motion 2007- 007 approving Village Use Permit 2005-030, recommending Option 3C as recommended and modified: a. Condition 4: The applicant shall use an alternative material to the river rock and mulch. b. Condition added: The applicant shall work with staff to allow flexibility in the selection of the tree species. CORRESPONDENCE AND WRITTEN MATERIAL: None. COMMISSIONER ITEMS: A. Chairman Quill gave a review of the City Council meeting of April 3, 2007. B. Commissioner Daniels asked that the subject of water use standards be added to the next Joint.Meeting with the City Council to get a consensus regarding the City's direction. Also, he would like to request staff look at the Green. Build ideas. Staff stated a policy has been added regarding energy and conservation uses and staff has implemented some of these ideas in one of the City's RDA projects. Research is being done and money allocated for conference work to educate staff on this new area. Discussion followed regarding energy conservation ideas. ADJOURNMENT: There being no further it was moved and seconded by Commissioners Barrows/Daniels to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on April 24, 2007. This regular meeting was adjourned at 9:28 p.m. on April 10, 2007. Respectfully submitted, Betty Sawyer, Executive Secretary City of La Quinta, California PH #A STAFF REPORT PLANNING COMMISSION DATE: APRIL 24, 2007 CASE NO: ENVIRONMENTAL ASSESSMENT 2006-562, GENERAL PLAN AMENDMENT 2006-107, ZONE CHANGE 2006-127, SPECIFIC PLAN 83-002, AMENDMENT #6, TENTATIVE TRACT 32266, . SITE DEVELOPMENT PERMIT 2006-852, DEVELOPMENT AGREEMENT 2006-011 REQUEST: STAFF REQUESTS CONTINUANCE OF THE ABOVE -LISTED APPLICATIONS LOCATION: LOCATED WITHIN THE PGA WEST DEVELOPMENT, BOUNDED ON THE NORTH AND EAST BY THE PGA WEST STADIUM COURSE AND CLUBHOUSE, AND ON THE SOUTH AND WEST BY PGA BOULEVARD (ATTACHMENT 1) APPLICANT/ PROPERTY OWNER: PACIFIC SANTA FE CORPORATION / CROWNE POINTE PARTNERS, LLC. BACKGROUND Staff is requesting a continuance of the Eden Rock project to the Planning Commission meeting of May 8, 2007. The continuance is necessary due to procedural issues relevant to the environmental review that will require new traffic data to be generated, as well as some exhibit revisions that have not been completed as originally planned. At the time of this report, it is the staff intention to re -notice the Planning Commission hearing for May 8, and retain the currently scheduled City Council date of May 15. RECOMMENDATION Move to continue consideration of Environmental Assessment 2006-562, and its associated applications, to the regularly scheduled Planning Commission meeting of May 8, 2007. Prepared by: Wallace Nesbit, Principal Planner PH #B PLANNING COMMISSION STAFF REPORT DATE: APRIL 24, 2007 CASE NUMBER: SITE DEVELOPMENT PERMIT 2006-872 APPLICANT & PROPERTY OWNER: TRANS WEST HOUSING, INC. LANDSCAPE ARCHITECT: HSA DESIGN GROUP REQUEST: CONSIDERATION OF ARCHITECTURE AND LANDSCAPING PLANS FOR A PROPOSED 21,204 SF CLUBHOUSE, ENTRY GATE, AND RECREATIONAL PARCEL LOCATION: WITHIN PROPOSED TENTATIVE TRACT MAPS 32879 AND 34642, SOUTH OF AVENUE 54, EAST OF MADISON STREET, WEST OF MONROE STREET, AND NORTH OF THE GREG NORMAN COURSE (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT HAS BEEN PREVIOUSLY ASSESSED 1N CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2004-526 AND 2006-577, WHICH WERE RESPECTIVELY CERTIFIED BY THE CITY COUNCIL ON JANUARY 4, 2005 AND APRIL 17, 2007. AND THEREFORE, NO FURTHER ENVIRONMENTAL REVIEW IS NEEDED. BACKGROUND: The Griffin Ranch project was originally approved by the City Council on January 4, 2004, as part of multiple approvals. The project will be developed with 393 single- family lots over approximately 250 acres, with on -site equestrian facilities and access to the City multi -purpose trail system. The Madison Street gatehouse and perimeter landscaping plans were previously approved by the Planning Commission on January 24, 2006. Prototypical residential units were approved by the Planning Commission on March 14, 2006 and September 12, 2006. An amended Specific Plan and Tentative Tract Map 34642, providing the addition of 90 lots, were PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\PC RPT SDP 06-872 GRIFFIN RANCH.rtf approved by the City Council on April 17, 2007. This proposal consists of the final items necessary for approval by the Planning Commission regarding Griffin Ranch. PROJECT PROPOSALS: Clubhouse The applicants are proposing to construct a 21,204 square foot (SF) clubhouse with 2,363 SF open roof terrace and a separate 835 SF mail center (Attachment 2). The facility will be located to the immediate southeast of the main Madison Street entry. The clubhouse facility is proposed to include four tennis courts, pool, spa, dining facilities, entertainment facilities, a rose garden, multi -use trails, and a fenced horse pasture which will also serve as stormwater retention. The applicants have submitted landscaping plans which utilize a similar plant palate and layout consistent with other portions of Griffin Ranch. While the perimeter of the project site will consist of "Desert Gold" decomposed granite groundcover, turf is identified as the primary groundcover. Phoenix Mesquite trees will provide the primary foliage and shade, complimented by Citrus trees, Acacias, fruitless Olives, Palo Verde, and Palm Trees in the entry medians. A rose garden with a fountain will serve as the focal point of the project at the rear of the clubhouse. The clubhouse architecture will reflect the Andalusia -style cited in the approved Specific Plan, consisting of the distinctive arches, wood posts, lintels, rafters, and decorative tiles. The applicants have submitted a materials board including a desert and earth tone color palate, samples of distressed brick used as highlights along the tops of walls and chimneys, a sample of the decorative precast concrete, and a sample of the decorative clay tile accent used as non -roofing wall accents and concrete roof tile. Clubhouse siding will consist of hand -trowelled smooth stucco. Wrought iron railings and highlights will be painted a black -metallic color. Doors, windows, and wood gates will consist of natural wood with a stain and varnish, a sample of which is provided on the materials board. Proposed trellises, fascia, and lintels will also include natural wood with a similar stain. The tallest point on the building will involve a spire reaching about 37 feet in height, located atop the entry foyer tower and terrace. The highest point of the proposed tile roofing on the foyer tower will be approximately 34 feet in height. The proposed roofing will consist of six different colors of concrete S-tile roofing with random boosting. The proposed mail center architecture is reflective of the clubhouse style and will utilize many of the same architectural features. The mail center will essentially be an open-air building with residents' mailboxes. At its closest point, the clubhouse will be located approximately 600 feet from both the Madison Street right-of-way and the southern property line, the location of the Norman Course of PGA West. P:\Reports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\PC RPT SDP 06-872 GRIFFIN RANCH.rtf The applicants have identified a total of 80 parking spaces and 15 golf -cart spaces. On -street overflow parking for special events will encircle the clubhouse along Secretariat Drive, as identified in the approved Specific Plan. The pasture area will be utilized by those arriving on horseback. Although the Parking Ordinance does not specifically reference clubhouse parking standards, parking provisions will be similar to other clubhouse facilities. Firenze Gate Three of the four perimeter gates accessing Griffin Ranch have been previously reviewed by the Planning Commission. Firenze Gate will be unmanned, providing access to Monroe Street, and will be designed similar in style as the previously approved unmanned gates accessing Avenue 54 (Attachment 3). Entry gates will consist of a metal frame with mounted heavy wood panels. The metal will be painted to have the appearance of wrought iron. The gate will include a pedestrian access point. Street surfacing will consist of decorative brick pavers. Wall designs and light fixtures will be identical to those used on other gates. A stucco wall with earth -tone beige paint and equally -spaced pilasters with an identical inlaid tile design will be used, identical to the remainder of the project. Although the exhibits indicate. both a sidewalk and a multi -purpose trail along Monroe Street, only the trail will be installed. Landscaping around entry gates, including Firenze Gate, will utilize a "meadow" turf design, surrounded by a low cobblestone wall with desertscape plantings in decomposed gravel. Although the existing gates currently have new sod planted, in some instances out of view, the intention is to permit the turf to overgrow into a random, unkempt meadow -like appearance with rye grass and tall fescue grass. These grasses will be planted later during reseeding. The applicants intend to lower some portions of the existing cobblestone wall by another course because this meadow area is. less visible from passing traffic. Over time the meadow grasses should appear over the top of the stone walls. Lot "B" Lot "B" refers to the landscaped open space at the center of Tentative Tract 34642 (Attachment 4). The parcel has a dual use for storm water retention and passive recreational use, incorporating a series of small ponds with waterfalls at the center of a basin. The specific size of the proposed water feature can vary with the amount of water being retained. The purpose of having more turf around the water's edge is for erosion control due to the varying water level. Turf would maintain its appearance better than a decomposed gravel shoreline. Landscaping will consist of turf around the water's edge with desertscape landscaping around the perimeter. The plant palate will be identical to that used elsewhere on the project. A walking; path will encircle the water feature. Lot "B" will extend towards Firenze Gate to provide visibility from the entry. PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\PC RPT SDP 06-872 GRIFFIN RANCH.r[f ANALYSIS Cluhhnuse The approved Griffin Ranch Specific Plan SP 04-074 identifies the use of clay tile for all structures. Staff has previously recommended to the Architectural and Landscape Review Committee (ALRC) that the applicants use clay tile for both the residential units and the gatehouse. In Site Development Permit 2006-853 for the residential units, the applicant requested the flexibility of utilizing either clay tile or concrete tile roofing, to which the ALRC recommended and the Planning Commission approved. The applicants have since opted to exclusively utilize concrete S-tile. There is a water -efficiency concern with the pasture area being completely covered with turf, however because this area is intended for corralling horses and stormwater retention, desert landscaping may pose aesthetic, erosion, and maintenance difficulties. Decorative turf utilized around the tennis courts is recommended for removal and replacement with more water -efficient, desert landscaping. Overall, the clubhouse architecture is consistent with the both the Andalusian architectural style and the applicable development standards contained in the Specific Plan as approved for Griffin Ranch. With the exception of staff's caution regarding the proposed concrete tile roofing material and a recommendation to reduce the use of turf where possible, staff has no issues with the overall architectural style and design of the proposed buildings or the proposed landscaping. Firenze Gate and Lot "B" Entry from the Firenze Gate will open up onto open space Lot "B." The design of Firenze Gate will be nearly identical to the existing unmanned gates along Avenue 54. Both Lot "B" and Firenze Gate will utilize decorative turf and the same plant palate and landscaping design theme as the remainder of the project. The existing master plant palate is from the approved Amended Specific Plan and has previously been revised to exclude plants deemed hazardous to horses. Both Lot "B" and Firenze Gate are designed consistent with the existing portions of the project. During the March 271h, 2007 Planning Commission hearing for the Amended Specific Plan and Tentative Tract Map 34642, Commissioner Barrows suggested reducing the amount of turf and that the applicant consider a reduction to the size of the water feature. The. applicant noted during that meeting that one of the purposes for the basin was to hold Bureau of Reclamation agricultural irrigation water, used for flood irrigation of the adjacent Saddle Club. Because the water level will vary, turf would retain a cleaner appearance than desert groundcover at PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\PC RPT SDP 06-872 GRIFFIN RANCH.rtf the water's edge. Staff recommends reducing the water feature's size and the amount of turf where feasible. ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE RECOMMENDATION The ALRC reviewed two portions of this application on, different dates. The clubhouse was reviewed on October 18, 2006. Firenze Gate and recreational "Lot B" in Tract 34642 were reviewed on April 4, 2007. During the October 18`h review of the Clubhouse, the ALRC recommended the applicants reduce their use of turf where possible, provide a crosswalk between the pasture access trail and the main pedestrian entry at Madison Street, to require shrubs to be a minimum of a five gallon size, and have the final landscaping plans returned to them 'for review. During the meeting, staff reiterated their recommendation of clay tile over concrete tile. Upon reviewing the materials board and hearing the presentation by the applicant, the ALRC supported the applicant's proposed use of a randomly boosted concrete tile. During the April 4th review of Firenze Gate and recreational "Lot B," the ALRC again recommended a reduction in the use of turf, that the applicants consider reducing the size of the water feature, and to have the plans returned to them for final approval. PUBLIC COMMENTS This project was advertised in the Desert Sun newspaper on March 17, 2007 and posted on City Public Hearing information boards. All property owners within 500 feet of the site were mailed a copy of the public hearing notice. At the time of the filing of this report, staff has not received any letters or phone calls from the public regarding these proposals. RECOMMENDATION: Adopt Resolution 2007- , approving Site Development Permit 2006-876, subject to the recommended findings and attached conditions. Prepared by: A rew J. Mogensen Principal Planner I'Meports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\PC RPT SDP 06-872 GRIFFIN RANCH.rtf Attachments: 1. Overall Site Plan 2. Clubhouse Landscaping Plans, Floor Plans, and Elevations* 3. Firenze Gate Elevations and Landscaping Plans* 4. "Lot B" Landscaping Plans 5. ALRC Minutes of October 18, 2006 and April 4, 2007 *Materials board, color samples, and large format plans will be made available during the Planning Commission hearing. PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\PC RPT SDP 06-872 GRIFFIN RANCH.rtf PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 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. Site Development Permit 2006-872 shall comply with all applicable conditions and/or mitigation measures for the following approvals: • Environmental Assessments 2004-526 and 2006-577 • Specific Plan 2004-074 Amendment #1 • Tentative Tract Maps 32879 and 34642 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary applicable clearances and/or permits from the following agencies: • 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 • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB), PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 • . SunLine Transit Agency • South Coast Air Quality Management District 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. 4. A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 5. This Site Development Permit is valid for two years, unless an extension is applied for .and granted by the Planning Commission pursuant to Section 9.200.080 of the La Quinta Municipal Code. 6. 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, the State Water Resources Control Board's Order No. 99-08-DWQ and conditions of Specific Plan 2004-074 and Tentative Tract 32879. • For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs_ less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (".SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. • The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. • The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 2 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 acceptance of all improvements by the City. • The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. a) All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. b) The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. Note: Conditions 3 and 4 above shall be null and void if the existing NPDES construction permit for Tentative Tract 32879 is still applicable, 7. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by anysite plans or exhibits unless specifically identified in the following conditions of approval. PROPERTY RIGHTS 8. 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 PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 3 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 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, if applicable. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer, "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 9. 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. 10. 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. PM1O Plan 1" = 40' Horizontal C. SWPPP (unless covered by SWPPP for Tract 1 " = 40' Horizontal D. Storm Drain Plans 1 " = 40' Horizontal NOTE: A through D to be submitted concurrently. 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. PAReports - PC\2007\4-Z4-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 4 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 "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, retaining and perimeter walls, pathways, recreational acilities, drainage facilities, etc. ADA accessibility to public streets, adjacent buildings and existing handicap parking shall be shown on the Precise Grading Plans at a scale to be determined by the Public Works Department. 11. 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-quinta.org). Navigate to the Public Works Department home page and look for the Standard Drawing hyperlink. 12. The applicant shall furnish a complete set of mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 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. IMPROVEMENT SECURITY AGREEMENTS 13. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. PRECISE GRADING 14. The applicant shall comply with the provisions of Section .13.24.050 (Grading Improvements), LQMC. 15. 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. 16. To obtain an approved precise grading permit, the applicant shall submit and obtain approval of all of the following: A. A precise grading plan prepared by a qualified engineer or architect, P:\Reports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 5 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 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 D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. 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. 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. 17. 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. 18. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five tenths of a foot (0.5 feet) from the elevations shown on the Preliminary Grading Plan submitted with this Site Development Permit, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 19. Prior to the issuance of a building permit for any building lot, the applicant shall provide a pad elevation and geotechnical certification stamped and signed by a qualified engineer or surveyor, as applicable. DRAINAGE 20. The, approved hydrology and drainage report for Tract Map No. 32879 shall be refined for this Site Development Permit for stormwater handling as approved by the City Engineer. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. PdReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc I COA Page 6 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-15 - Underground Retention Basin Design Requirements. 21. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. UTILITIES 22. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 23. 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. , 24. 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. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. 25. No multi -purpose rail fencing shall be constructed over the PUE unless written approval is obtained from all utility companies. STREET AND TRAFFIC IMPROVEMENTS 26. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally), & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets. A. PRIVATE STREETS 1) Clubhouse Entry Drive Construct full 55-foot wide travel width and median improvements per the Griffin Ranch Clubhouse Precise Grading plans. The applicant shall provide 20 feet of total paved PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 7 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 roadway surface or as approved by the Riverside County Fire Department. 2) The Clubhouse Entry Drive connection at the Mery Griffin Way Roundabout shall provide adequate intersection sight distances and signage. Additionally, the connection shall be designed by a design professional with demonstrated experience with roundabout design and as approved by the City Engineer and the Fire Department. B. ON -SITE MULTI -PURPOSE TRAILS. The design of multi -purposed trails including finished surface, geometry, rail fencing, curb transitions, slopes, sight distances, signing, and location shall be as approved by the City Engineer and the Community Development Director. No multi -purpose rail fencing shall be constructed over the PUE unless written approval is obtained from all utility companies. Improvements including multi -purpose trail street intersections and crossing shall include appurtenances such as traffic control signs and advance warnings signs, markings and other devices as required by the City Engineer and Community Development Director. Entry drives, main interior circulation routes, and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 27. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Entry Drive Proposed Pavers over Structural Pavement Section or the approved equivalents of alternate materials. 28. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current PAReports - PC12007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 8 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 production. The applicant shall not schedule construction operations until mix designs are approved. A. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 29. 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. PARKING LOTS and ACCESS POINTS 30. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). In particular, the following are conditioned with this approval. 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. 31. General access points and turning movements of traffic to on site private streets are limited to the access locations approved for Site Development Permit 2006- 872 and these conditions of approval. 32. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. PdReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 9 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 33. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 34. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 35. 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. CONSTRUCTION 36. The City will conduct final inspections of habitable buildings only when the buildings have improved entry drive and (if required) sidewalk access to private streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPING 37. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 38. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 39. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect., 40. , The applicant shall submit an application for final landscape plans to the Community Development Department. When plan checking has been completed by the Community Development Department and the Public Works Department, PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 10 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 plans shall go to the Architecture and Landscaping Review Committee for final approval. The applicant shall be responsible for obtaining the signatures of CVWD and the Riverside County Agricultural Commissioner prior to final approval. NOTE: Plans are not approved for construction until signed by the Community Development Director. 41. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director and 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. 42. The applicant or his ;agent has the responsibility for proper sight distance requirements in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way to confirm with the latest edition of the AASHTO Geometric Design of Highways and Streets. 43. Measures shall be taken to replace and repair any landscaping or irrigation equipment which is damaged or eaten by horses. 44. Any ground -mounted mechanical equipment shall be screened by a wall, landscaping, or combination of the two, of a sufficient height and/or density to fully screen such equipment above its horizontal plane. 45. Any building mounted mechanical equipment shall be fully screened from view by an architectural feature, wall, or parapet of sufficient height to fully screen such equipment above its horizontal plane. 46. The applicants shall reduce the overall use of turf and the size of the lot "B" water feature on the final landscaping plans where feasible. 47. Turf shall be minimized on the final landscaping plans at those locations adjacent to the clubhouse tennis courts. 48. Turf shall be reduced adjacent to Firenze Gate. All areas planted with turf adjacent to Firenze Gate shall be visible from pedestrians and the right-of-way. 49. The clubhouse pasture access trail and any other multi -purpose trails shall PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 11 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 provide connectivity to any existing trail access across the street where feasible. COMMUNITY DEVELOPMENT 50. Only lighting installed in accord with the Outdoor Lighting Ordinance shall be permitted. Details of all perimeter landscape lighting fixtures and a photometric plan for the clubhouse, mail center, tennis courts, Lot B, and the Firenze Gate entry shall be submitted to the Community Development Department with the final landscaping plans to ensure conformance with the Outdoor Lighting Ordinance. 51. Tennis court lighting shall be entirely focused on the courts, outfitted with visors, and be installed with an automatic shut-off timer, motion sensor, or similar device. Pole light fixtures shall not be permitted higher than 12 feet above pad elevation. QUALITY ASSURANCE 52. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 53. 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. 54. 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. 55. 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 AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 12 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 MAINTENANCE 56. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 57. 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 58. 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. 59. 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). FIRE DEPARTMENT 60. Provide or show there exists a water system capable of delivering a fire flow 2500 gallons per minute for two hours duration at 2Opsi residual operating pressure, which must be available before any combustible material is placed on the construction site. 61. Approved accessible on site fire hydrants shall be located not to exceed 330 feet apart in any direction as measured by an approved route around the complex, exterior of the facility or building, and no portion of a building further than 165 feet from a fire hydrant. Fire hydrants shall provide the required fire flow. 62. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to the Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be. presented to the Fire Department for review and approval. P:\Reports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 13 of 14 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-872, GRIFFIN RANCH TRANS WEST HOUSING APRIL 24, 2007 63. The applicant/developer shall mount blue dot retro-reflectors pavement markers on private streets, public streets, and driveways to indicated location of the fire hydrant. It should be 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 64. Access lanes will not have an up or downgrade of more than 12%. Access will not be less than 20 feet in width and have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 80,000 pounds over 2 axles. Access will have a turning radius capable of accommodating the fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. 65. Driveway loops, fire apparatus access lanes, and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall prepare and submit to the Fire Department for approval; a site plan designating required fire lanes with appropriate lane printing and/or signs. 66. An approved Fire Department access key lock box (minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 67. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for, building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from the street at all hours. 68. Final conditions shall be reviewed and approved by the Fire Marshall during the plan check stage. PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\COA SDP 2006-872.doc COA Page 14 of 14 PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING ARCHITECTURE AND LANDSCAPING PLANS FOR A PROPOSED CLUBHOUSE FACILITY, ENTRY GATE, AND RECREATIONAL OPEN SPACE PARCELS WITHIN THE GRIFFIN RANCH RESIDENTIAL DEVELOPMENT CASE NO.: SITE DEVELOPMENT PERMIT 2006-872 APPLICANT: TRANS WEST HOUSING WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24T" day of April, 2007, hold a duly noticed Public Hearing to consider the request of TRANS .WEST HOUSING to approve development plans for a clubhouse facility, an entry gate, and a landscaped recreational parcel located between Madison Street, Monroe Street, and south of Avenue 54, more particularly described as: PORTIONS OF THE NORTH 1/2 OF SECTION 15, T6S, R7E, S.B.B.M. WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the La Quinta Community Development Department has completed Environmental Assessments (EA) 2004-526 and 2006-577. The Community Development Director has determined that the project will not have a significant adverse impact on the environment and therefore, recommends a Mitigated Negative Declaration of environmental impact be certified; and WHEREAS, the Architecture and Landscaping Review Committee did, on the 181h day of October, 2006 and on the 4th day of April, 2007, both regular meetings, recommended approval of the development plans, subject to conditions; and, ` WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on the 7"' day of- April, 2007, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; 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: PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\RESO SDP 2007-872.doc Planning Commission Resolution 2007- Site Development Permit 2006-872 Trans West Housing/Griffin Ranch April 24, 2007 1. The architectural design of the clubhouse 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 and with the quality of design prevalent in the city. The clubhouse is well designed and will conform to the rural equestrian theme for the project. 2. The proposed development is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the Very Low Density Residential (VLDR) Land Use designation, and is compatible with Specific Plan 2004-074 Amendment #1. 3. The site design of the project including, but not limited to project entries, interior circulation, pedestrian amenities, multi -purpose trails, exterior lighting, pastures, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 4. Project landscaping including, but not limited to the location, type, 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 and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, 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 2007-872 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 24`h day of April, 2007, by the following vote, to wit: AYES: NOES: PAReports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\RESO SDP 2007-872.doc Planning Commission Resolution 2007- Site Development Permit 2006-872 Trans West Housing/Griffin Ranch April 24, 2007 ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California P:\Reports - PC\2007\4-24-07\SDP 06-872 Griffin Ranch\RESO SDP 2007-872.doc Attachment 5 MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A Special meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA October 18, 2006 10:00 a.m. CALL TO ORDER A. This meeting of the Architectural and Lan#caping Review Committee was called to order at 10:07 a.m. by Play(ning Manager Les Johnson. B. Committee Members present: Fra Christopher and Tracy Smith. It was moved and seconded by Co mittee Members Christopher/Smith to excuse Committee M/ndrew bbitt. Unanimously approved C. Staff present: Planning Les Johnson, Principal Planner Stan Sawa, Associate PlannMogensen, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: III. CONFIRMATION OF TXE AGENDA: Confirmed. IV. CONSENT A. ApprovX of the minutes for September 20, 2006, was continued as Com ttee Member Christopher was not present at the meeting of Sep tuber 20, 2006 and Committee Member Bobbitt was absent frg.fn this meeting. Unanimously approved. V. BUSINESS ITEMS: A. Site Development Permit 2006-876; a request of Trans West Housing for consideration of landscaping for typical residential units in Griffin Ranch located south of Avenue 54, east of Madison Street, north of Greg Norman Course, and west of Monroe Street. 1. Associate Planner Andy Mogensen presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Marty Butler and Jerry Herman of Trans West Housing, and landscape architect Chuck Shephardson who gave .a presentation on the project. r-k%Afcnnrc%ni are i n_i a_na nnr Architecture and Landscaping Review Committee October 18, 2006 2. Committee Member Christopher explained the City's reasoning for wanting to see less turf. Mr. Shephardson stated their reasons for the landscape designs they were presenting were to retain control on the streetscape. They will have turf -less front yards. 3. Committee Member Smith asked if they could have a complete turf backyard. Ms. Butler stated they will have to submit any rear landscaping plans as well to the architectural review board. 4. There being no further questions, it was moved and seconded by Committee Members Smith/Christopher to adopt Minute Motion 2006-031 recommending approval of Site Development Permit 2006-876, as recommended with the deletion of Condition No. 1. Unanimously approved. B. Site Developmenti Permit 2006-872; a request of Trans West Housing for consideration of landscaping plans for a proposed Clubhouse in Griffin Ranch loc tad south of Avenue 54, east of Madison Street, north of Greg Nor n Course, and west of Monroe Street. Associate Pla ner Andy Mogensen presented the information contained in th staff report, a copy of which is on file in the Community Dev lop ment Department. Staff introduced Marty Butler and Jerr Herman of Trans West Housing, Chuck Shephardson land cape architect and Phillip Pekarek architect. Mr. Herman asked or the flexibility of concrete roof tiles with the variety of color The custom homes will have more clay and will be boosted. 2. Committee Member C ristopher stated it is one of the best architecturally designed buildings and has no objections. Mr. Pekarek stated they h ve used the concrete tile on most buildings they are curre tly building due to the maintenance problem they have with t clay breaking. Committee Member Christopher asked where a accent clay tile would be used. Mr. Pekarek indicated the to tion on the site plan. 3. There being no further questio s, it was moved and seconded by Committee Members Chris pher/Smith to adopt Minute Motion 2006-032 recommending pproval of Site Development Permit 2006-876, as recommended -but allowing the applicant the six color mix with concrete tile, as used in the residential development. Unanimously approved. r 9\MRnnrQ\ A l Rr\ t n_ t R_na nnr 2 MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A Regularly Scheduled meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA. April 4, 2007 / 10:00 a.m. I. CALL TO ORDER A. This meeting of the Architectural Od Landscaping Review Committee was called to order at 10:30 a. by Planning Manager Les Johnson. B. Committee Members presen . Bill Bobbitt and Frank Christopher. It was moved and seconded y. Committee Members Bobbitt/Bobbitt to excuse Committee Memb r Smith. Unanimously approved. C. Staff present: Plann' g Manager Les Johnson, Principal Planner Wallace Nesbit, and xecutive Secretary Betty Sawyer. II. PUBLIC COMMENT: No e. II. CONFIRMATION OF HE AGENDA: Confirmed IV. CONSENT CALE AR: A. It was oved and seconded by Committee Members Bobbitt/Smith to appro a the Minutes of March 21, 2007 as submitted. Unanimously V. BUSINESS ITEMS: A. Site Development Permit 2007-872; a request of Trans West Housing for consideration of architecture and landscaping plans for proposed Landscape Lot "B" and Firenze Gate I Tentative Tract 34642 (Griffin Ranch).' 1. Associate Planner Andrew Mogensen presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Trans West representatives who gave a presentation on the project. 2. Committee Member Christopher asked if any calculations were done on the gate entrances in regard to turf usage and equestrian uses. Staff stated the turf being used is behind the decorative wall and is not visible from the street. The turf has r. IInicnnrc�ei ar%a_a.m nnr Architecture and Landscaping Review Committee April 4, 2007 been reduced and has a dual purpose as it will work in conjunction with the retention basin. 3. Committee Member Bobbitt asked about the amount of turf and the Commission's concerns. Mr. Shepardson stated the turf area would be reduced, but they did have approval from CVWD. They will use desertscape on the upper level and turf on the lower level. Committee Member Bobbitt asked how the landscaping is reviewed by staff in regard to view obstructions. Staff explained the plants were reviewed by both Community Development Department and Public Works in regard to view obstruction. Ms. Marty Butler asked if the Commission had discretion on the size of the lake. Committee Member Bobbitt stated he would concede to CVWD's approval. Ms. Butler explained the Bureau of Reclamation line that runs along through the property and will feed the lake. Committee Member Bobbitt asked where the pump station would be. Ms. Butler stated it would be to the south and will be maintained. 4. Committee Member Christopher stated he too would concede to -what CVWD approves. 5. There being no further questions, it was moved and seconded by Committee Members Christopher/Bobbitt to adopt Minute Motion 2007-005 recommending approval of Site Development Permit 2007-872, as recommended. Unanimously approved. B. Sltk Development Permit 2007-879; a request of The Foundation GrouN ILL for consideration of architecture and landscaping plans for Pad Site within the existing La Quinta Village Shopping Center (Plot Plan 991-456) located on the northwest corner of Calle Tampico and shington Street. 1. Assistant Plan r Eric Ceja presented the information contained in the staff report, copy of which is on file in the Community Development Depart t. 2. Committee Member Bobbitt eted his concern is that he is not familiar with the original plan Nr the center. The massing of the building is larger than the origi al intent of the center. Staff explained the original intent was to have people seen seating outside eating to draw them into the Village. Committee Member Bobbitt stated his concern is that now there will be a building sitting there after having the open space for so long. Staff stated it is recommended that the overall size be reduced. - 2 r>kmivnnrcW ar%a_a_m nnr. PH #C PLANNING COMMISSION STAFF REPORT DATE: APRIL 24, 2007 CASE NO.: ENVIRONMENTAL ASSESSMENT 2006-578 GENERAL PLAN AMENDMENT 2006-109 ZONING ORDINANCE AMENDMENT 2006-086 APPLICANT: CITY OF LA QUINTA REQUEST: CONSIDERATION OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND GENERAL PLAN AMENDMENT AND ZONE TEXT AMENDMENT TO ESTABLISH POLICIES AND STANDARDS FOR THE DEVELOPMENT OF TENTATIVE TRACT MAPS ON PARCELS OF TEN ACRES OR LESS IN THE SOUTHEASTERN PORTION OF THE CITY LOCATION: SOUTHEAST PORTION OF THE CITY, SOUTH OF AVENUE 52 PROPERTY OWNER: NOT APPLICABLE GENERAL PLAN/ ZONING` DESIGNATIONS: VARIES; LOW DENSITY RESIDENTIAL AND VERY LOW DENSITY RESIDENTIAL SURROUNDING LAND USES: GENERALLY, THIS AREA OF THE CITY IS DEVELOPED IN SINGLE- FAMILY TRACTS TRACTS AND COUNTRY CLUB DEVELOPMENTS OF VARYING SIZES BACKGROUND: Staff is requesting a continuance of this matter to the Planning Commission meeting of May 8, 2007. The continuance is necessary in order to allow staff additional time to review the draft ordinance. Staff expects to complete review of the ordinance in time to properly notice and report for the May 8, 2007 Planning Commission meeting. RECOMMENDATION Move to continue consideration of Environmental Assessment 2006-578, and its associated applications, to the regularly scheduled Planning Commission meeting, -of-. May 8, 2007. Prepared by:/ Jodi son ping Manager