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2007 06 26 PC�1tiI1A�/ 4 Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California JUNE 26, 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 2007-027 Beginning Minute Motion 2007-009 CALL TO ORDER A. Flag Salute B. Pledge of Allegiance C. Roll Call IL 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 June 12, 2007. G:\WPDOCS\PC Minutes\1 AgendaW.doc V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed "Request to Speak" form must be filed with the Executive Secretary prior to the start of the Planning Commission consideration of that item. The Chairman will invite individuals who have requested the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the Planning Commission before a public hearing, may appear and be heard in support of, or in opposition to, the approval of the project(s) at the time of the hearing. If you challenge any project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. A. Item ................ SITE DEVELOPMENT PERMIT 2007-886 Applicant......... LDD SilverRock LLC Location........... South of Avenue 52 and east of Silver Rock Way within the SilverRock Resort Request .......:... Consideration of architectural and landscaping plans for a ± 13.79 acre Boutique Hotel site (200 units and 259 keys) consisting of a ±25,000 square foot parking structure, and 29 buildings containing meeting facilities, restaurant and resort spa. Action .............. Resolution 2007- B. Item ................ SIGN APPLICATION 2007-1129 Applicant......... James and Shari Paul Location........:.. North side of the intersection of Corporate Centre Drive and Commerce Court Request ........... Consideration of a request for a sign program to serve J&S Paul Professional Plaza. Action.............. Resolution 2007- VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vill. COMMISSIONER ITEMS: A. Review of City Council meeting of June 19, 2007 IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on July 10, 2007, at 7:00 p.m. G:\WPDOCS\PC Minutes\1 AgendaW.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, June 26, 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, June 22, 2007. DATED: June 22, 2007 *TJ. WYER, Executive Secretary 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. G:\WPDOCS\PC Minutes\1 AgendaMdoc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta,,CA June 12, 2007 CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:02 p.m. by Chairman Paul Quill who asked Commissioner Barrows to lead the flag salute B. Present: Commissioners Ed Alderson, Katie Barrows, Jim Engle and Chairman Paul Quill. It was moved and seconded by Commissioners Barrows/Alderson to excuse Commissioner Daniels. C. Staff present: Assistant City Manager/Interim Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Planning Manager Les Johnson, Principal Engineer Ed Wimmer, Principal Planner Stan Sawa, 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 May 22, 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. Tentative Tract Map 34969 and Site Development Permit 2007-883; a request of East of Madison, LLC, for consideration of the 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 for the property located within the Madison Club, south of Avenue 52, east of Madison Street; west of Monroe Street. 9 FILENAME \p G:\WPDOCS\PC Minutes\2007\6-12-07.doco Planning Commission Minutes June 12, 2007 1. Chairman Quill opened the public hearing and asked for the staff report. Assistant Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff reviewed the revised conditions with the Commission. 2. Chairman Quill asked if there were any questions of staff. Commissioner Alderson asked if the height of the building was acceptable. Staff stated it was. Commissioner Alderson asked if the clubhouse and houses were the same architecturally. Staff stated yes. 3. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. John Gamlin, representing East of Madison, gave a presentation on the project. He stated they had only one objection and that was to staff's recommendation for the width of Shackleton Street. Their purpose in requesting the smaller street width is to purposely slow the traffic down and allow for additional landscaping buffers. With respect to the street width not being included in the Specific Plan, they would debate staff's interpretation in regard to the street width. They are asking for consideration for what they are trying to achieve. 4. Chairman Quill asked if there were any questions of the applicant. Commissioner Engle questioned the number of archways and windows on the building. Mr. Gamlen stated they had no discomfort with any of the elevations. 5. Commissioner Barrows stated the men's golf building on the west elevation and the pro -shop on the west elevation do not provide enough shading over the windows. She would like to know what opportunities there might be for adding shading. Mr. Gamlin stated it is their intent to have shade on all the windows and they do meet Title 24 requirements. 6. Commissioner Alderson stated the tennis courts are not near the clubhouse. They are unlit, but there are provisions in the future. It seems there are opportunities to move them closer to the I lubhouse. Mr. Gamlin stated there will be putting course and other recreation uses added at a later date to bring all the recreation activities together. Commissioner Alderson stated the G:\WPDOCS\PC Minutes\2007\6-12-07.doc 2 Planning Commission Minutes June 12, 2007 right-of-way for Shackleton Street will be 28 feet with the street width at 20 feet and it is the applicant's belief that the one-way street would be beneficial to the project. Mr. Gamlin stated that was correct. 7. Commissioner Barrows asked about the water features on the plans. Mr. Gamlin stated there are swimming pools and fountains existing and that may be what she is seeing on the plans. 8. There being no further questions and no other public comment, the public hearing was closed and open for Commission discussion. Chairman Quill stated he did not care what the street width was as it was internal and would have no affect on the general public. Planning Manager Les Johnson clarified the Specific Plan defines all street widths as 28 feet. This will be the only street that is less than 28 feet. Staff was asking whether or not the street width would cause a conflict for the residents. Chairman Quill stated he did not believe it is an issue to the City because the general public will never see or use the street. Staff stated the City does not have a standard that identifies this street width. 9. It was moved and seconded by Commissioners Barrows/Engle to adopt Planning Commission Resolution 2007-022 recommending approval of Tentative Tract Map 34969 as recommended and amended: a. Condition #9 modified: the travel width would be reduced to 20-feet for Shackleton Street only with a right-of-way of 28-feet. b. Condition #73 modified: "No Certificate of Occupancy (either temporary or final) for the Madison Club Clubhouse ROLL CALL: AYES: Commissioners Alderson, Barrows, Engle, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. GAWPDOCS\PC Minutes\2007\6-12-07.doc 3 Planning Commission Minutes June 12, 2007 10. It was moved and seconded by Commissioners Barrows/Alderson to adopt Planning Commission Resolution 2007-023 recommending approval of Site Development Permit 2007-883 as recommended and amended: 11. a. Condition #9 modified: the travel width shall be reduced to 20-feet for Shackleton only with a right of way of 28 feet. b. Condition #59 modified: '...and shall not be used for transient purposes as defined in LQMC Section 3.24 Transient Occupancy Tax." C. Condition #60 modified: "No Certificate of Occupancy (either temporary or final) for the Madison Club Clubhouse..." ROLL CALL: AYES: Commissioners Alderson, Barrows, Engle, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. B. Site Development Permit 2006-857; a request of Coachella Valley Housing Coalition for consideration of architectural and landscaping plans for the,Dune Palms Neighborhood Community Center for the property located at the northwest corner of Dune Palms -Road and Avenue 48. 1. Chairman Quill opened the public hearing and asked for the staff report. Assistant 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. Commissioner Engle asked why staff was requesting awnings. Staff clarified for the energy conservation measures. 3. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. John Aguilar, representing Coachella Valley Housing Coalition, stated they were in agreement with the conditions as proposed and was available to answer any questions. Staff clarified the project before the Commission was only the Clubhouse as the entire project has received its entitlements. G:\WPDOCS\PC Minutes\2007\6-12-07.doc 4 Planning Commission Minutes June 12, 2007 4. Chairman Quill asked if there were any questions of the public. Ms. Stacey Morrison, 47-785 Soft Moonlight, stated this project was approved before any of them had purchased their homes. What they are requesting is additional information in regard to the day care, the adjoining fence, and would like the Commission to know they have had no input from regarding this project. They have concerns about noise, traffic and the number of children. They were never notified this was going to be a very low-income project. 5. Mr. Ulf Nystrom, 47-808 Endless Sky, stated the third floor tenants will be able to look into their project and see what they are doing. This is a very high density project and the parking will be very crowded. They are not against low-income families, but they do not want to live next door to so many children. Assistant City Manager Doug Evans stated staff will sit down with the adjacent residents to further discuss the project. When this went through the approval process, staff met with the adjoining property owners to ensure the project would fit into the neighborhood. The City is concerned about the perception of its affordable housing projects. With all the affordable projects the City has built, no complaints have been received. Mr. Nystrom stated their concern is that they were not there when this was approved. At least a wall or something could be constructed. 6. There being no further questions and no other public comment, the public hearing was closed and open for Commission discussion. Commissioner Barrows commended the applicant on the project. 7. It was moved and seconded by Commissioners Barrows/Alderson to adopt Planning Commission Resolution 2007-024 recommending approval of Site Development Permit 2006-857 as recommended. ROLL CALL: AYES: Commissioners Alderson,; Barrows, Engle, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. C. Site Development Permit 2006-868; a request of REA La Quinta, LLC, for consideration of architectural and landscaping plans for a 5,723 square foot freestanding building located at the north side of Highway 111, west of Jefferson Street within Jefferson Plaza. G:\WPDOCS\PC Minutes\2007\6-12-07.d0o 5 Planning Commission Minutes June 12, 2007 1. Chairman Quill opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff noted the recommended changes to Conditions 16.A.1.b. and 16.6.1.a. Assistant Engineer Ed Wimmer explained the purpose of the condition changes. 2. Chairman Quill asked if there were any questions of staff. Commissioner Engle noted he did have a conflict with the building to the east of this site which is not a part of this project. 3. Commissioner Alderson asked about the screening as there did not appear to be any landscaping except the screening. Staff stated it is typical for staff to request this type of screening. 4. Chairman Quill asked if the sidewalks to the west of this project were eight feet wide. Staff stated an eight foot sidewalk was required for the developed portions. The sidewalk issue is due to the deceleration lane being incorporated into the frontage. 5. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. Tom Harberkorn, representing REA La Quinta LLC, stated they agree with the staff report and have only one question regarding the landscaping. He was required to do all the landscaping along Highway 1 1 1 along with the six foot sidewalk and berming. This was without even having a building on his pad site. He asked for clarification that Costco is required to do the improvements as noted in Condition 16.6.1.a. Staff confirmed this was true. 6. There being no further questions of the applicant and no other public comment, the public hearing was closed and open for Commission discussion. 7. It was moved and seconded by Commissioners Alderson/Barrows to adopt Planning Commission Resolution 2007-025 approving Site Development Permit 2006-868, as recommended and amended: a. Condition 16.A.1 .b.: delete in its entirety and replace with the following: G:\WPDOCS\PC Minutes\2007\6-12-07.doc Planning Commission Minutes June 12, 2007. b) Construction of an 6-foot meandering sidewalk along,.. its Highway 111 boundary. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. The design shall minimize back of curb contact points. The applicant shall construct a sidewalk to connect the Highway 111 meandering sidewalk to the proposed building as approved by the City Engineer. Additionally, the applicant shall construct an ADA path of travel from the store front along the northerly property line to connect with ADA path of travel to the existing buildings at the north end of Parcel Maps 28573 and 34123. b. Condition 16.13.1.a.: delete in its entirety and replace with the following: a) Widen the east side of Depot Drive from Highway 111 to the east -west drive aisle at the north westerly corner of this Site Development Permit. The east curb face shall be located approximately thirty feet (30') east of the westerly property line of Parcel 2 of Parcel Map No. 28573 to align with the proposed through/right turn lane proposed at the Komar entry on the south side of Highway 111. The City established this requirement to prohibit a split phase traffic signal at the Highway 111 intersection that would create additional congestion on Highway 111. The obligated improvements by The Costco Development including pavement, curb relocation, signing and striping and signal modifications are not covered by the City's Highway 111 widening project. ROLL CALL: AYES: Commissioners Alderson, Barrows, Engle, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. G:\WPDOCS\PC Minutes\2007\6-12-07.doc 7 Planning Commission Minutes June 12, 2007 A. Zoning Code Amendment 2007-089; a request of the City for consideration of an Amendment to add Section 9.20.050 to Chapter 9.20 ("Zoning Districts") to prohibit medical marijuana dispensaries in all zones in the City. 1. Chairman Quill opened the public hearing and asked for the staff report. Assistant City Manager Doug Evans 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 Barrows asked for clarification as to how the facilities are defined as a public nuisance or personal threat to health and safety. Assistant City Manager Doug Evans stated that if there is a conflict with federal law that is a conflict that is a violation that affects the welfare of the community. The saftyof the community until there is a sound regulatory ordinance in the City there is the potential for problems that are public nuisances. There are a series of land uses that may or may not have secondary affects such as alcohol, cigarettes, etc . Assistant City Attorney Michael Houston stated the diversions in federal and State law does create some of the conflict in that the potential has been raised by other public legal counsels that local public agencies that allow the operation of entities that are operating illegally under federal law, can expose themselves to liability under a theory of aiding and abetting criminal activities. The Zoning Code requires any Zoning Code Amendment to have a discussion whether the amendment would have an affect on health and welfare. Commissioner Barrows asked that if federal law changes or becomes compatible with State law, would we then go back, and amend the Code. Doug stated we would be in a position to take one of three courses of action: the City could state they do not want this type of land use; if given policy direction to re- evaluate, we would adopt a series of regulatory requirements for this type of land use to see that the facility is consistent with all laws, or it could be allowed and built into the Code depending upon State law which hopefully would have very stringent regulations. 3. Commissioner Engle asked if this activity was being allowed in other cities. Assistant City Attorney Michael Houston stated there are some cities that do allow the use with.a limited activity. The G:\WPDOCS\PC Minutes\2007\6-12-07.doc 8 Planning Commission Minutes June 12, 2007 issue is the law at the State level does not establish the regulatory perimeters. At the State level it creates an affirmative defense from criminal prosecution for certain individuals who use medicinal marijuana and certain entities, primary care physicians -true cooperatives that offer limited quantities of the drug for individual use. In order to take that affirmative defense from criminal prosecution which is not a law that permits broad use, every jurisdiction will have to regulate this, and there are jurisdictions that have done this. Riverside County District Attorney's White Paper indicates there are problems with implementing those regulations, The Federal Drug Administration has full authority over the Schedule 1 drugs, which marijuana is. 4. There being no further questions of staff, Chairman Quill asked if there was any public comment. Mr. Swordlow, 1 Cordova Court, Palm Springs, stated that when the federal government gets involved with the states regarding legalization of marijuana, he does not believe it will be a problem because all the local pharmacies will start selling it. He did not believe there would be a discussion at this meeting regarding the secondary affects that will develop when a facility opens up. The crime wave that is anticipated from the impact of these dispensaries has never been documented. In fact the City of Oakland, based upon the results found in a study conducted by research out of Berkley, determined they did not cause any problems and were a benefit. This report caused them to allow more dispensaries to open. Proposition 215 did not legalize marijuana for medicinal purposes, it also directed the State to implement programs so patients could obtain the drug. The State has done nothing to help this. The problem with the City's Ordinance is that the definition of medical marijuana is too broad. It makes cooperatives and collectives illegal. Senate Bill 420 specifically says in Section 11362.775 says that qualified patients and persons with valid identification cards and the designated primary care givers of qualified persons with valid identification cards who associate with the State of California in order to collectively or cooperatively cultivate marijuana for medical purposes are exempt from these laws. Four of the five Council Members stated they believe in the medical purposes of marijuana and the benefits it provides. If, people need this medicine, how are they going to obtain it? Patients need a safe and reliable source to get this medicine. They are trying to encourage small cooperates to form with six or seven people. G:\WPDOCS\PC Minutes\2007\6-12-07.doc 9 Planning Commission Minutes June 12, 2007 There is no reason the City of La Quinta cannot exempt small cooperatives and collectives to cultivate their medicine. 5. There being no other public comment, the public hearing was closed and open for Commission discussion. 6. Commissioner Alderson stated there are a lot of philosophically ramifications, but the most solid direction given from the legal aspect is from the federal law. All of the other things are pending or can change. The given is that the City would be subject to federal laws should they allow this usage. 7. Commissioner Barrows asked if there are circumstances with other cities that have taken a position to allow these facilities they are taking the risk of violating federal law. Assistant City Attorney .Michael Houston stated that in regard to collectives, the proposed Ordinance was drafted to encompass collectives/cooperatives that can permissible utilize medicinal marijuana under certain circumstances. The problem that jurisdictions have is identifying what a "true" collective/co-operative. There are high legal hurdles based on case law as to what constitutes a co-operatives. There are a number of jurisdictions that are liberal on their interpretation. The basis of this Ordinance is the conflict between State and federal law. Even if there was no conflict, the City has the right under its police power to ban certain uses and not allow them to occur within its jurisdiction. 8. There being no further discussion, it was moved and seconded by Commissioners Alderson/Barrows to adopt Planning Commission Resolution 2007-026 approving Zoning Code Amendment 2007- 089, as recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Engle, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. BUSINESS ITEMS: None. CORRESPONDENCE AND WRITTEN MATERIAL: None. COMMISSIONER ITEMS: G:\WPDOCS\PC Minutes\2007\6-12-07.doc 10 Planning Commission Minutes June 12, 2007 A. Commissioner Alderson gave a review of the City Council meeting of June 5, 2007. B. Commissioners moved to go dark on August 14, 2007 and potentially August 28`h depending upon the work load. R�1Ifl�1:1 �Iri1�►1f�1 There being no further business, it was moved and seconded by Commissioners Alderson/Engle to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on June 12, 2007. This regular meeting was adjourned at 8:56 p.m. on May 22, 2007. Respectfully submitted, Betty Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\2007\6-12-07.doc 11 PH #A STAFF REPORT PLANNING COMMISSION DATE: JUNE 26, 2007 CASE NO: SITE DEVELOPMENT PERMIT 2007-886 APPLICANT: LDD SILVERROCK LLC ARCHITECT: OZ ARCHITECTS, INC. LANDSCAPE ARCHITECT: GMA LANDSCAPE ARCHITECTS REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR A ± 13.79 ACRE BOUTIQUE HOTEL SITE (200 UNITS AND 259 KEYS) CONSISTING OF A ±25,000 SQUARE FOOT PARKING STRUCTURE AND 29 CONDOMINIMUM HOTEL BUILDINGS CONTAINING MEETING FACILITIES, RESTAURANT, AND RESORT SPA LOCATION: SOUTH OF AVENUE 52 AND EAST OF SILVER ROCK WAY WITHIN THE SILVERROCK RESORT ENVIRONMENTAL CONSIDERATION: THE CITY OF LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY ASSESSED. IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENTS 2002-453 AND 2006-568 PREPARED FOR THE SILVERROCK SPECIFIC PLAN 06-080 WHICH WAS CERTIFIED ON JULY 18, 2006. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166 SINCE THIS PROJECT IMPLEMENTS SPECIFIC PLAN 06-080. GENERAL PLAN/ ZONING MAP: GOLF COURSE / TOURIST COMMERCIAL BACKGROUND: The City of La Quinta Redevelopment Agency acquired the current SilverRock Resort site in 2002, with the primary objectives of providing public, recreation opportunities with the development of two public golf courses, and facilitating the development of a resort and associated commercial uses that would generate a recurring revenue source for the City (Attachment 1, Sheet 2.01). The previously -approved SilverRock Resort Specific Plan divides the project into eight different Planning Areas. This Site Development Permit application for the boutique condominium hotel is located within Planning Area 3, and will be the first "resort hotel" portion of the project to be developed. The first two phases of the development, the Arnold Palmer Classic Course and the historic Ahmanson House temporary clubhouse, have been in operation since 2005. Future phases of the SilverRock project will include a permanent clubhouse facility, a signature four -star resort hotel, a mixed -use resort retail village, a second hotel with casitas, and a community park. PROJECT LAYOUT The approximately 13.79 acre boutique hotel site, to be known as La Solana at SilverRock, consists of a dog -bone shaped arrangement of 29 hotel buildings, a sunken two-story parking structure, a resort spa, and three swimming pool facilities (Attachment 1, Sheet 2.02)• The site, constructed with a contemporary Mexican architectural theme, maximizes outdoor living space with gardens, trellises, fireplaces, and water features. Connectivity throughout the project is achieved by a decorative meandering paseo for pedestrians and a 28 foot wide driving aisle for golf carts and vehicular traffic. The project is surrounded by holes No. 2, 3, and 7 of the existing Arnold Palmer Classic Course. The site will be surrounded by a series of meandering cobblestone foot walls (about 2 feet) and desert landscaping designed to seamlessly integrate with the existing golf course. The boutique hotel site is approximately 375 feet at its closest points from both Avenue 52 and the adjacent Tradition development. Although the plans identify two phases for the project (Attachment 1, Sheet 2.03), this is generally intended for sales and occupancy purposes. Construction will commence for all buildings as close to simultaneously as possible. Any modifications to the construction schedule will be approved at the discretion of staff. Located at the southeastern corner of the project site is the proposed three-story "Main House," which includes the reception desk, restaurant, bar, and meeting center, and has been designed to give the appearance of multiple buildings. The focus of the Main House will be the promenade, a wide deck with outdoor dining and terraces overlooking the adjacent lake. The Main House will serve as the dining, entertainment, and administrative center of the boutique hotel facility. Adjacent to the Main House will be a two-story, ± 1 1,91 1 square foot Spa Building, which will orient towards an outdoor court with swimming pools. The Spa Building will consist of the fitness center, day spa, locker rooms, and pool cabanas. An outdoor event lawn, located above the lower level meeting rooms, will connect the Spa Building with the Main House. 2 of 10 The remainder of the project site will consist of the Presidential and Hospitality Villas containing the more exclusive hotel units, the Spa Village (a cluster of buildings containing spa -oriented hotel units), twenty two-story hotel unit buildings, the Pool Pavilion, which overlooks the family pool area near the north'.end of the project site, a partially -sunken parking structure, and numerous small accessory buildings for housekeeping and maintenance purposes. The entire project site will be interconnected by a pedestrian pathway or paseo weaving around the individual hotel unit buildings and passing through courtyards and small outdoor gathering spaces. The driving aisle and covered parking will be primarily screened from the individual hotel unit buildings by a smooth stucco wall designed with nooks, alcoves, and occasional lattice windows. Covered parking spaces are proposed to be covered with either a solid canopy or with a trellis. Building height limits and the total number of condominium hotel units and keys are all in compliance with the approved specific plan. Main House: As the focal point of the boutique hotel, the approximately 35,600 square foot Main House will serve as the administrative, entertainment, and activity center of the facility (Attachment 1, Sheet 4.01 - 4.07). The contemporary Mexican architectural style sets the theme of the entire project site, featuring substantial use of natural wood, stone accents, and earth -tone yellow walls with a smooth plaster finish. Window sizes, designs, and placement will vary widely from a traditional style with heavy -timber natural wood lintels supported by center posts, to more contemporary styled wood -framed glass doors. The Main House has been designed to take advantage of slope, giving the impression of a smaller and more modest one and two-story building from the interior entry at the arrival court, but presenting a much grander scale from the lakeside promenade. The height of the Main House, measured from the arrival court entry, is proposed to be approximately 29 feet in height. When viewed from the lakeside boardwalk, the Main House is proposed to be approximately 40 feet in height. The highest point of the building will be a small bell: tower located adjacent to the arrival court, and is proposed to be 39 feet in height, measured from the arrival court's main entry (Attachment 1, Sheet 4.05). All three levels of the Main House will consist of outdoor spaces, wooden decks, fire pits, and balconies built out onto the lake. The entire architecture of the Main House has been designed to maximize usage of outdoor space. 3 of 10 Presidential Villa and Hospitality Villa: Adjacent to the Main House are the two-story Presidential'and Hospitality Villas, which are the premium hotel units for the project (Attachment 1, Sheet 4.01 - 4.07). These villas are designed to seamlessly appear from the outside as if they were a part of the Main House and will share identical contemporary Mexican design details as the Main House. The Presidential Villa will be approximately 5,600 square feet and the Hospitality Villa will be approximately 5,000 square feet. Each unit contains living and dining rooms, multiple lock -off bedroom and bathrooms, and private trellised patios and balconies overlooking the lake. Access to a pool/spa, plunge pool, and an outdoor shower garden is also included. Spa Building: Also adjacent to the Main House is the two story, t11,911 square foot Spa Building and a gated and screened receiving area connected to the Main House via the lower level (Attachment 1, Sheet 4.02 - 4.07). The entry to the Spa Building consists of a square spa arrivals court with a fountain at the center. This square arrivals court will not be used by hotel patrons, who will primarily access the facility via the pedestrian walkways adjacent to the event lawn or via the pool area. The Spa Building will consist of the same contemporary Mexican architectural details as the Main Building, . but will instead focus inward on private spa courtyards and outdoor spaces. The rear of the facility will feature a partial courtyard surrounded by semi -private cabanas facing various pools. Spa Village: Adjacent to the Spa Building will be the Spa Village, consisting of a cluster of four buildings containing spa -oriented hotel units (Attachment 1, Sheet 4.08 - 4.11). Three of the four buildings are proposed to be two stories in height, and one is proposed to be three stories in height at approximately 39'-6". The buildings range in size from approximately 6,500 square feet to 21,300 square feet. The Spa Village buildings include three different unit types. The Hotel Studio unit consists of a bedroom, bathroom, and an outdoor patio. The Spa Studio unit consists of a larger bathroom, bedroom, foyer, and outdoor patio. The Spa Suite unit includes two bathrooms, a larger bedroom/foyer area, two patios, and an additional treatment room. All of the Spa Village buildings will reflect the project's contemporary Mexican architecture and consist of a flat -roof, earth -tone plaster complimented by .individual trellis -covered balconies, varied rooflines, real wood doors, and roofline accent timbers. 4 of 10 Hotel Units: The remaining condominium hotel units on the Boutique Hotel site are located within the twenty buildings situated along the main circulation drive (Attachment 1, Sheet 4.12 - 4.18)• The two-story hotel buildings consist of four distinct building types with varying unit configurations, and an architectural style consistent with the rest of the project. Each of the hotel units generally consists of kitchen and dining facilities, living room area, and a varying number of bedrooms, some with condominium -hotel lock -off units. Patios and covered terraces provide outdoor living space for each unit. The hotel units at the north end of the Boutique Hotel site will surround the family pool area. The family pool will feature three different pools, an artificial beach, snack bar, semi -private cabanas, and trellis -covered chaise lounges placed within the main pool. Accessory buildings for housekeeping, mechanical equipment, and restrooms will match the contemporary Mexican architecture. Landscaping around the family pool will be consistent with the remainder of the hotel and have a functional use for turf. Parking: Parking counts will _ be in accord with the minimum 347 parking spaces required under the SilverRock Specific Plan Resort Parking Program. The applicants have stated that a minimum of 350 parking spaces will be provided, due to the fact that a few spaces may be lost or gained prior to construction. The current site plan identifies about 354 spaces. The majority of the provided parking will be covered either underneath the proposed carports or within a parking structure served by valet. The proposed parking structure currently identifies 185 valet spaces with an adjacent 31 outdoor self -park spaces and a handful of short-term parking available at the arrivals court. 138 trellis -covered parking spaces will be available along the remainder of the site for guest self -parking. To accommodate parking, the applicant is proposing to construct a two-story, 185- space, partially -sunken parking structure (Attachment 1, Sheet 4.21). The upper level of the parking structure will be even with the hotel arrival court, while the lower level will be partially sunken into the hillside adjacent to the golf course. The parking structure will be utilized for valet parking and has been designed with tandem spaces (double-parked) along the east side (facing the golf course) to maximize vehicle capacity. Each level of the parking structure will be approximately 25,543 square feet. The upper portion of the east face of the parking structure will face hole #2 of the existing golf course and Silver Rock Way. The exposed exterior facade will be stucco painted an earth tone color to match the surrounding landscaping. The upper 5of10 level facade will be the most visible, providing 3.5 feet of .vehicle screening. The parking structure will be constructed as far below the existing grade as possible, resulting in approximately 8 feet of visibility above the proposed berm. The applicants have proposed screening this remaining eight feet with landscaping integrated into the golf course. This berm could be increased but would involve off - site grading which would impact the golf course. The applicants have stated that they are currently working on additional screening possibilities for the parking structure. Landscaping: The overall landscape design throughout the Boutique Hotel site is designed to complement the theme and character of the contemporary Mexican architectural style of the various hotel buildings (Attachment 1, Sheet 8.01 — 8.06). Plant material consists of a combination of desert -native plants that have previously been incorporated into the SilverRock Resort environment. Most utilized around the hotel site are numerous trees and a variety of dense hedges and shrubs, with minimal use of turf. The environmentally -conscious plant material palette proposed for the hotel site is characterized by low water use and minimal -maintenance plants, which further conserves resources. The hotel site has been separated into several zones with specific landscape concepts and distinct plant palettes. The Entry Drive Zone focuses on the entry monument and utilizes large canopy trees lining the entry drive leading to the auto court, supplemented with an abundance of various shrubs and ground cover. The Auto Court Zone features a large signature canopy tree as a central focus with perimeter landscaping that may include accent plants with a desert garden theme. The Golf Course Interface Zone includes the area of transition from the existing golf course to the Boutique Hotel site. The landscaping concept in this zone is to blend desert plant material used on the course with the new development. Hotel buildings and parking areas will be buffered with screening plants and strategically -placed trees and palms. Pool Zone landscaping consists of plant materials that are more tropical in nature, while providing adequate shade and a pedestrian friendly atmosphere (Attachment 1, Sheet 8.10). The entire perimeter of the hotel is surrounded by an intermittent cobblestone foot -wall approximately 18 inches in height. Facility Operations: Guests will enter the site from Silver Rock Way and proceed to the Main House for check -in. Temporary parking for guests will be located at the arrival court turnaround with the option to .either self -park or utilize valet parking. Those individuals not staying at the hotel would either utilize valet services or park in the semi -circular lot located adjacent to the upper deck of the parking structure. During the high season, 6of10 the parking structure itself will be exclusively utilized for valet and employee parking, due to the inclusion of tandem spaces (double-parked). The hotel will utilize golf carts to escort guests utilizing valet parking to their rooms. Housekeeping services will be primarily conducted via smaller accessory buildings interspersed throughout the site. Loading and receiving will be conducted within the gated area at the main house adjacent to the Spa Building. The loading area is large enough to wholly enclose and screen small and medium-sized cube -truck deliveries and can contain a semi -truck without obstructing the main drive. The applicants have provided turning templates that identify semi -trucks .are capable of safely accessing the loading area. The buildings surrounding the loading area will contain engineering, housekeeping, human resources, and uniform services, with service elevators leading to sub -grade storage areas, service access to the meeting rooms, and the kitchen. The project is designed as a condominium hotel, with individual units to be sold as private ownership units. When not in use by the owner, these rooms are intended to be returned to the 'supply of rooms available to the hotel. Under the approved. development agreement, owners are limited to a maximum use of 60 days per year for no more than 29 consecutive days. The property will feature 200 hotel units with 259 keys. The difference between the number of units,and keys is due to the "lock -off" design of the rooms, in which one unit may consist of two or more bedrooms which can be locked from use, depending on the needs of the guest. To ensure that the project is designed for short-term stays, all kitchen areas and appliances are not full-sized. ANALYSIS Staff finds that the overall architectural style and layout of the proposed SilverRock Boutique Hotel to be very well designed. The proposed Boutique Hotel conforms to the setback, height, and land use standards identified in the approved Specific Plan for the SilverRock Resort. The layout of the project site harmoniously merges a pedestrian -friendly resort spa with an existing golf course, while maintaining an adequate separation of vehicular and pedestrian circulation throughout the site by means of the walled paseo. With some minor .reservations, the proposed landscape palette is acceptable. The ALRC recommended against the use of Chilean Mesquite, Bottle Trees, and California Pepper Trees due to maintenance issues and recommended these be substituted with an appropriate alternative on the final landscaping plans, which are also conditioned to be brought back for their review. The ALRC also recommended the use of enhanced landscaping in order to screen the exposed facades of the proposed parking structure. The proposed species of plants provide diversity, while having the characteristics of being low water users. The project has a functional use 7 of 10 of turf limited to the family pool area and the event lawn. A concern of both staff and the Architecture and Landscape Review Committee is the prevalent use of natural wood throughout the project's architecture. Most types of natural wood have a tendency to degrade under local weather conditions and, due to the quantity of wood utilized throughout the site, this was a major item of discussion during the ALRC hearing. The applicants have been researching different wood materials and wood treatments. Since the ALRC hearing, the applicants have proposed utilizing a type of lattice work consisting of Ocotillo bunches for trellis covers. Because the use of heavy natural timbers is a trademark of contemporary Mexican architecture, alternative building materials such as fiberglass, wood-crete, or painted metal are not recommended. Staff has no objection to the potential use of synthetic wood in regards to the promenade's deck flooring. Staff has recommended a condition of approval for wood maintenance and Director's approval of any synthetic materials proposed in the future. The hotel operator will be responsible for al exterior building maintenance. The proposed parking structure will be visible from SilverRock Way and Ahmanson Way. Staff is concerned with the visibility of the structure and parked vehicles along the southeastern perimeter. While the lower level of the structure is sunken and hidden from view behind the proposed berm, the eastern face and vehicles parked along the upper deck will be partially visible from behind the proposed tree line and landscaping . (Attachment 1, Sheet 4.21). Staff has identified this area in the recommended conditions of approval for enhanced landscaping. The final design of this area .will require a careful balance between screening the parking structure/cars and maintaining visibility of the hotel building. The applicants have included wide-angle photographs identifying the conceptual massing for the project (Attachment 1, Sheet 7.O2b). The Planning Commission should be aware that the building colors identified on the photographs are not representative of the final product and are instead intended to represent the individual building massing with shadows. These conceptual massing photographs appear closer to the adjacent Tradition project than they really are due to the wide- angle lens used. This distance is in fact about 375 feet. Sheets 8.07, 8.08,,and 8.09 identify three different conceptual main entry design alternatives. The applicants have suggested incorporating the best of each alternative proposal for the project entry, rather than utilizing one of the three designs. Additionally, this entry should be evaluated in the context of the overall design of the SilverRock Resort streetscape as part of the design of Phase 2, which includes several golf, clubhouse, and associated Redevelopment Agency improvements. Staff has no particular preference and supports this concept, but recommends that the final design be returned to the ALRC for review. Staff also recommends that brick pavers or a similar decorative paving be utilized, instead of 8 of 10 the identified asphalt paving, along the entry drive leading from Ahmanson Way to the hotel arrivals court. The submitted site plans only identify decorative paving at the spa arrivals court and the main entry arrivals court. Finally, the applicant will be addressing the Planning Commission in regards to the project's proposed energy efficiency program. The applicants are currently working towards designing an environmentally -sensitive building which utilizes water and energy conservation technology and materials. ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE RECOMMENDATION The Architecture and Landscape Review Committee reviewed the proposed boutique hotel project and recommended approval of the project with conditions during their June 6, 2007 meeting. During that meeting, the committee members discussed a number of maintenance - related concerns regarding the considerable use of natural wood in the construction of the buildings and certain tree selections from the plant palate. The committee members recommended additional treatments and/or screening features along the north and east -facing elevations of the parking structure, the removal of the Chilean Mesquite tree due to maintenance issues and shallow root structure, additional details regards wall designs, and a revised pedestrian access from the main entry to the arrivals court. The committee members also cautioned against the use of Bottle Trees and California Pepper Trees due to the need for additional maintenance and clean up. PUBLIC COMMENTS This project was advertised in the Desert Sun newspaper on June 16, 2007, mailed to all property owners within 500-feet of the site, and posted on City Public Hearing information boards. At the time of the filing of this report, staff had not received any letters or phone calls from the public regarding the proposal. STATEMENT OF MANDATORY FINDINGS As required by LQMC Section 9.210.010 (Site Development Permits), findings to approve Site Development Permit 2006-886 can be made and are contained in the attached Resolution. RECOMMENDATION Adopt Planning Commission Resolution 2007- approving Site Development Permit 2007-886, subject to the findings identified in the resolution and the attached Conditions of Approval. 9of10 Prepared by: An w J. Mogense� P ncipal Planner Planner Attachments: 1. SilverRock Resort Boutique Hotel SDP (booklet) 10 of 10 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-886 LDD SILVERROCK, LLC - BOUTIQUE HOTEL JUNE 26, 2007 GFNERAL 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 comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), Chapter 13 of the La Quinta Municipal Code ("LQMC"), Specific Plan 2006-080, Tentative Parcel Map No. 33367 and any Disposition and Development Agreement (DDA) and Development Agreement (DA) entered upon between the applicant and the La Quinta Redevelopment Agency, a public body, corporate and politic (See related Conditions of Approval from the Disposition and Development Agreement [DDA] and Development Agreement [DA]). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-guinta.org. 3. Site Development Permit 2006-886 shall comply with all applicable' conditions and/or mitigation measures for the following approvals: • Environmental Assessments 2002-543 and 2006-568 • Specific Plan 2006-080 • Tentative Parcel Map 33367 • Disposition and Development Agreement • Development Agreement 2006-012 4. This Site Development Permit is valid for two years, unless an extension is applied for and granted by the Planning Commission pursuant to Section 9.200.080 of the La Quinta Municipal Code. Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 5. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Planning Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District •. Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • South Coast Air Quality Management District Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit must be obtained by the applicant and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent (" NOI"), prior to the issuance of a grading or site construction permit by the City. 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. 11 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 2 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 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 applicantsshall 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 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. 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. 7. 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). 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 3 of 18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 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. Additionally, pursuant to the approved Tentative Parcel Map, there is a proposed north/south easement across the center of the Site Development Permit for an existing 18 lake equalizer line for the perpetual maintenance and reconstruction and per the approved DDA affecting this Parcel. 9. The applicant shall retain for private use 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. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Private Streets shall have a 28-foot travel width measured flow line to flow line where curb and gutter are proposed. Flush curb street section shall have a full 28 feet of travelable roadway as approved by the City Engineer and the Fire' Department. On -street parking is prohibited except for designated and striped parking stalls, 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. 10. The applicant shall dedicate easement to the City of La Quinta for public and utility purposes and ingress and egress easement for public and emergency access. 11. Dedications shall include additional widths as necessaryfor dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 4 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 12. Direct vehicular access to Ahmanson Way is restricted,. except for the access point identified on Tentative Parcel Map No. 33367, or as otherwise conditioned in these conditions of approval. 13. Emergency vehicle ingress and egress access shall be provided from Avenue 52 via the existing Secondary Access Road. 14. 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. 15. 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 Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 16. 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. The applicant shall be responsible for completing the roadway improvements within the site development permit and as required by the approved DDA and DA, subject to approved coordination by the Public Works Department. The applicant shall extend improvements beyond the site development permit boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 17. 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 Street (Commercial) 3.5" a.c./4.0" c.a.b. 5 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 or the approved equivalents of alternate materials. 18. 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. 19. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Ahmanson Way): Full turn movements are permitted. 20. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 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. PARKING AREAS 22. The design of,parking facilities shall conform to LQMC. Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to better evaluate ADA accessibility issues. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional 6 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 street widths and other improvements as may be determined by the City Engineer. 23. 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 Stall/Access Aisles (Low Traffic Areas) 3.0" a.c./4.5" c.a.b. Parking Stall/Access Aisles (High Traffic) 4.5" a.c,/5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 24. 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. 25. The following improvement plans shall be prepared and submitted by the applicant 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 Commercial Precise Grading Plan 1 " = 20' Horizontal B. PM10 Plan 1" = 40' Horizontal C. SWPPP 1 40' Horizontal D. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 7 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 1 = 40' Horizontal, 1 " = 4' Vertical NOTE: A through D to be submitted concurrently Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. 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. 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 Site Development Plan when it is submitted for plan checking. "Commercial 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. 26. The City maintains standard plans, detail sheets and/or construction notes for elements.of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Online Engineering Library hyperlink. 27. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 28. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the mylars in order to reflect the as -built conditions. PRECISE GRADING 29. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 8 of 18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 30. 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. 31. 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. 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. 32. The applicant shall provide sidewalks and golf cart paths for internal circulation within the Site Development Permit as well as to facilities within Tentative Parcel Map No. 33367 on the Precise Grading Plan in the plan check process as required and approved by the City Engineer. 33. 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. 34. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative parcel map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 35. Prior to the issuance of a building permit for any building lot, the applicant shall 9 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 36. Stormwater handling shall conform with the approved hydrology and drainage report for (the "SilverRock Resort" of the underlying development). Nuisance water shall be disposed of in an approved manner. 37. Nuisance water shall be retained within the SilverRock project site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. UTILITIES 38. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LOMC. 39. 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. 40. 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. CONSTRUCTION 41. The City will conduct final inspections of habitable buildings only when the 10 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 buildings have access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and signage. QUALITY ASSURANCE 42. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 43. 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. 44. 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. 45. 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. 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 46. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance); LQMC and any Maintenance Agreement entered upon or required by the approved DDA and DA. 47. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. 48. The applicant shall enter into easements or license agreements for the 11 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 construction and continuous and perpetual maintenance of all walls and added landscaping that encroach onto the golf course. 49. The applicant shall make provisions for the treatment, protection, and maintenance of all natural wood utilized in the construction of the buildings. The future substitute of any natural wood with alternative or synthetic materials shall be reviewed and approved by the Planning Director prior to issuance of a building permit. FEES AND DEPOSITS 50. 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. 51. 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). LANDSCAPING 52. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 53. The applicant, shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 54. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 55. Final landscaping and irrigation plans (and precise grading plans relevant to landscape areas) shall be prepared by a licensed landscape professional and shall be reviewed by the Architecture and Landscaping Review Committee and approved by the Planning Director prior to issuance of the first building permit. An application for Final Landscape Plan Check shall be submitted to the Planning Department for final landscape plan review. Said plans shall include all landscaping associated with this project, including perimeter landscaping, and be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner 12 of18 Planning Commission Resolution 2007- Conditions of Approval -Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 prior to submittal of the final plans to the Planning Department. NOTE: Plans are not approved for construction until signed by the Planning Director. 56. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Director and the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, tieing placed within 18 inches of curbs along streets. 57. 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" 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. 58. Measures shall be taken to replace and repair any landscaping or irrigation equipment which is damaged. 59. Any ground -mounted mechanical equipment shall be. screened by a wall, landscaping with significant foliage, or combination of the two, of a sufficient height and/or density to fully screen such equipment above its horizontal plane. 60. Any building mounted mechanical equipment shall be fully screened from view by an architectural feature, wall, or parapet of sufficient height to fully screen such equipment above its horizontal plane. 61. The applicant shall replace Chilean Mesquite, Bottle Trees, and California Pepper Trees with another similar canopy tree on the Final Landscaping Plans. 62. The design, materials, and colors of the covered parking canopies shall be consistent with the approved units and perimeter screening. Final designs for the covered parking canopies shall be reviewed by the Architecture and Landscaping Review Committee on the Final Landscaping Plans and approved by the Planning Director. 63. Brick pavers or similar decorative paving shall be installed leading from the project entry at Ahmanson Way to the Arrivals Court. Final designs shall be identified on the Final Landscaping Plans, reviewed by the Architecture and Landscaping Review Committee, and approved by the Planning Director. 64. Final Landscaping Plans shall identify enhanced landscaping for screening with significant foliage along all exposed perimeters of the parking structure. 13 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 65. The selected resort entry landscaping and wall design alternative (Sheet 8.07, 8.08, and 8.09), or combination of elements, shall be identified in the final landscaping plans provided for review by the Architecture and Landscaping Review Committee and shall be approved by the Planning Director. PLANNING DEPARTMENT 66. The hotel shall provide a shuttle service for guests to the golf clubhouse and future resort areas (hotels, commercial uses, restaurants, etc.) within the SilverRock Resort. 67. The applicant shall provide the Planning Department with three copies of the project's Codes Covenants and Restrictions (CC&Rs) and a deposit of legal fees in the amount of $2000.00 for their review and approval. These items shall be provided to the City either prior to, or in conjunction with, the applicant's initial application for building permits. 68. The applicant shall offer for dedication an easement across the entire project site, including all units, to hold harmless the golf course and its players for any liability and damages resulting from golf course play. 69. The applicant shall enter into a construction and maintenance agreement with the City regarding construction adjacent to portions of the golf course lake prior to issuance of any grading and building permits. 70. The applicant shall enter into a domestic Water and/or sanitation installation agreement with the Coachella Valley Water District prior to issuance of any grading and building permits. 71. The applicant shall have submitted and received approval from the City an operating agreement in accord with the Disposition and Development Agreement and Development Agreement prior to issuance of any grading and building permits. 72. The applicant shall apply for a Sign Program application for the project site prior to the issuance of any grading and building permits. 73. Any modifications to the phasing of construction shall be reviewed and approved by the Planning Director and Public Works Director. BUILDING AND SAFETY 74. If the design configuration of the buildings results in window or door openings in 14 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 locations prohibited by the Building Code due to proximity to real property lines, the applicant shall prepare and have recorded a "no -build easement agreement" to create an unbuildable area as necessary, binding to both property owners. Such agreement shall be submitted for review and approval by the Building Official and the City Attorney prior to recordation, if required. OUTDOOR LIGHTING 75. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the La Quinta Municipal Code. An exterior lighting plan with photometric study and manufacturers cut sheets shall be approved by the Planning Director prior to issuance of first building permit for project. FIRE DEPARTMENT 76. Provide or show there exists a water system capable of delivering a fire flow 2500 gallons per minute for a two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 77. Fire apparatus access road shall be provided for every facility, building or portion of a building hereafter construction or moved into our within the jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approve route around the exterior of the building or facility. Exception: When the building is completely protected with an approved automatic fire sprinkler system modification may be made by the chief. - Pursuant to the above section a 200 foot hose pull from a fire access road will be acceptable. 78. Approved accessible on site fire hydrants shall be located not to exceed 330 feet apart in any direction as measured by an approved route around the complex, exterior of the facility or building, and no portion of a building further than 165 feet from a fire hydrant. Fire hydrants shall provide the required fire flow. 79. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water .authority, the originals shall be presented to the Fire Department for review and approval. 15 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 80. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 81. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. It should be 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 82. Access lanes will not have an up, or downgrade of more than 12%. Access will not be less than 20 feet in width and have an unobstructed vertical clearance not less than 13 feet and 6 inches. For a three story building, the access lane will be not less than 30 feet in width. Access lanes will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. 83. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provision for the turn around capabilities of fire apparatus .84. Driveway loops, fire apparatus access lanes and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall prepare and submit to the Fire Department for approval; a site plan designating required fire lanes with appropriate lane printing and/or signs. 85. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed, next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 86. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. 87. A rapid entry Knox Box shall be installed on the outside of the building. If the building/facility is protected with a fire alarm or burglar alarm system, the lock box will require "tamper" monitoring. 88. Install a complete commercial fire sprinkler system (per NFPA 13 1999 Edition). 16 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the project Structural Engineer to certify with a "wet signature", that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. The PIV and FCD shall be located to the front, within 25 to 50 feet of hydrant, and a minimum of 25 feet from the building(s). Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contactor must submit plans, along with current $307.00 deposit based fee, to the Fire Department for review and approval prior to installation. Guideline handouts are available for the Fire Department. (Install a complete fire sprinkler system per NFPA 13R. A fire department connection that is 1 %" or 2 %" shall be wall mounted to the exterior of the building. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department Job card must be at the job site for all inspections). 89. Install an alarm monitoring system for fire sprinkler system(s) with 100 or more heads (20 or more in Group I, Division 1.1 and 1.2 occupancies). Valve monitoring, water -flow alarm and trouble signals shall be automatically transmitted to an approved central station, remote station or proprietary monitoring station in accordance with 2001 CBC, Sec. 904.3.1. An approved audible sprinkler flow alarm shall be provided on the exterior in an approved location and also in the interior in a normally occupied location. A C-10 licensed contractor must submit plans designed in accordance with NFPA 72, 1999 Edition, along with the current $192.00 deposit based fee, to the Fire Department for review and approval prior to installation. Guideline handouts are available from the Fire Department. 90. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted 3.5' to 5 ft above finished floor, measured to the top of the extinguisher. Where not readily visible, signs shall, be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. 91. A UL 300 hood/duct fire extinguishing system must be installed over the cooking equipment. The extinguishing system must automatically shutdown gas and /or electricity to all cooking appliances upon activation. A C-16 licensed contractor must submit plans, along with the current permit fee, to the Fire Department for review and approval prior to installation. Alarm system supervision is only required if the building has an existing fire alarm system. 17 of18 Planning Commission Resolution 2007- Conditions of Approval - Recommended Site Development Permit 2007-886 SilverRock Boutique Hotel June 26, 2007 92. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in UBC Table 3-D and 3-E. No class I, II or IIIA of combustible/flammable liquid shall be used in any amount in the building. 93. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2001 California Building Code. 94. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside of door. 95. Access shall be provided to all mechanical equipment located on the roof as required be the Mechanical Code. 96. Air handling systems supplying air in excess of 2000 cubic feet per minute to enclosed spaces within buildings shall be equipped with an automatic shutoff. Ref CIVIC 609.0 97. Gate(s) shall be automatic or manual operated. Install Knox key operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for ordering the Key Switch. Current plan check deposit based fee is $126.00. The applicant may contact the Fire Department at (760) 863-8886 for a guideline handout. 18 of18 PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY 'OF LA QUINTA, CALIFORNIA, APPROVING THE ARCHITECTURAL AND LANDSCAPING PLANS FOR A t 13.79 BOUTIQUE HOTEL SITE (200 UNITS AND 259 KEYS) CONSISTING OF A t 25,000 SQUARE FOOT PARKING STRUCTURE AND 29 CONDOMINIMUM HOTEL UNIT BUILDINGS CONTAINING MEETING FACILITY, RESTAURANT, AND RESORT SPA CASE NO.: SITE DEVELOPMENT PERMIT 2007-886 APPLICANT: LDD SILVERROCK LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26`h day of June 2007, hold a duly noticed Public Hearing to consider the request of LDD SILVERROCK LLC for the construction of a boutique condominium hotel resort, more particularly described as: PORTION OF SECTIONS 6 AND 8, T6S, R7E, SBM WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970." The City Council certified Environmental Assessments 2002-453 and 2006- 568, prepared for the SilverRock Specific Plan 06-080, which was certified on July 18, 2006, of which this project is included. No changed circumstances or conditions exist which would trigger the preparation of a subsequent Environmental Impact Report or environmental review pursuant to Public Resources Code Section 21 166; and, WHEREAS, the Architecture and Landscaping Review Committee, did on the 6m day of June, 2007, at a regular meeting, recommend approval of the development plans, subject to conditions; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. The boutique condominium hotel project is consistent with the General Plan and SilverRock Specific Plan, in that it is a designated tourist commercial use which is served by the surrounding golf course uses. Planning Commission Resolution 2007- Site Development Permit 2007-886 LDD SilverRock, LLC, Adopted: June 26, 2007 2. The project has been designed to be consistent with the applicable provisions of the City's Zoning Code, or amended as allowed in compliance with the SilverRock Specific Plan 2006-080. 3. The architectural design of the boutique condominium hotel project including, but not limited to the architectural style, building mass and scale, materials, colors, architectural details, building heights, roof style, and other architectural elements are compatible with the surrounding developments, previously approved and constructed phases of the SilverRock Resort, and with the quality of design prevalent in the City. The boutique hotel is suitably designed and conforms to the established theme of the project and overall resort. 4. The site design of.the project including, but not limited to project entries, interior circulation, landscaping, pedestrian access, pedestrian amenities, screening of equipment, exterior lighting, layout, and similar site design elements are compatible with the previously approved and constructed phases, surrounding developments, and with the quality of design prevalent in the City. 5. Project landscaping, including but not limited to the arrangement, variety, size, color, texture, and coverage of plant materials, with conditions, has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements, screen undesirable views, provide a harmonious transition between adjacent land uses including the golf course, and provide an overall unifying influence to enhance the visual continuity of the project. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; 2. That it does hereby approve Site Development Permit 2007-886 for the reasons set forth in this Resolution, subject to the Conditions, attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 261h day of June 2007, by the following vote, to wit: AYES: Planning Commission Resolution 2007- Site Development Permit 2007-886 LDD SilverRock, LLC. Adopted: June 26, 2007 NOES: ABSENT: I_1.1.1 re1I ki A PAUL QUILL, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS, Assistant City Manager Interim Community Development Director City of La Quinta, California PH #B DATE: CASE NO: APPLICANT: PROPERTY OWNER: REQUEST: LOCATION: ENVIRONMENTAL CONSIDERATION: GENERAL PLAN DESIGNATION: ZONING: BACKGROUND: STAFF REPORT PLANNING COMMISSION JUNE 26, 2007 SIGN APPLICATION 2007-1129 JAMES AND SHARI PAUL JAMES PAUL CONSIDERATION OF A REQUEST FOR A SIGN PROGRAM TO SERVE J&S PAUL PROFESSIONAL PLAZA NORTHSIDE OF THE INTERSECTION FOR CORPORATE CENTRE DRIVE AND COMMERCE COURT (ATTACHMENT 1) ON -PREMISE SIGNS ARE CATEGORICALLY EXEMPT UNDER CEQA GUIDELINES SECTION 15311(a) CP (COMMERCIAL PARK) CP (COMMERCIAL PARK) Site History The J&S Paul Professional Plaza is located in Planning Area 1 of the La Quinta Corporate Centre Specific Plan (SP 1999-036), which was approved by the City Council on September 7, 1999. The Plaza, which was approved through Site Development Permit 2004-804, is comprised of three independent commercial buildings that have a combined total square footage of 29,360. Building exteriors are clad in stucco and accented by irregularly -shaped cultured stone veneer around various windows. Building colors consist of off-white, yellow, light brown salmon, and maroon. All buildings are complete and are ready for tenant occupancy. SIGN PROGRAM PROPOSAL: The applicant requests a Sign Program be approved for J&S Paul Professional Plaza (Attachment 2). The proposed Sign Program provides specifications for building mounted signs, specifications for up to three monument signs, definitive sign locations, and general standards and provisions for sign construction, installation P:\Eric\SA\Sign Programs\J&S Paul Professional Plaza\SA 07-1129 J&S Paul (STAFF REPORT).doc and maintenance. However, all tenants have yet to be secured, so the program is designed to be flexible while providing for some optional approaches for signing. Building -mounted Signs The program identifies building -mounted sign locations for all approved building elevations. Sign locations have been limited to the south -facing elevations of the three buildings. No building -mounted signs are proposed on the north -facing elevation, which face onto the Coachella Valley Water District Channel. The sign program further identifies all sign lettering to be illuminated Channel Letters, type style Block, and shall be Black-White/Day-Night, with a Gold Trim and a Bronze return. Sign illumination must be 6500 neon with 30 MA transformers. The sign program provides guidelines for lettering square footage, stating that the all signs are limited to single line copy and shall be confined to the designated sign locations. Sign lettering and logos shall not exceed the designated sign location area (Attachment 3)• Monument Signs The monument sign provisions states that said signs shall not exceed a total area of forty (40) square feet, and shall be limited to six (6) feet in height, measured from finished grade. These signs shall be situated parallel to Corporate Centre Drive, and shall be single sided and externally illuminated with landscape lighting. The sign program allows for one monument at the front of each buildings main entry driveway, for a total of three monument signs, along Corporate Centre Drive. The monument sign will be consistent with the architecture of the buildings (Attachment 4). The monument signs will have a maximum of six (6) tenants per sign with each sign face sign not exceeding 2 sq. ft. Letter type for the monument sign shall be block, or as approved by the City. All monument sign lettering shall be Plexiglas with bronze opaque back ground and ivory copy. Window Signs Generally, this type of incidental accessory signing is exempt under the sign code, but is addressed here for continuity. Each tenant with entry window facings is allowed one 18 x 18 inch (2.25 square feet) sign panel area in vinyl letters, which will identify the tenant by name and logo, and the tenant's business hours. Lettering is to be at least 1 inch in height, color shall be eggshell, and shall be face or reverse/second surface mounted. ANALYSIS: 1. The proposed sign program allows for a maximum of one sign per tenant facing Corporate Centre Drive, with the maximum sign area not to exceed P:\Eric\SA\Sign Programs\J&S Paul Professional Plaza\SA 07-1129 J&S Paul (STAFF REPORT).doc the designated sign areas A and B. Although the sign program is more restrictive than the City's Sign Code, it is believed that the smaller sign size will be better preserved the architectural design of the building. Additionally, under a Sign Program, there is more, opportunity for flexibility due to the opportunity to review sign size, location and design as part of the total building design, and incorporate that design into the overall program. 2. The architecture of the buildings is rather unique, with a varied color scheme and architectural accents; box -type illuminated Channel lettering, trim and return color, and illumination impacts on the buildings, may be incompatible with the buildings overall architectural style. 3. Building mounted signs facing Corporate Centre Drive are proposed to be illuminated. Signs facing Corporate Centre Drive would be suitable due to current vehicular traffic patterns. Due to the need for energy conservation, the types of businesses proposed, and business operating hours, sign illumination is not warranted 24 hours a day. 4. The office building signs as proposed generally are more restrictive than the standards contained in the City's Sign Code provisions. Individual tenant signs are limited to four (4) s.f. for 'A' designated sign locations, and 10 s.f. for 'B' designated sign locations. All logos are restricted to the designated sign locations and location sizes. 5. Adequate review periods for sign permits are necessary for Staff's review for compatibility with the sign program and applicable City Sign Codes. Future signs for each tenant will be submitted under the general sign permit process as they are identified, and reviewed against the parameters of this Sign Program. 6. The proposed monument sign locations are along Corporate Centre Drive. Sign locations are approximate; however City's Sign Code states that monument signs are to be located at least five (5) feet from the edge of the public right-of-way. The public right-of-way extends twelve (12) feet from the top of curb. In addition, the proposed sign program measures the height of the sign from finished grade, rather than top -of -curb, as specified in the La Quinta Municipal Codes. 7. The office building signs as proposed generally meet the standards contained in the City's Sign Code provisions, as individual tenant signs are limited to predetermined sign locations and area. FINDINGS: The following findings can be made in support of Sign Application 2007-1129: P:\Eric\SA\Sign Programs\J&S Paul Professional Plaza\SA 07-1129 J&S Paul (STAFF REPORT(.doc A. Sign Application 2007-1129, as recommended, is consistent with the purpose and intent of Chapter 9.160, in that it does not conflict with the standards as set forth in said Chapter. B. Sign Application 2007-1129, as recommended, is harmonious with and visually related to all signs as proposed under the Sign Program, due to the common use of letter type and size, color and location of signs. C. Sign Application 2007-1129, as recommended, is harmonious with and visually related to the subject buildings as the scale of the signs and letter sizes used accentuate the building design. D. Sign Application 2007-1129, as recommended, is harmonious with and visually related to surrounding development, as it will not adversely affect surrounding land uses or obscure other adjacent conforming signs. RECOMMENDATION: Adopt Minute Motion No. 2007 - approving Sign Application 2007-1129 as submitted: 1. The provisions contained in the Sign Program for "over-the-counter" permit approvals for signs by either the Community Development Department or the Building and Safety Department, shall be removed. All signs shall be submitted to the Community Development Department for approval prior to issuance of a building permit. 2. The amendment provision shall be re -worded to read "Minor amendments to the sign program (i.e. Sign location, letter type, sign color, etc.) may be approved administratively by the Planning Director. All other amendments to the Sign Program will require approval by the Planning Commission." 3. Only signs which face onto Corporate Centre Drive are permitted. Wall signs along the north elevation of the three buildings, shall be prohibited. 4. Lettering for all building -mounted signs shall be reverse -channel, 'back -lit', lettering with 4500 neon. Lettering color is limited to black, with black returns, and black trim. 5. All building -mounted signs shall be turned off no later than 12:00 pm. 6. Monument Signs: Monument signs are limited to one per building. Each monument sign is allowed a maximum of three (3) tenant signs. All monument signs are limited to five (5) feet in height measure from the top of curb. Monument sign size shall be limited to forty (40) square feet, and a P:\Eric\SA\Sign Programs\J&S Paul Professional Plaza\SA 07-1129 J&S Paul (STAFF REPORT).doc maximum height o five (5) feet measured from top -of -curb. All monument signs shall be located .a minimum of seventeen (17) feet from the face of curb along Corporate Centre Drive. 7. Prior to installation of the monument signs, the applicant shall submit a sign permit to the Community Development Department for review of final sign location. In addition, the applicant shall work with the Community Development Department to discuss landscape and lighting options for the monument signs. 8. No signs shall be permitted that are prohibited by the La Quinta Municipal Codes. 9. Prior to the sign program being effective, the applicant must revise and resubmit the sign program to the Community Development Department. Prepared by: Attachments: 1. Location Map 2. Sign Program. 3. Building -mounted Sign locations 4. Monument Sign Design P:\Eric\SA\Sign Programs\J&S Paul Professional Plaza\SA 07-1129 J&S Paul (STAFF REPORT).doc ATTACHMENT #2 Sign Program Sign Program: The purpose of the Sign Program is to ensure: design, guidance, production, implementation, consistency, quality coordination, proportion, enhancement, image and compatibility between all signs within the Sign Program area. As such, the Sign Program is intended to address placement, color, style, sign material, integrity, and their consistency on the property. This program also serves to communicate particular tenant sign parameters to compliment the project as a whole, while achieving a unified, attractive balanced appealing signage. The Sign Program exhibits establish the letter and sign dimensions, the Sign Program is intended to substitute the City of La Quinta Zoning Ordinance. Applicability: A Sign Program is a coordinated sign plan for an individual building or a group of buildings. For those signs requiring a program, no permit shall be issued for an individual sign until a Sign Program for all buildings has been erected, submitted and approved by the landlord and the City of La Quinta Community Development Department. Each sign application requires a sign permit from the Planning and Building Department. General Requirements, Standards and/or Provisions: All signs shall be constructed, installed and maintained in accordance with the following standards: The woNcgnt shall be responsible for obtaining any and all permits required. AU sign(s) shall comply with the Sign Program, current local zoning, meet the provisions of the Uniform Building and Electrical codes, be mcd"Wned in good 2. The Inc shall be responsible for obtaining any and all permits required. 3. Former tenant (s) shall be responsible for the removal of the signage, including but not limited to the following: sealing, patching, painting, and electrical disconnect(s). Removals to be completed upon lease termination at the tenant's expense. It is required that you use a sign contractor for signage, signage component removal and electrical disconnect, and a painting contractor for finishing and painting work. All repair work must match the building color and texture. Working area must be left in a neat and clean condition. 4. No audible, flashing, animated, rotating, moving, pulsating, electronic and/or search lighting or sign (s) not specifically mentioned herein shall be permitted. Or, parked vehicles for the SOLE purpose of advertising only. Tenant vehicles with lettering on vehicles operating within the scope of business in the complex will be permitted. 5. It is the responsibility of the applicant to verify all sign locations and/or field conditions, conduit and primary electrical locations and services, prior to installation of any sign (s). 6. No: exposed raceways, crossovers, conductors, unfinished edges, wiring, or junction boxes. Transformer boxes will be used `to cover and/or conceal transformers. All bolts, fastenings, and clips shall be none "rust prone" and pointed to match the exterior building color. EXCEPTION($): WHEN THE DESIGNATED SIGN LOCATION (S) HAS BUILDING SUPPORT BEAMS, NO ACCESS, AND/OR A NON -WORKING AND/OR BUILDING INSPECTOR AREA BEHIND THE DESIGNATED SIGN LOCATION. THE CONTRACTOR MAY USE A RACEWAY THAT IS IN KEEPING WITH THE ARCHITECTURE OF THE BUILDING AND/OR IS AESTHETICALLY PLEASING. THE SIGN FACILITATOR/"RACEWAY" SHALL ENCOMPASS SIGNAGE, .STAY WITHIN DESIGNATED SIGNAGE AREA, AND NOT EXCEED/PROJECT FROM LETTERING.: 7. Sign Contractor must have the following: General Liability Insurance, Workers Compensation, Proper Contracting and City Business license for electrical signs C45 or C 10. Tenant will be responsible for its sign contractor to indemnify, defend and hold harmless the Landlord and its agents from any damage or liability resulting from the contractor's work. Tenant will also provide adequate evidence of the sign contractor's insurance coverage, naming the landlord as additional insured. 8. Sign labels that pertain to construction and installation shall be permitted and must be placed in a conspicuous location for inspections and/or emergencies. -z- 9. Penetrations of the building structure required by installation (s) shall be neatly sealed in a "watertight' condition and must be painted to match exterior surface. 10. Sign(s) shall have access and/or adequate "crawl space" for inspection (s) and servicing. Dedicated lines for signage should be marked at panel box. 11. No live and/or simulated animals or humans may be used as a sign. 12. No sign (s) shall be permitted that pose a nuisance or hazard. No: paper, cardboard, Styrofoam, cloth and/or similar stickers, decals or painted vinyl letters, or vacuum formed luminous letters. 13. No: exposed neon, lamps, tubing, box or cabinet type.construction, and/or bulbs, shall be permitted. 14. No roof signs or projecting signs will/shall be permitted. 15. Temporary identification signs such as: construction, banners, developer, seasonal promotions and/or compliance non4lluminated advertising displays are permitted as per City of La Quinta Code. 16. Sign,(s) that project onto the public right-of-way shall not be permitted. 17. 09 19, All illuminated signs shall require a building permit from the Building and Safety Department prior to the installation of the sign (s) Specifications for Building Signs: (Storefront Signage - South Facing) 1. Lettering to be Channel Letters. 2. Lettering to be proportional and balanced within the signage area. 3. Color(s): Black-White/Day-Night with Gold trim and Bronze Return. 4. Lettering type style Block. 5. Tenant signs shall business name only as registered on the lease agreement. 6. Sign illumination must be a: 6500 with 30MA. -3- 7. Tenant signage as follows: 5 tenant spots on East and West building. 4 tenant spots on middle building as per elevations. 8. Single line copy only. 9. Tenant (s) with nationally recognized lettering and/or logo (s) i.e., trademarks and/or franchises must provide the Owner and applicant copies for permitting. The applicant is responsible for conformance to the type of sign signage area allocations and must be approved by the Landlord and the City of La Quinta. 10. Signage to stay within designated/enveloped area as shown on elevations. 11. See exhibits for material and location requirements. "NOTE: No Signage on North Elevations. Specifications for monument sign(s): 1. Three monument signs) shall be permitted. One at the front of each building location. 2. Sign (s) shall be a maximum of 40 sq. /ft. parallel to the street. 3. Sign not to exceed 6 feet from top of curb. 4. Sign(s) shall be single sided running parallel to street. 5. Sign to be architecturally compatible with the design of1. 1building. 6. Monument signs to have up to 6 tenant placement areas. 7. Sign composition shall be aluminum, paint, tough glass, and stucco with bright veneer perimeter. 8. Letter type style to be block, logo and color shall be approved by landlord and City of La Quinta 9. Monument sign to be directly illuminated by landscape lighting. 10. Lettering to be Plexiglas with bronze opaque bock ground and ivory copy. 11. All freestanding signs shall include, as part of their design, landscaping and/or landscaping about their base so as to prevent vehicles from hitting the sign, to improve the overall appearance of the installation, and to screen light fixtures and other appurtenances. The applicant shall maintain all landscape areas in a healthy and viable condition. 12. See exhibits for material and location requirements. -4- Specifications for window signs (Secondary): 1. One per business entrance. In some instances, tenants may have 2 business entries. 2. Not to exceed a 18" x 18" "enveloped area". 3. Copy shall be machine cut vinyl lettering. 4. Lettering to be at least 1" in height. 5. Lettering type to be Century Gothic or landlord approved. May be upper and lower or upper case. 6. Lettering to be face or reverse/second surface mount. If tinting prevails on a window, it is recommended that a "face application" /first surface process is used. 7. Lettering color to be Egg Shell or equal or landlord approved. 8. Bottom of enveloped signage area shall be 6' from bottom frame of Window. 9. See exhibits for material and location requirements. Submittal Reauirements: A sign application consistent with this program shall consist of the following: For each proposes sign application on the building, the following shall be specified or drawn to scale and dimensioned plans: A) A dimensioned location of each sign in the building and/or property. B) Sign dimensions including letter height, color, sign length and sign projection from the building. C) Color scheme. D) Type style or graphic style. E) Material being used. F) Method of installation/attachment/cross section. G) Site plan indicating the location of the occupant space on the site. H) Fabrication and installation details. All permits for sign (s) and their installation shall be obtained by the applicant. _5_ Binding Effect No sign shall be erected, constructed, installed, displayed, altered, placed or maintained except in conformance with this program. In case of any conflict between the provisions of this program and any other provisions of the City of La Quinta City Zoning Ordinance, the City of La Quinta shall prevail. Approvals: The design and construction of the tenant's signage must receive written approval by the Landlord/Owner or the Management Company and the City of La Quinta before fabrication and installation. The owner's or manager's written approval shall be submitted to the City, along with a completed City application, approved plans, and fee(s). Owner's approval shall be based on the following: 1. Conformity of the Sign Program established for the center including fabrication and method of installation. 2. Complete information, i.e. contractor's name, company name, address, license number, and workers compensation number. To secure the owner's approval, three (3) copies of the design drawing of the signage must be submitted directly to the:owner or Management Company. Final Inspection of Sign Installation: l . The applicant must cad and obtain a "final inspection" as per city code, Copies must be sent and/or faxed to owner al completion foi tenant sianage clearance. Tenants and/or contracting party may secure a copy from applicant for , their records and should be retained by tenant. 2. The original "signed" Final Inspection Card shall be maintained on file with the applicant. 3. Vons that deykde from this Sign P-_---- and/or do not obtain a Final Inspection -6- "Provisional Clause: This Sign Program is intended to address nearly all sign types while adhering to City sign codes and facilitating business operations. It is understood that a tenant could have sign needs that may not "fit' the Sign Program. With this understanding and in all fairness to applicants, landlord and the La Quinto Community Development Department will reserve the right to review proposals on a "case by case" basis, and the City ordinance may prevail. Applicants that fall into this category are strongly encouraged to meet with landlord and the Community Development Department prior to sign design, to review and exhaust all options prior to using said provision due to legal sensitivity and extended lead times of provision: The following situations are candidates for the provisional Clause: 1. Franchises/Business Opportunities/Operation Systems that soecifically mandate certain lettering and/or logos. As per Owner and Community Development Department. 2. Hardships as set forth in the City Code. A letter will be required bom tenants on corporate letterhead indicating the businesses noted on # I above plus an approval from the owner approving provision. THIS MUST BE SUBMITTED WITH THE APPUCADON TO SATISFY CITY OF LA OUIMA COMM UN DEVELOPMEM DEPARTMEM SIGN APPLICATION REQUIREMENTS. Be advised: This clause is set forth to be fair and just. If it is determined that this provision has been disregarded, abused, altered or falsified in any way, the offending tenant will be cited, and the sign may be removed by the Landlord within 30 days of citation, and legal action may prevail.' - Amendment Provision: Sign Program may be "amendable" subject to Community Development Department or Planning Commission. -7- Lead Time Advisory: Due the High volume of construction in the area, it is highly recommended that tenants start sign process ImmediateN. Application Process: N applicant safbRes sign program and Is approved by landlord, then application shall be approved "over -the -counter" -for both Planning and Building Department. This applies to all signage for J. Paul Building. mme n m O n n N O O mm 00 E N D �) nn� - .... • J - Q :y Vi+ U M O LLOU LO 3OU3WWOO ti } b >Q w Li Z + W U W } LL O U U '¢'� LU K n O + p 0 O O � v O o z. - o_- G 1 � � O - q 6 \1 W + W L) y a0U 3 a-. m _ e - F F _ J= z u c 3 L