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2007 05 22 PC�4 Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AG EN DA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California MAY 22, 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 2007-022 Beginning Minute Motion 2007-008 I. CALL TO ORDER A. Flag Salute B. Pledge of Allegiance C. Roll Call 11. 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 May 8, 2007. P:\Reports- PC\2007\5-22-07\Agenda.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 ................ TENTATIVE TRACT MAP 34969 AND SITE DEVELOPMENT PERMIT 2007-883 Applicant......... East of Madison, LLC Location........... Within the Madison Club, south of Avenue 52, east of Madison Street, west of Monroe Street Request ........... Consideration of plans to subdivide an area within the Madison Club residential project into a Clubhouse site. Site to include building, parking lot, tennis court, and landscaping plans for the Madison Club Clubhouse Action.............. Resolution 2007 and Resolution 2007- VI. BUSINESS ITEMS: A. Item ................ SITE DEVELOPMENT PERMIT 2006-862 Applicant......... Highland La Quinta, LLC Location........... North side of Highway 111, between Jefferson Street and Dune Palms Road. Request .......:... Consideration of screening for a drive-thru lane for commercial buildings in Phase 2 of the Dunes Business Park. Action .............. Minute Motion 2007- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vill. COMMISSIONER ITEMS: A. Review of City Council meeting of May 1, 2007 B. Discussion regarding Commission summer meeting schedule IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to beheld on June 12, 2007, at 7:00 p.m. P:\Reports - PM2007\5-22-07\Agenda.doc 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, May 22, 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, May 18, 2007. DATED: May 18, 2007 BE V.S WYER, Executive Secretary City inta, 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. PAReports - PC\2007\5-22-07\Agenda.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA May 8, 2007 CALL TO ORDER 7:00 P.M. 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. C. Staff present: Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Planning Manager Les Johnson, Principal Planner Wallace Nesbit, Assistant Planner Jay Wuu, 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 April 24, 2007. There being no changes, it was moved and seconded by Commissioners Barrows/Alderson to approve the minutes as submitted. Unanimously approved. V. PUBLIC HEARINGS: A. Environmental Assessment 2006-562, General Plan Amendment 2006- 107 Zone Change 2006-127 Specific Plan 83-002 Amendment #6, Tentative Tract Map 32266 Site Development Permit 2006-852, and Development Agreement 2006-011; a request of Pacific Santa Fe Corporation/Crowne Pointe Partners, LLC, for consideration of the following application requests: recommend adoption of a Mitigated Negative Declaration; an amendment to the General Plan Land Use Element, from Tourist Commercial (TC) to Resort Mixed Use (RMU); change the Official Zoning Map, from Tourist Commercial (CT) to Tourist Commercial/Residential Specific Plan (CT/RSP); update the overall PGA Planning Commission Minutes May 8, 2007 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; the division of ±42 acres into 97 residential lots, a 1.35 acre community center lot, and other common area lots; 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 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 for the property located within the PGA West development, bounded on the north and east by the PGA West Stadium Courseand Clubhouse and on the south and west by PGA Boulevard. 1. Commissioner Daniels excused himself due to a potential conflict of interest and left the dais. 2. Chairman Quill reaffirmed the public hearing was open and asked for the staff report. Principal Planner Wallace Nesbit informed the Commission that the recommendation was to take the item off calendar to allow staff and the applicant time to resolve environmental issues. The item would be re -noticed at a future date to be brought back to the Commission. 3. It was moved and seconded by Commissioners Alderson/Barrows to remove the item from the calendar. Unanimously approved. Commissioner Daniels rejoined the Commission. B. Conditional Use Permit 2007-103; a request of Cham T. Prince for consideration of a Cosmetology School within an existing commercial space located at 79-430 Highway 1 1 1, the northwest corner of Highway 111 and Dune Palms Road within the La Quinta Valley Plaza. 1. Chairman Quill opened the public hearing and asked for the staff report. Associate Planner Jay Wuu 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. There being none, Chairman Quill asked if the applicant would like to r\\A/GnnnC\pn .1:n.....N 9nn91F 0 n7 A-- 2 Planning Commission Minutes May 8, 2007 address the Commission. Ms. Danielle Alexander, representing the applicant stated she was available to answer any questions and confirmed they had the support of the other residents in the Center. 3. Commissioner Alderson asked the hours of operation. Ms. Alexander stated they run in four hour intervals in the morning, afternoon, and evening. The business will utilize about 10,000 square feet of the 15,000 square foot building. 4. There being no further questions of staff, the applicant or any other public comment, Chairman Quill closed the public participation portion of the hearing. 5. There being no further discussion, it was moved and seconded by Commissioners Daniels/Engle to adopt Planning Commission Resolution 2007-018 approving Conditional Use Permit 2007-103, as recommended. C. Continued - Environmental Assessment 2006-578, General Plan Amendment 2006-109, and Zoning Ordinance Amendment 2006-086; a request of the City for 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 portionof the City. Chairman Quill opened the public hearing and asked for the staff report. Planning Manager Les Johnson 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 Alderson asked how many acres of land this change will affect in the future. Staff stated approximately 35 lots and identified the land on the map exhibit. 3. Chairman Quill asked if this would affect any lands that would be annexed. Staff stated that if any of the properties were designated as Low Density Residential (RL), it would apply. 4. There being no further questions of staff Chairman Quill asked if the applicant would like to address the Commission. Mr. David Planning Commission Minutes May 8, 2007 Turner, 81-180 National Drive, La Quinta, asked where the landscape buffer would apply in regard to landscape parkways width in relation to a cul-de-sacs. Staff stated that it refers to the perimeter fronting public street that would require the 30-foot setback. Mr. Turner stated he understood the intent was to combine the properties into larger projects; however do they need to be contiguous. Staff stated it would need to be one map that is greater than ten acres. If the consolidation of the properties was greater than ten acres it would apply. 5. There being no further questions of staff, the applicant or any other public comment, Chairman Quill closed the public participation portion of the hearing. 6. There being no further discussion, it was moved and seconded by Commissioners Daniels/Barrows to adopt Planning Commission Resolution 2007-019 recommending certification of a Negative Declaration for Environmental Assessment 2006-578, as recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Engle and Chairman Quill. NOES: None. ABSENT: None. ABSTAIN: None. 7. It was moved and seconded by Commissioners Daniels/Barrows to adopt Planning Commission Resolution 2007-020 recommending approval of General Plan Amendment 2006-,109, as recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Engle and Chairman Quill. NOES: None. ABSENT: None. ABSTAIN: None. 8. It was moved and seconded by Commissioners Daniels/Barrows to adopt Planning Commission Resolution 2007-021 recommending approval Zone Change 2006-086, as recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Engle and Chairman Quill. NOES: None., ABSENT: None. ABSTAIN: None. BUSINESS ITEMS: None. CORRESPONDENCE AND WRITTEN MATERIAL: None. 4 Planning Commission Minutes May 8, 2007 COMMISSIONER ITEMS: A. Commissioner Alderson gave a review of the City Council meeting of May 1, 2007. ADJOURNMENT: There being no further it was moved and seconded by Commissioners Alderson/Daniels to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on May 22, 2007. This regular meeting was adjourned at 7:29 p.m. on May 8, 2007. Respectfully submitted, Betty Sawyer, Executive Secretary City of La Quinta, California 5 PH #A PLANNING COMMISSION STAFF REPORT DATE: MAY 22, 2007 CASE NUMBER: TENTATIVE TRACT MAP 34969 SITE DEVELOPMENT PERMIT 2007-883 APPLICANT: EAST OF MADISON, LLC ARCHITECT: BAR ARCHITECTS LANDSCAPE ARCHITECT: VITA ENGINEER: RCE CONSULTANTS, INC. REQUEST: CONSIDERATION OF PLANS TO SUBDIVIDE AN AREA WITHIN THE MADISON CLUB RESIDENTIAL PROJECT INTO A CLUBHOUSE SITE. SITE TO INCLUDE BUILDING, PARKING LOT, TENNIS COURT, AND LANDSCAPING PLANS FOR THE MADISON CLUB CLUBHOUSE LOCATION: WITHIN THE MADISON CLUB; SOUTH OF AVENUE 52, EAST OF MADISON ST, WEST OF MONROE STREET ENVIRONMENTAL CONSIDERATION: THIS PROJECT HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2004-530, WHICH WAS CERTIFIED BY THE CITY COUNCIL ON FEBRUARY 1, 2005. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD REQUIRE THE PREPARATION OF ANY SUBSEQUENT ENVIRONMENTAL EVALUATION. GENERAL PLAN: LDR (LOW DENSITY RESIDENTIAL) ZONING: RL (LOW DENSITY RESIDENTIAL) SURROUNDING LAND USES: NORTH: GOLF COURSE; RESIDENTIAL LOTS. (TR 33076-1) SOUTH: GOLF COURSE EAST: HUMBOLDT BLVD.; CARMELA (TR 31374) WEST: GOLF COURSE Page 1 of 7 BACKGROUND: The. Madison Club, bounded by Avenue 52 and Avenue 53 on the north, Avenue 54 on the south, Madison Street on the west, and Monroe Street on the east, received Specific Plan approval on February 1, 2005 (SP 99-035 Amendment 1), and Tentative Tract Map approval on August 2, 2005 (TTM 33076) (Attachment 1). The project area encompasses approximately 472 acres, and consists of custom single-family detached units, detached villas, and an 18-hole golf course. The applicant is now proposing to subdivide approximately 24 acres at the intersection of Meriwether Way and Shackleton Street into the clubhouse site, which includes tennis courts and a parking lot, and a remainder parcel to be used as the future site of the Villas at Madison Club (TTM 34969)(Attachment 2). PROJECT REQUEST: Tentative Tract Map The applicant proposes to subdivide approximately 24 acres, which include seven numbered lots and two lettered lots (Attachment 3). Lot 1, at approximately 217,000 square feet, is the site of the Madison Club Clubhouse. Lot 2, at approximately 116,000 square feet, is the site of the clubhouse parking lot and tennis facility. Lots 3 through 6, which average approximately 20,000 square feet each, are custom residential lots that were subdivided as part of the original Madison Club Tract Map JR 33076►. However, the design of the clubhouse site results in a reconfiguration of Shackleton Street, which subsequently affects these four residential parcels. Lot 7, at approximately 600,000 square feet, is the future site of the Villas at Madison Club, a 14-acre project that includes 19 residential lots and a golf putting course. The two lettered lots include Lot A, private street Meriwether Way, and Lot B, private street Shackleton Street. Both Meriwether Way and Shackleton Street provide vehicular access to the clubhouse and parking lot. Site Development Permit Clubhouse Included with this proposal are site, architectural, and landscaping plans for the golf course clubhouse site. The clubhouse site features a decoratively -paved vehicular entry courtyard surrounded by three primary clubhouse buildings, which include the Main Building, Men's Building and Pro Shop, and Women's Building (Attachment 4, Page LR01). The architectural style of all clubhouse buildings is Spanish - Mediterranean and includes use of rust -colored clay tile roofing, off-white hand - trowelled stucco walls, numerous columns and archways, and a combination of Page 2 of 7 arched and casement windows with elaborate grille -work. Balconies, balustrades, covered patios and arcades, chimney accents, and other design elements provide architectural articulation to the various building facades. Each building in the clubhouse site has different interior functions and characteristics. The two-story Main Building, at approximately 10,075 square feet, houses the main restaurant and lounge. The first floor features the kitchen, the main dining room and lounge, and private dining areas. An elevator and stairwell leads to the second floor, which includes another private dining area, a cinema screening room, and the administration offices for the clubhouse (Attachment 4, Page AR01- AR02). The Main Building, at the highest roof ridgeline, is approximately 35 feet in height (Attachment 4, Page AR11). The four-story Men's Building and two-story Pro Shop combined are approximately 16,655 square feet. The lower floor of the Men's Building, which for the most part is below grade, includes the golf cart parking area, and numerous maintenance rooms, offices, and storage areas (Attachment 4, Page AR03). The main floor includes a bar and lounge, the men's locker room, and a wet area that contains shower facilities, lavatories, and hot/cold plunges (Attachment 4, Page AR04). An exterior stairway and interior elevator provides access to the second and third floors. These floors .house a total of five residential units, four on the second floor and one on the third floor. Each unit has a dining/living area, a bedroom and bathroom, and a view balcony (Attachment 4, Page AR05-AR06). A covered passageway connects the first floor of the Men's Building to the Pro Shop, which contains a retail area, storage room, and an office. The below -grade lower floor of the Pro Shop is also connected to the lower floor of the Men's Building by a circulation corridor. The height of the Men's Building at the highest roofline is approximately 44 feet, and 48.5 feet at the top of the tallest chimney, measured from the main level. The height of the Pro Shop is approximately 17'-9" from the top of grade facing the motor courtyard, and 30'-9" from the top grade facing the recessed loading dock (Attachment 4, Page AR14-AR15)• The two-story Women's Building, including the pool and spa area, is approximately 12,400 square feet. The lower floor of the Women's Building consists mainly of a fitness center and movement center. A staircase and elevator leads up to the first floor, which includes a locker room, restroom facilities, numerous treatment rooms and gardens, a salon, and a lounge (Attachment 4, Page AR07-AR08). Outside of the Women's Building is the clubhouse swimming pool/spa/event lawn area. Located adjacent to the spa are two pool pavilions. One pavilion, the pool bar, consists of a bar and storage areas. The other pavilion is two -stories, with pool equipment storage located on the lower floor and toilet facilities located on the upper first floor (Attachment 4, Page AR09). Similar to the Pro Shop,the Women's Building is situated on multiple grades. The height of the building as seen from the highest grade, where the motor entrance courtyard is located, ranges from approximately Page 3 of 7 17 feet to 21 feet. The height of the building as seen from the lower grade, nearest to the pool area, is approximately 36 feet. The height of the two pool pavilions, as seen from the pool/spa/event lawn area, are approximately 12'-9" each (Attachment 4, Page AR17-AR18). Parking Lot & Tennis Courts The clubhouse parking lot is located adjacent to the clubhouse site (Attachment 4, Page LR04). A total of 143 parking spaces, including five ADA parking spaces, are provided. Access to the clubhouse is through a paved walking path. However, most patrons are expected to valet park their vehicle in the entrance courtyard. On the far end of the parking lot are two tennis courts. The courts are unlit, and are screened by the typical green tennis fencing. Landscaping Landscaping throughout the clubhouse site is plentiful and is designed to complement the architecture of the various clubhouse buildings (Attachment 4, Page LR02-LR07). Mostly utilized around the clubhouse site are various dense hedges and shrubs, with minimal use of turf, which has been limited to a lawn area outside the Women's Building and the clubhouse site event lawn area. The use of numerous Date Palms, Mexican, Mediterranean, and California Fan Palms sufficiently reflect the Spanish -Mediterranean architecture, while providing proper screening and accents. Other tree plantings include Figs and Citrus Trees, from 36" up to 108" box size. In general, the diverse plant material palette for the clubhouse site is characterized by low water and minimal -maintenance plants. Walls, fences, and gates throughout the clubhouse site have several different design elements (Attachment 4, Page LR08). The various walls include a standard stucco wall, service court wall, and freestanding walls. Wall heights in the submittal have been identified as being a maximum of six feet. At this time, a detailed wall location map has not been submitted, as well as wall elevations. The service entry gate, located near the Pro Shop service area, is designed with a timber gate frame, decorative bolts, and a laser cut metal screen. The entry gate is complemented with dense shrubs and hedges, and canopy/accent trees. The gate and landscaping effectively screens the trash enclosure and service areas. ANALYSIS - Tentative Tract Map The design of proposed Tentative Tract Map 34969, as conditioned, is generally consistent with the City of La Quinta General Plan and the'Madison Club Specific Plan in that its street and lot design are in conformance with applicable goals, Page 4 of 7 policies, and development standards, and will provide adequate circulation, infrastructure and utilities. Staff is recommending however, that Shackleton Street, a private residential street, be widened from the proposed 20 feet to 28 feet to comply with the General Plan, as well as the approved Specific Plan. The increase of the road width will not affect the lot sizes of Lots 3 through 6, as there is adequate room for widening on the parking lot side of Shakleton Street. The design of the lots for the clubhouse site and surrounding parcels are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat as mitigation measures and conditions have been incorporated into the project approval to mitigate impacts where needed. Also, the subdividing of the clubhouse area is not likely to cause serious public health problems as urban infrastructure improvements are existing, or will be installed, based on applicable local, State, and Federal requirements, and will not conflict with easements for access through or use of property. Site Development Permit Staff finds that the overall architectural style and design of the proposed clubhouse site to be acceptable. Staff has no issues with the proposed clubhouse buildings, parking lot/tennis court area, and landscaping palette, as they are appropriate and well -designed. The clubhouse buildings, including the Pro Shop, Pool Pavilions, and the Pool/Spa/Event Lawn area, are designed such that they serve as a symbolic landmark within the Madison Club. The arrangement and orientation of the clubhouse buildings capitalize on the golf course and mountain views, while being adequately set back and screened from nearby residential units. Additionally, the clubhouse buildings, are over 1,000 feet away from the nearest property line of adjacent residential development Carmela to the east, and over 1,500 feet away from Rancho Santana to the north, resulting in a minimal visual impact. Located between Carmela and the proposed clubhouse are residential lots, and the future Villas site. Located between Rancho Santana and the clubhouse are numerous residential lots, and golf course/open space. The Spanish -Mediterranean architecture and layout of the clubhouse buildings are generally consistent with the development guidelines given in the approved Specific Plan for The Madison Club. Although the height (44 feet) and number of stories (three excluding basement) may seem disproportional to the surrounding land uses, it complies with the development standards given in the Specific.Plan (Attachment 5). Specifically, because the Men's Building and Main Building share common roof area, the clubhouse is in compliance with the development standard that allows ten percent (10%) of the roof area to exceed 40 feet in height. Additionally, the Page 5 of 7 residential units within the Men's Building is an allowable use as stated in the approved Specific Plan, and each individual unit meets ADA-accessibility requirements and includes adequate cooking facilities as required by the La Quinta Municipal Code and California Building Code. The parking lot and tennis court area is also acceptable. The parking lot is designed with a clear separation of vehicular and pedestrian circulation, and also provides sufficient screening from the neighboring golf course and residential units. The proposal provides for 143 parking spaces, which well exceeds the 116 parking spaces required in the Specific Plan. Additionally, with the exclusion of lighting, the tennis courts are limited to daytime use, thereby minimizing any negative visual impact on the surrounding area. In general, the landscape palette presented is acceptable (Attachment 6). The proposed species of plants, which are taken from the approved plant list in the Specific Plan, provide diversity, while having the characteristics of being low water users. Canopy and accent trees are fully utilized in complementing the architecture and layout of the clubhouse site. Thorough use of shrubs and groundcover effectively screens trash enclosures, parking areas, and other project areas. ALRC Action On April 4, 2007, the Architecture and Landscape Review Committee reviewed these architectural and common area landscaping plans, and unanimously recommended approval of the Site Development Permit, subject to the following staff -recommended Condition of Approval: 1. 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. Public Notice This project was advertised in The Desert Sun newspaper on May 13, 2007, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the meeting. FINDINGS Findings necessary to recommend approval of Tentative Tract Map 34969 and Site Development Permit 2007-883 can be made and are contained in the attached Resolutions. Page 6 of 7 RECOMMENDATION 1. Adopt Planning Commission Resolution 2007- , recommending to the City Council approval of Tentative Tract Map 34969, subject to the attached Findings and Conditions of Approval; and, 2. Adopt Planning Commission Resolution 2007- , recommending to the City Council approval of Site Development Permit 2007-883, subject to attached Findings and Conditions of Approval. red by: Y WUU, Assistant Planner Attachments: 1. Vicinity Map 2. Location Map 3. Tentative Tract Map 34969 4. ALRC Submission Set (booklet) 5. Madison Club Specific Plan Clubhouse Development Standards 6. Updated Landscape Legend/Schedule 7. ALRC Minutes of April 4, 2007 Page 7 of 7 PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT 34969, SUBDIVIDING AN AREA WITHIN THE MADISON CLUB RESIDENTIAL DEVELOPMENT INTO A CLUBHOUSE SITE, PARKING LOT, TENNIS COURTS, AND FUTURE VILLAS SITE FOR THE MADISON CLUB CLUBHOUSE CASE NO. TENTATIVE TRACT MAP 34969 APPLICANT: EAST OF MADISON, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22ntl day of May, 2007, hold a duly -noticed Public Hearing, to consider a recommendation on Tentative Tract Map 34969, a request to subdivide ±24.0 acres into seven lots, including a clubhouse lot, parking/tennis court lot, and future residential villas lot, located generally on the south side of Avenue 52 and west of Monroe Street, more particularly described as: APN: 767-690-037 TO 767-690-040, 767-690-046, 767-200-083, 767-200-089, 767-200-091 WHEREAS, the La Quinta Community Development Department has determined that this request has been assessed in conjunction with Environmental Assessment 2004-520 which was prepared for Specific Plan 1999-035 Amendment 1, which was certified on February 1, 2005. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21 166; 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 make the following findings to justify their recommendation for approval of Tentative Tract Map 34969: 1. The design of proposed Tentative Tract Map is consistent with the city general plan and any applicable specific plans in that its street design and lots are in conformance with applicable goals, policies, and development standards, such as lot size, and will provide adequate infrastructure and public utilities. 2. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat because mitigation measures and conditions have been incorporated into the project approval to mitigate impacts where needed. Planning Commission Resolution 2007- Tentative Tract Map 34969 East of Madison, LLC May 22, 2007 3. The design of the subdivision or type of improvements are not likely to cause serious public health problems because urban infrastructure improvements are existing, or will be installed, based on applicable local, State, and Federal requirements. , 4. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision, for access through or use of the property within the subdivision in that none presently exist and access is provided within the project and to adjacent public streets. 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 the Planning Commission does hereby recommend approval of Tentative Tract Map 34969 to the City Council for the reasons set forth in this Resolution, subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 22nd day of May, 2007, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California Planning Commission Resolution 2007- Tentative Tract Map 34969 East of Madison, LLC May 22, 2007 ATTEST: DOUGLAS R. EVANS, Assistant City Manager, Interim Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 GFNFRAI 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 Tentative Tract Map, or any Final Map recorded there under. 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. This Tentative Tract Map, and any Final Map recorded there under, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-guinta.org. 3. This tentative tract map shall expire two years after City Council approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions). 4. 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 • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) - • SCAQMD Coachella Valley PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 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. 5. Unless a project -specific NPDES construction permit is in effect at the time and covers this tentative tract map, a 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. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 at 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. A. 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. B. 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. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. 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. Page 2 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 4) Tracking Control 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. 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. F. 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. 5. 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). 6. Approval of this Tentative Tract Map 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. PROPERTY RIGHTS 7. 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. 8. The applicant shall retain for private use on the Final Map all private street rights -of - way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 9. The private street rights -of -way to be retained for private use required for this development include: Page 3 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 — MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 A. PRIVATE STREETS 1) Private Residential Streets (Meriwether Way and Shackleton Street). Private Residential Streets shall have a 28-foot travel width measured flow line to flow line for curbed treated streets with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. The flush curb street section shall have a full 28 feet of travelable roadway as approved by the City Engineer and the Fire Department and provided the method of drainage conveyance is acceptable to the City Engineer. 10. The applicant shall offer for dedication on the Final Map a minimum, twenty two foot (22') wide combination drainage and public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of all utility purveyors including IID and CVWD and as approved by the City Engineer. 11. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 12. 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.. 13. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. , STREET AND TRAFFIC IMPROVEMENTS 14. 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; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. Page 4 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 15. The applicant shall construct the following street improvements to conform with the General Plan. A. PRIVATE STREETS 11 Private Residential Streets (Meriwether Way and Shackleton Street). Private Residential Streets shall have a 28-foot travel width measured flow line to flow line for curbed streets with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. The flush curb street section shall have a full 28 feet of ,travelable roadway as approved by the City Engineer and the Fire Department and provided the method of drainage conveyance is acceptable to the City Engineer. Improvements 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. 16. 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: Private Residential Streets 3.0" a.c./4.5" c.a.b. ,Or the approved equivalents of alternate materials. 17. 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 Page 5 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 schedule construction operations until mix designs are approved. 18. 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 19. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). 20. Entry drives, main interior circulation routes, corner cutbacks, dedicated turn lanes, ADA accessibility route to private 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. 21. General access points and turning movements of traffic to on site private streets are limited to the access locations approved for Site Development Permit 2007-883 and these conditions of approval. 22. 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. 23. 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. Page a of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 24. 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. 25. 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. FINAL MAPS 26. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City's map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1 " = 40' Scale. 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. 27. 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. 28. 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 Non -Residential Precise Grading/Storm Drain Plan 1 " = 20' Horizontal B. PM10 Plan 1" = 40' Horizontal Page 7 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 C. SWPPP (unless covered by SWPPP for Tentative Tract Map No. 34969) 1 " = 40' Horizontal D. Storm Drain Plans 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: A through D to be submitted concurrently. E. On -Site Street Improvements/Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director 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. F. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal 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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. In addition to the normal set of improvement plans, an "On -Site Non -Residential Precise Grading" plan is required to be submitted for approval by the Building Official, Community Development Director, and the City Engineer. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 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 Page 8 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 — MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 in conjunction with the On -Site Non -Residential Precise Grading Plan when it is submitted for plan checking. "On -Site Non -Residential 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. 29. 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). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 30. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer.., 31. 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 32. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 33. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the. purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 34. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not, a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 35. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the Page 9 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 36. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain on -site improvements. B. Construct additional on -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. 37. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. 38. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also Page 10 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. , 39. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 40. The applicant shall comply with the provisions of Section 13.24.050 (Grading improvements), LQMC. 41. 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. 42. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A 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 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. A statement shall appear on the Final Map that a soils report has been prepared in accordance with. the California Health & Safety Code § 17953. Page 11 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 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. 43. 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. 44. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 45. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 46. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 47. 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') from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 48. Prior to 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. Page 12 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 DRAINAGE 49. The approved hydrology and drainage report for Tract Map No. 34969 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. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-15 - Underground Retention Basin Design Requirements. 50. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. UTILITIES 51. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 52. 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. 53. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. 54. 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. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 55. 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 name signs. If on -site streets in residential developments are initially Page 13 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 56. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 57. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 58. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 59. The applicant shall submit the landscape plans for approval by the Community Development Department and green sheet sign off by the Public Works 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, however landscape plans for landscaped median on public streets shall be approved by the both the Community Development Director and the City Engineer. Where City Engineer approval is not required, the applicant submits for a green sheet approval by the Public Works Department. 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. NOTE: Plans are not approved for construction until signed by the Community Development Director. 60. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 61. 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, 51" Edition or latest", in the design and/or installation of all Page 14 of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 landscaping and appurtenances abutting and within the private and public street right- of-way. QUALITY ASSURANCE 62. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 63. 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. 64. 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. 65. 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 approved mylars previously submitted to the City, revised to reflect the as -built conditions. However, if subsequent approved revisions have been approved by the City Engineer and reflect said "As -Built" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. MAINTENANCE 66. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 67. The applicant shall make provisions for the continuous andperpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. Page 15of 16 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 34969 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 FEES AND DEPOSITS 68. 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. 69. 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 70. Final Fire Department conditions will be addressed prior to final map. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding Fire Marshal conditions should be directed to the Fire Department Planning & Engineering staff at (760) 863-8886. COMMUNITY DEVELOPMENT '71. Prior to final map approval, the applicant shall submit to the Community Development Department and Public Works Director for review, a copy of any proposed Covenants, Conditions, and Restrictions (CC&R's) for the project. If Community Development Director determines City Attorney review is necessary, a deposit will be required for reimbursement of City Attorney review fees. 72. Prior to final map approval, the applicant shall complete a condominium map for the five units located within the clubhouse on Lot 1. Page 16 of 16 PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ARCHITECTURAL AND LANDSCAPING PLANS FOR A PROPOSED CLUBHOUSE FACILITY WITHIN THE MADISON CLUB RESIDENTIAL DEVELOPMENT CASE NO.: SITE DEVELOPMENT PERMIT 2007-883 APPLICANT: EAST OF MADISON, LLC WHEREAS, the Planning Commission of the. City of La Quinta, California, did, on the 22n' day of May, 2007 hold a duly noticed Public Hearing to consider a request by East of Madison, LLC, for approval of architectural and landscaping plans for a proposed clubhouse facility within the Madison Club residential development, located south of Avenue 52 and west of Monroe Street, more particularly described as: APN: 767-690-037 TO 767-690-040, 767-690-046, 767-200-083, 767-200-089, 767-200-091 WHEREAS, the La Quinta Community Development Department has determined that this request has been assessed in conjunction with Environmental Assessment 2004-520 which was prepared for Specific Plan 1999-035 Amendment 1, which was certified on February 1, 2005. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166; and, WHEREAS, the Architecture and Landscape Review Committee of the City of La Quinta, California, did, on the 4" day of April, 2007, hold a public meeting to review and recommend approval of architecture and landscape plans for said clubhouse facility for The Madison Club; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: 1. Consistency with the General Plan: The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes a clubhouse facility in an approved residential tract, which is General Plan -designated for LDR (Low Density Residential) development. Planning Commission. Resolution 2007- Tentative Tract Map 34969 East of Madison, LLC May 22, 2007 2. Consistency with the Zoning Code: The proposed project, as conditioned, is consistent with the development standards of the City's Zoning Code, in terms of architectural style, building heights, building mass, parking, and landscaping. The Site Development Permit is consistent with the La Quinta Zoning Map, as it proposes a clubhouse facility in an approved residential tract zoned for RL (Low Density Residential) development. The Site Development Permit has been conditioned to ensure compliance with the zoning standards of the RL district, and other supplemental standards as established in Title 9 of the LQMC. 3. Compliance with the California Environmental Quality Act (CEQA): The proposed Site Development Permit is not subject to the requirements of the California Environmental Quality Act (CEQA), as the site has been previously assessed in conjunction with Environmental Assessment 2004- 520 which was prepared for Specific Plan 1999-035 Amendment 1, which was certified on February 1, 2005. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166. 4. Architectural Design: The architectural design aspects of the proposed Site Development Permit provide interest through use of varied roof element heights, enhanced building entries, facade treatments, colored roof tiles and other design details which will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City. 5. Site Design: The site design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, surrounding development,, and with the overall design quality prevalent in the City, in terms of interior circulation, pedestrian access, and other architectural site design elements such as scale, mass, and appearance. 6. Landscape Design: The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code, as well as the approved Specific Plan for the Madison Club. The project landscaping for the proposed Site Development Permit, as conditioned, shall unify and enhance visual continuity of the proposed homes with surrounding development. Landscape improvements are Planning Commission Resolution 2007- Tentative Tract Map 34969 East of Madison, LLC May 22, 2007 designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to accentuate views and blend with the building architecture. 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 the Planning Commission does hereby recommend approval of Site Development Permit 2007-883 to the City Council for the reasons set forth in this Resolution, subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 22otl day of May, 2007, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS, Assistant City Manager/ Interim Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 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. This site development permit shall expire two years after City Council approval, unless recorded or granted a time extension pursuant to' the requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions). 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) • 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. 4. Unless a project -specific NPDES construction permit is in effect at the time and covers this Site Development Permit, a 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. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 5. 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 Tentative Tract 34969. A. 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. B. 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. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. 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. E. 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. Page 2 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 — MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 F. 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: If the existing NPDES construction permit for TTM 34969 is still applicable, Conditions 3) and 4) may be satisfied. 6. 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). 7. 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. 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 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. 9. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Private Residential Streets (Meriwether Way and Shackleton Street). Private Residential Streets shall have a 28-foot travel width measured flow line to flow line for curbed treated streets with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to Page 3 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 recordation. The flush curb street section shall have a full 28 feet of travelable roadway as approved by the City Engineer and the Fire Department and provided the method of drainage conveyance is acceptable to the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 10. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 1.3.24.070 (Street Design Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets. 11. The applicant shall construct the following street improvements to conform with the General Plan. A. PRIVATE STREETS 1) Private Residential Streets (Meriwether Way and Shackleton Street). Private Residential Streets shall have a 28-foot travel width with on - street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. The flush curb street section shall have a full 28 feet of travelable roadway as approved by the City Engineer and the Fire Department and provided the method of drainage conveyance is acceptable to the City Engineer. Improvements 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. 12. 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: Private Residential Streets 3.0 a.c./4.5" c.a.b. Page 4 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 Or the approved equivalents of alternate materials. 13. 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. 14. 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 15. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). 16. Entry drives, main interior circulation routes, corner cutbacks, dedicated turn lanes, ADA accessibility route to private 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. 17. General access points and turning movements of traffic to on site private streets are limited to the'access locations approved for Site Development Permit 2007-883 and these conditions of approval. 18. 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) 1 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 14.5" a.c./5.5" c.a.b. Loading Areas 1 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. Page 5 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 — MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 19. 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. 20. 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. 21. 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," refer to persons currently certified or licensed to practice their respective professions in the State of California. 22. 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. 23. 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 Non -Residential Precise Grading/Storm Drain Plan 1 " 20' Horizontal B. PM10 Plan ' 1" = 40' Horizontal Page 6 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 — MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 C. SWPPP (unless covered by SWPPP for Tentative Tract Map No. 34969) 1 " = 40' Horizontal NOTE: A through C 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. In addition to the normal set of improvement plans, an "On -Site Non -Residential Precise Grading" plan is required to be submitted for approval by the Building Official, Community Development Director, and the City Engineer. The applicant shall prepare an accessibility assessment on'a marked up print of the building floor plan identifying every building egress and notes the 2001 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 On -Site Non -Residential Precise Grading Plan when it is submitted for plan checking. "On -Site Non -Residential 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. 24. The City maintains standard plans, detail sheets and/or construction notes for elements of constructionwhich can be accessed via the Online Engineering Library at the City webs ite (www.Ia-quinta.org). Navigate to the Public Works Department home page and look for the Standard Drawing hyperlink. 25. 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 26. 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 Page 7 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 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 27. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 28. 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. 29. 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, 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. 30. 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. 31. Prior to any site grading or regrading that will raise or lower any portion of the site by Page 8 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 — MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 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. 32. 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 33. The approved hydrology and drainage report for Tract Map No. 34969 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. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-15 - Underground Retention Basin Design Requirements. 34. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. UTILITIES 35. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 36. 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. 37. 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. 38. No multi -purpose rail fencing shall be constructed over the PUE unless written approval is obtained from all utility companies. Page 9 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 — MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 CONSTRUCTION 39. 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 AND IRRIGATION 40. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 41. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 42. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 43. 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 and the Public Works 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 and the City Engineer. 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. NOTE: Plans are not approved for construction until signed by the Community Development Director. 44. 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. 45. 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, 5`h 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. Page 10 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 LITY ASSURANCE 46. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 47. 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. 48. 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 constructionmaterials and methods employed comply with the plans, specifications and other applicable regulations. 49. 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 approved mylars previously submitted to the City, revised to reflect the as -built conditions. However, if subsequent approved revisions have been approved by the City Engineer and reflect said "As -Built" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. MAINTENANCE 50. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 51. 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 52. 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. Page 11 of 12 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-883 - MADISON CLUB CLUBHOUSE EAST OF MADISON, LLC MAY 22, 2007 53. 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 permits). FIRE DEPARTMENT 54. Final conditions will be addressed when complete building plans are reviewed. Prior to issuance of a.building permit, applicant shall review building plans with the Fire Department. All questions regarding the Fire Department should be directed to the Fire Safety Specialist at (760) 863-8886. SHERIFF'S DEPARTMENT 55. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with .the Sheriff's Department regarding Vehicle Code requirements, defensible space, and other law enforcement and public safety concerns. All questions regarding the Sheriff's Department should be directed to the Deputy at (760) 863-8950. COMMUNITY DEVELOPMENT 56. All mechanical equipment on roof tops shall be screened from view by parapet walls; this includes air conditioning units and fans and blower hoods for food service cooking. 57. No signage is permitted with this approval. A separate permit from the Community Development Department is required for any temporary or permanent signs. 58. The tennis courts within the clubhouse site shall not be lit. Future lighting of the tennis courts shall require approval by the Community Development Director. 59. A Temporary Use Permit shall be required prior to placement of construction materials or trailers on site. 60. The residential units within the Men's Building shall be sold and used as individual residential units, and shall not be used for transient purposes. 61. No building permits for the Madison Club clubhouse site shall be issued by the Building and Safety Department until Tentative Tract Map 34969 has been recorded with the County of Riverside. Page 12 of 12 ATTACHMENT 2 ATTACHMENT #5 Section Five Devela 5.4.2 Golf / Clubhouse Development Standards TABLE 6 Golf / Clubhouse Develoument Standards Min. — Max. Building Site Max. Building Height (Excluding Basement) 1 Max. Number of Stories Min. Building Setbacks From all perimeter R.O.W.'s From Abutting Residential Parcels From Private Street or Parking Area From Internal PL within same project Min -Building Separation Parking Guest Suites TYPE • Roof Projections such as chimneys, roof vents, finials, spires, and similar architectural features not containing usable space. • Roof overhangs, chimneys, awnings, and canopies. • Cantilevered seating windows or ledges, which are located a minimum of 1' above the floor and do not increase a building's usable floor area. • Balconies, exterior stairways, and elevated uncovered decks, which do not increase a building's usable floor space. N/A 30' 30' 81 0' 6' 116 automobile spaces plus 30 golf cart spaces per parking standards in Table 7. May be added to the Clubhouse subject to additional review and approval of the City. If added, the total shall not exceed 10 units, shall not cause to exceed total units allowed by the Specific Plan, and shall be subject to the City ordinances governing transient occupancy tax. ALLOWANCE 15' projection allowed 3' projection allowed Z 3' projection allowed Z 4' projection allowed Z FOOTNOTES 1. Any portion of a basement above a finish grade shall be excluded from the calculation of building height. Ten percent (10%) of the roof area may exceed the maximum 40' height requirement to a maximum of 52'. Maximum height of any tower constructed as part of the clubhouse design shall not exceed 72' in height. 2. Provided such projections do not extend over the property line. "The Madison -club" Specific Plan 99-035 Amendment #1 February 2005 5-3 ATTACHMENT 6 GROUNDCOVERLEGEND SYMBOL CITY BOTANICAL NAME COMMON NAME SIZE/ SPACING 35 ACACIA REDOLENS ACACIA REDOLENS 1 GAL. 6' O.C. TRIANGULAR SPACING 55 CARPET STOCK, TYP.) (GRAFTED STOCK (GRAFTED RED CARPET ROSE 2 GAL. 36" O.C. , TRIANGULAR SPACING ® 55 ROSA'KNOCKOUT' ROSE'KNOCKOUT 5 GAL. 36" O.C. TRIANGULAR SPACING r r r r r r r r 65 TRACHELOSPERMUM JASMINOIDES STAR JASMINE 1 GAL. 30" O.C. r r r TRIANGULAR SPACING 650 sf BULL'S EYE BERMUDA SOD PERENNIAL LEGEND SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE/ SPACING 0 0 0 0 0 0 0 10 1GAL. 24'O.C. °0°0°0000° AGAPANTHUS AFRICANUS LILY OF THE NILE TRIANGULAR SPACING 'PETER PAN' LLLLLLLLLLLLLLL LLLLLLLLLLLLLLL 75 - S GAL. 36" O.C. LLLLLLLLLLLLLLL LLLLLLLLLLLLLLL DIETES BICOLOR FORTNIGHT LILY TRIANGULAR SPACING LLLLLLLLLLLLLLL 840 @ 4" VARIETY TO INCLUDE 50%-4" POTS 8" O.C. POTS PERENNIALS OF 50%-1 GAL. @ 12" O.C. 375 @ 4" 1 SEASONAL COLOR VARYING HEIGHT TO TRIANGULAR SPACING GAL. 1 15--0- TO BE SELECTED BY L.A. >HRUB LEGEND YMBOL QTY BOTANICAL NAME COMMON NAME SIZE REMARKS j 29 ALYOGYNE HUEGELII BLUE HIBISCUS 5 GAL l 'SANTA CRUZ Q 17 XYLOSMA CONGESTUM GLOSSY XYLOSMA 5 GAL O 179 BUXUS JAPONICA 'GREEN BOXWOOD 5 GAL BEAUTY' O 18 CALLISTEMON'LITTLE JOHN' BOTTLE BRUSH 5 GAL ® 47 CARISSA'TUTTLE' NATAL PLUM 5 GAL CL 39 COTONEASTER LACTEUS RED CLUSTERBERRY 5 GAL O 73 GARDENIA JASMINOIDES GARDENIA 5 GAL 'VEITCHII' O 8 LONICERA'HALLIANA' HALLS HONEYSUCKLE 5 GAL e 36 OSMANTHUS FRAGRANS SWEET OLIVE 5 GAL Q 5 PYRACANTHA COCCINA FIRETHORN 15 GAL ESPALIER FORM RO 24 ROSA'ICEBERG' ROSE 5 GAL ROSEMARINUS OFFICINALIS ROSEMARY TUSCAN BLUE' TB 94 'TUSCAN BLUE' 5 GAL SS 46 SOPHORA SECUNDIFLORA TEXAS MOUNTAIN LAUREL 15 GAL 11 SOPHORA SECUNDIFLORA TEXAS MOUNTAIN LAUREL 24" BOX TECOMA STANS 03 228 'ORANGE JUBILEE' NCN 5 GAL TC 45 TECOMARIA CAPENSIS CAPE HONEYSUCKLE 5 GAL TREE LEGEND SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE REMARKS 148::ARBUTUS UNEDO STRAWBERRY TREE SEE PLAN MULTI -STEM SPECIMEN O 160 60 6-36" SINGLE BAUHINIA VARIEGATA PURPLE ORCHID TREE SEE PLAN -S: STANDARD FORM 3-36" MULTI -M: MULTI -TRUNK FORM 0 4 - 36" BRACHYCHITON POPULNEUE BOTTLE TREE SEE PLAN 1-48" o 14 CITRUS SINENSIS'DWARF' DWARF ORANGE TREE 24" BOX LOCALLY GROWN VARIETY, CONTRACTOR TO SUBMIT PHOTOS AND SPECS TO L.A. FOR APPROVAL PHEONIX DACTYLIFERA DATE PALM SEE PLAN MATCHED, 8'-10' TRUNK, MALE 2 12 - 36" PINUS ELDARICA ELDARICA PINE SEE PLAN 10-42„ 6-60" ATTACHMENT 7 Architecture and Landscaping Review Committee April 4, 2007 C. Site Development Permit 2007-883• a request of East ofi Madison LLC for consideration of buildings, parking lot, tennis) court, and landscaping plans for the Madison Club Clubhouse located on ' the southwest corner of Monroe Street and Avenue 52. 1. Assistant Planner Jay Wuu presented the informatlion contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Jeff Prevost who gave a presentation on the project. 2. Committee Member Bobbitt stated his concern is that the height of the building seems extremely high. . Staff stated it is an unusual height, but their' Specific Plan does allow this height. Committee Member Bobbitt questioned the date palm tree as they are having a lot of problems with this tree in the valley. Mr. Jeff Prevost sated they are looking at the tree and have become aware of some of the problems with this tree. 3. There being no further questions, it was moved and seconded by Committee Members Christopher/Bobbitt to adopt Minute Motion 2007-007 recommending approval of Site I Development Permit 2007-883, as recommended. Unanimously approved D. Site Development P rmit 2007-882; a request of Fancher Development Services, Inc. (Mimi's Cafe) for consideration of architecture and landsca in for a 7,72 1 square foot restaurant, in the Komar Desert Center loc ed at the southeast corner of Highway 111 and Depot Drive. 1. Assistant Planner Yv nne Franco presented the information contained in the staff port, a copy of which is 'on file in the Community Developme Department. Staff introduced Moni Dosanjh who gave a pres ntation on the project. He asked that Condition 1 regarding the le transformer, be amended to allow them flexibility if Imp rial Irrigation District (IID) asks them to move it. 2. Committee Member Bobbitt uggested they give) IID room to install their transformer by kee ing their planting lack as far as possible without changing the to k. 3. Mr. Dosanjh also asked that the main entry to the building be retained as designed as they wan the main entrance to stand 0 FILENAME \p GAWPDOCS\ALRC\4-4-07.D000 i 4 BI #A PLANNING COMMISSION STAFF REPORT DATE: MAY 22, 2007 CASE NO: SITE DEVELOPMENT PERMIT 2006-862 APPLICANT: HIGHLAND LA QUINTA, LLC ARCHITECT: KKE ARCHITECTS (MARK GILES) LANDSCAPE ARCHITECT: CUMMINGS CURLEY AND ASSOCCIATES, LLC REQUEST: REVIEW OF DRIVE-THRU LANE SCREENING FOR COMMERCIAL BUILDINGS IN PHASE 2 OF THE DUNES BUSINESS PARK LOCATION: NORTH SIDE OF HIGHWAY 111, BETWEEN JEFFERSON STREET AND DUNE PALMS ROAD IN THE DUNES BUSINESS PARK ZONING: CR (REGIONAL COMMERCIAL) SURROUNDING ZONING AND LAND USES: NORTH: FP / FLOOD CONTROL CHANNEL SOUTH: CR / RETAIL CENTER EAST: CR / RETAIL CENTER WEST: CR/VACANT BACKGROUND: The total project site is approximately 6.38 acres and located immediately west of the shopping center that houses Jack-in-the-box, Smart and Final, 99 Cents Store, and other retail users (Attachment 1). The first phase (SDP2005-553) of the project was approved in June, 2005 with 36,000 square feet of floor space in one inline structure near the north property line. Construction of the first phase is nearing completion. r Phase 2 construction has not yet begun. Phase 2 (SDP 2006-863) consist of three freestanding buildings near Highway 111 and was approved by the Planning Commission on August 8, 2006. In an effort to screen the drive-thru lanes and comply with applicable Conditions of Approval, the applicant proposes to use a screen wall with some berming and heavy planting. PAReports - PC\2007\5-22-07\sdp 2006-862 pc rpt drive thru.docive thru.doc Condition of approval #53 requires that the drive-thru lane screening provisions be approved by the Planning Commission. Additionally, Condition of approval #54E requires the top of the screen wall be 5' above the drive-thru lane surface. Lastly, Condition of approval #54D requires the screen wall extend along the driveway entry on the west side of building 1 for one-third of the lanes length. The applicant has submitted plans to show the required screening provisions. PROJECT PROPOSAL AND DISCUSSION: Buildings 1 and 2, the two westerly buildings have individual drive-thru lanes that wrap around the buildings adjacent to Highway 111. Both buildings can be multi -or single tenant, with the drive-thru lane used by the easterlymost tenant of each building. Building 2 may be a single tenant user. In addition to the planting plan, the applicant has submitted a cross section through each building showing how the screening will be provided. Each section shows the building, drive-thru lane, screen wall, berming, planting concept, Highway 111 and finish grades. The wall will be curvilinear with one opening near the east end for pedestrian access to the street from the center. The .screen wall will be constructed of tan split face block with a precision block cap. The wall will be 5' in height with one to two feet of berming provided against it on the street side of the wall to decrease the mass of the wall when viewed from the street. Planting and groundcover will be provided on both sides of the.wall. ANALYSIS: The submitted plans show 5' of screening height is to be provided by the screen wall and berming. The wall extends along approximately half of the west side of Building 1 to screen from view of the driveway entry as required. Additionally, shrubs and trees will be provided for additional screening. The wall and berm screening as required by the Site Development Permit approval has been provided. Upon the Planning Commissions approval, staff will forward the complete final irrigation and planting plans to the Architecture and Landscaping Committee for their review, after which the Community Development Director will consider the plans for final approval. Staff will verify that the Coachella Valley Water District and Riverside County Agricultural Commissioner has approved the plans before our final approval. RECOMMENDATION: Adopt Minute Motion 2007- approving the drive-thru screening with the following conditions: PAReports - PC\200M-22-07\sdp 2006-662 pc rpt drive thru.docive thru.doc 1. The north end of the screen wall along the west driveway shall step down to the satisfaction of the Community Development Director. 2. The screen wall along the west driveway shall be installed in a manner that will allow the planting of the trees shown on the on -site landscaping plan to the satisfaction of the Community Development Director. Attachments: 1. Location map 2. Screening and planting plans Prepared by: Stan Sawa, Principal Planner P:\Reports - PC\2007"-22-07\sdp 2006-862 pc rpt drive thru.docive thru.doc