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2007 07 10 PCD 4 Qum& 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 JULY 10, 2007 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2007-028 Beginning Minute Motion 2007-010 I. CALL TO ORDER A. Flag Salute B. Pledge of Allegiance C. Roll Call D. Election of Chair and Vice Chair II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of the Regular Meeting of June 27, 2007. G:\WPDOCS\PC Minutes\1 AgendaMdoc 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 that1tem. 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 ............... Applicant.......:. Location......... .. Request ........ Action............ B. Item ................ Applicant......... Location........... Request ........... Action .............. VI. BUSINESS ITEMS: A. Item ................ Applicant......... Location........... Request .......... Action .............. ENVIRONMENTAL ASSESSMENT 2007-584, SPECIFIC PLAN 2007-082, AND SITE DEVELOPMENT PERMIT 2007-885 La Quinta Country Club North of, Avenue 50 and east of Eisenhower Drive, within the La Quinta Country Club Consideration of architectural and landscaping plans for construction of a new clubhouse, cart barn, and maintenance building; the relocation of lighted tennis courts and parking lot; and the redesign of the driving range for the La Quinta County Club. Resolution 2007- , Resolution 2007- , Resolution 2007- — SITE DEVELOPMENT PERMIT 2007-891 Stamko Development Co. South of Auto Centre Drive, east of Adams Street, and west of La Quinta Drive Consideration of development plans for a 105,300 square foot commercial retail building WC Penney's►, landscaping, and parking lot within the Centre at La Quitna. Resolution 2007- SIGN APPLICATION 2007-1150 Stamko Development Co. South of Auto Centre Drive, east of Adams Street, and west of La Quinta Centre Drive Consideration of a sign program for permanent business identification signage for JC Penney. Minute Motion 2007- PAReports- PC\2007\7-10-07\Agenda.doc B. Item ................ Applicant......... Location........... Request ........... Action .............. SIGN APPLICATION 2007-1135 Coast Signs, Inc., Pacific Western Bank 78-080 Calle Estado, approximately 280 feet from Desert Club Drive Consideration of a sign program to serve the Pacific Western Bank building on Calle Estado. Minute Motion 2007- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vlll. COMMISSIONER ITEMS: A. Review of City Council meeting of July 3, 2007 IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on July 24, 2007, at 7:00 p.m. DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting of Tuesday, July 10, 2007, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, on Friday, July 6, 2007. DATED: July 6, 2007 :A' ERCective SecretaryY 4ity uinia 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. G:\WPDOCS\PC Minutes\1 AgendaMdoc If background material is to be presented to the Planning Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits; etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. G:\WPDOCS\PC Minutes\1 AgendaW.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA June 26, 2007 7:00 P.M. I. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:02 p.m. by Chairman Paul Quill who asked Planning Director Les Johnson to lead the flag salute. . B. Present: Commissioners Ed Alderson, Rick Daniels, and Chairman Paul Quill. It was moved and seconded by Commissioners Alderson/Daniels to excuse Commissioners Barrows and Engle. C. Staff present: Assistant City Manager Doug Evans, Assistant City Attorney Michael Houston, Planning Director Les Johnson, Principal Engineer Ed Wimmer, Principal Planner Stan Sawa, Assistant Planner Jay Wuu, and Executive Secretary Betty Sawyer. IL PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: A. It was moved and seconded by Commissioners Daniels/Alderson to take Public Hearing Item #B before #A. Unanimously approved. IV. CONSENT ITEMS: A. Chairman Quill asked if there were any changes to the Minutes of June 12, 2007. There being no changes, it was moved and seconded by Commissioners Alderson/Daniels to approve the minutes as submitted. Unanimously approved. B. Commissioner Alderson asked staff if a meeting had been held with the residents of the Watercolors project in regard to the Dune Palms Neighborhood project. Assistant City Manager Doug Evans explained staff, Coachella Valley Housing Coalition and team, along with the developer of the Watercolors project had met and it was a very productive meeting. V. I PUBLIC HEARINGS: \p G:\WPDOCS\PC Minutes\2007\6-12-07.dod Planning Commission Minutes June 26, 2007 A. Site Development Permit 2007-1 129; a request of James and Shari Paul for consideration of a request for a sign program to serve J&S Paul Professional Plaza for the property located on the north side of the intersection of Corporate Centre Drive and Commerce Court. 1 . 'Chairman Quill opened the public hearing and asked for the staff report. Assistant Planner Eric Ceja presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Quill asked if there were any questions of staff. Commissioner Alderson asked if the sign was set back 17 feet or ten feet as noted on the plans. Staff clarified it will be setback 17 feet. Commissioner Alderson asked about the height of the sign. Staff explained it would be five feet above the finish grade. 3. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. J. Paul, the applicant, gave a presentation on his request and requested he be allowed to have the six tenant names on the monument sign. 4. Commissioner Alderson asked if the additional signs would still be within the City's requirements. Staff stated yes. 5. Chairman Quill asked for clarification on why staff was opposed to the applicant's request. Staff stated the City does not limit the number of tenants on a monument sign, but staff was looking for consistency to what is existing and there are no monument signs with six tenants. 6. Chairman Quill asked if there were any questions of the public. 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 Alderson/Daniels to adopt Minute Motion 2007-009 approving Sign Application 2007- 1129 as recommended by staff and amended a. Condition 6: The monument sign shall be allowed a maximum of six tenant signs. Unanimously approved. G:\WPDOCS\PC Minutes\2007\6-26-07.doc 2 Planning Commission Minutes June 26, 2007 B. Site Development Permit 2007-886; a request of LDD SilverRock, LLC, for 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 for the property located. 1. Chairman Quill opened the public hearing and asked for the staff report. Principal Planner Andrew Mogensen presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Quill asked if there were any questions of staff. Commissioner Daniels asked where the hole is located off the green. Staff identified the location on the site plan. 3. Chairman Quill asked if the applicant would like to address the Commission. Mr. Troy Worgull, Oz Architects, gave a presentation on the project. Mr. Ted Lennon, Lowe Destinations and Resorts, gave a further presentation on the project. 4. Commissioner Daniels commented the applicant on the project and stated he had no issues. 5. Commissioner Alderson asked where you would check in at the Main House. Mr. Worgull explained the layout of the building. Commissioner Alderson stated his concern that the eight foot reception area did not appear to be adequate to handle a large crowd. Mr. Worgull explained there were three separate areas where check -in could occur. Commissioner Alderson asked about the use of natural wood and whether any of the wood timbers would be used in the construction of the building. Mr. Worgull stated they would be used for some structural support and those exposed to the sun would have a metal covering. Almost all the wood will be protected from the sun by overhangs or a metal covering. 6. Commissioner Alderson asked if the golf course would be open at all times during construction. Mr. Lennon stated it is their goal to keep the golf course open at all times. It is anticipated it will take 16 months to build the project. 7. Chairman Quill asked if the lap pool was at least 25 yards longs and whether there will be stairs and targets at the end of the G:\WPDOCS\PC Minutes\2007\6-26-07.doc 3 Planning Commission Minutes June 26, 2007 pool. Mr. Lennon stated it is anticipated to be 25 meters. Chairman Quill stated that artificial turf does tend to get hotter than concrete. 8. Planning Director Les Johnson informed, the Commission that there were some issues that had not been resolved by the Fire Department in regard to Condition #78 and staff is recommending the condition be amended to include, "...or as approved by the Fire Department." 9. There being no further questions of the applicant and no other public comment, the public hearing was closed and open for Commission discussion. 10. It was moved and seconded by Commissioners Daniels/Alderson to adopt Planning Commission Resolution 2007-027 recommending approval of Site Development Permit 2007-886 as recommended and amended: a. Condition #78: "...or as approved by the Fire Department." ROLL CALL: AYES: Commissioners Alderson, Daniels, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: None. BUSINESS ITEMS: None. CORRESPONDENCE AND WRITTEN MATERIAL: None. COMMISSIONER ITEMS: A. Commissioner Alderson gave a review of the City Council meeting of June 19, 2007, and congratulated Chairman Quill and Commissioner Daniels on their reappointment. B. Chairman Quill asked if staff was preparing to bring back a text amendment for the multipurpose trail along the west side of Madison Street. Staff informed the Commission it was being drafted for Commission review. C. Commissioner Daniels asked if staff would bring back the water standards for consideration. Staff stated it was proposed to be brought back to the Commission before they go dark. , Discussion followed regarding the Commissioners concerns. G:\WPDOCS\PC Minutes\2007\6-26-07.doe 4 Planning Commission Minutes June 26, 2007 ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Daniels/Alderson to adjourn this regular meeting of the Planning. Commission to a regular meeting to be held on July 10, 2007. This regular meeting was adjourned at 8:12 p.m, on June 26, 2007. Respectfully submitted, Betty Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\2007\6-26-07.doc 5 PH #A PLANNING COMMISSION STAFF REPORT DATE: JULY 10, 2007 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2007-584 SPECIFIC PLAN 2007-082 SITE DEVELOPMENT PERMIT 2007-885 APPLICANT: LA QUINTA COUNTRY CLUB ARCHITECT: LEE & SAKAHARA ARCHITECTS LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTS, INC. ENGINEER: MDS CONSULTING, INC. REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR CONSTRUCTION OF A NEW CLUBHOUSE, CART BARN, AND MAINTENANCE BUILDING; THE RELOCATION OF LIGHTED TENNIS COURTS AND PARKING LOT, AND THE REDESIGN OF THE DRIVING RANGE FOR THE LA QUINTA COUNTRY CLUB LOCATION: THE LA QUINTA COUNTRY CLUB; NORTH OF AVENUE 50 AND EAST OF EISENHOWER DRIVE ENVIRONMENTAL CONSIDERATION: THE LA QUINTA PLANNING DEPARTMENT HAS PREPARED ENVIRONMENTAL ASSESSMENT 2007-584 FOR SPECIFIC PLAN 2007-082 AND SITE DEVELOPMENT PERMIT 2007- 885 IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE PLANNING DIRECTOR HAS DETERMINED THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT AND THEREFORE RECOMMENDS A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED. GENERAL PLAN: LDR (LOW DENSITY RESIDENTIAL) ZONING: RL (LOW DENSITY RESIDENTIAL) Page 1 of 10 SURROUNDING LAND USES: NORTH: GOLF COURSE; LA QUINTA COUNTRY CLUB SOUTH: AVENUE 50; HACIENDAS AT LA QUINTA EAST: LA QUINTA COUNTRY CLUB WEST: EISENHOWER DRIVE; LA QUINTA RESORT AND SANTA ROSA COVE BACKGROUND AND OVERVIEW The La Quinta Country Club, bounded by Eisenhower Drive on the north and west, Washington Street on the east, and Avenue 50 on the south, was established in 1959 as a private golf club (Attachment 1, Sheet 5). The original clubhouse, located on an approximately 20-acre site at the northeast corner of Eisenhower Drive and Avenue 50, suffered significant foundation and structural damage during a 2005 earthquake. The City of La Quinta subsequently condemned the building, and declared it unsafe. The clubhouse has since been demolished and replaced by a temporary facility. PROJECT PROPOSAL The applicant is requesting consideration of the structure, design, and associated landscaping plans for the new permanent clubhouse, cart barn, and maintenance building. The request also includes relocating the existing lighted tennis court and parking lot facilities, as well as a redesign of the driving range. The new clubhouse is proposed to be located at the same location of the previous clubhouse, which will be approximately 225 feet from the nearest residential property line to the north and 135 feet from the Eisenhower Drive clubhouse property line to the west. Residential developments are also located adjacent to and immediately east of the driving range (La Quinta Country Club), across Avenue 50 to the south (Haciendas at La Quinta), and across Eisenhower Drive to the lest (La Quinta Resort, Santa Rosa Covet. Access to the clubhouse will remain the same, off of Avenue 50 to the south, with a main entry drive leading from the main gates to the clubhouse courtyard. The new cart barn is proposed to remain in generally the same location just northl of the clubhouse, which will be approximately 47 feet south the nearest residential property line. The new maintenance building will be located on the southwest corner of the project site, abutting Avenue 50 and Eisenhower 'Drive. The redesigned driving range will remain at its current location, east of the main entry drive, and the tennis courts are proposed to be relocated east of the entry drive, at the far end of the driving range near the main entrance. The existing concrete masonry walls located along the northern, eastern, and western perimeters of the clubhouse site, which vary in height from 6-feet to 8'-4" in height, are proposed to remain as is. The southern perimeter wall that abuts the driving range along Avenue 50 is proposed to be replaced with a new masonry wall Page 2 of 10 consistent with the existing wall that will be located on top of an earthen berm. Perimeter landscaping conditions will, for the most part, remain as is, except for new landscaping proposed along Avenue 50 in association with the new berm and wall proposed along Eisenhower Drive. The existing palm trees along Avenue 50 near the edge of the driving range are proposed to be removed in order to make way for the new berm and wall. Construction of the., clubhouse site is proposed in two phases. Phase One will include a significant amount of the proposed development, which is construction of the clubhouse (less the ballroom interior), cart barn, maintenance building, parking lot, tennis courts, as well as the redesign of the driving range. Phase Two consists of completion of the clubhouse ballroom interior. The applicant has submitted a Specific Plan with this Site Development Permit, in order to allow modifications to the development standards (Attachment 1, Sheet 10). Clubhouse: The new La Quinta Country Club clubhouse is proposed to be a multi -story, all inclusive facility (Attachment 1, Sheet A-1). The Santa Barbara architectural style of the clubhouse building, cart barn, and maintenance building, includes use of clay mission tile roofing, off-white hand -troweled plaster finish, cantera stone, vinyl -clad wood doors and windows, and strategically -placed terraces, trellises, and covered patios. In addition, elaborate iron grille -work, decorative wall sconces, enhanced exterior cornice/moulding, quadrafoils, balustrades/railings, and other design elements provide architectural articulation to the various building facades (Attachment 1, Sheet A-7 - A-8). The proposed clubhouse features a main entry drive leading from Avenue 50 to a vehicular courtyard and porte cochere (Attachment 1, Sheet A-3). An entrance loggia leads from the courtyard to the lobby of the approximately 15,500 square - foot clubhouse Main Level (Attachment 1, Sheet A-4). A lounge and 1 12-seat restaurant will be located near the lobby area and is the principle use on the Main Level. Also located on the Main Level are administrative offices, a boardroom, and a 40-seat private dining room. An elevator located in the lobby and numerous stairwells lead downstairs to the Golf Level The Golf Level, at approximately 22,500 square feet, houses the men's and women's locker rooms and auxiliary facilities, including. steam, massage, manicure/pedicure, and card rooms (Attachment 1, Sheet A-5). Also located on the Golf Level are the fitness center and training studio, snack bar, employee lounge area, maintenance/mechanical rooms, and access to the clubhouse service yard. The Pro Shop/Starter is located near the rear of the building, and leads directly outside to the golf cart staging area. Page 3 of 10 The applicant originally proposed to add the ballroom at a later date (Phase Two) to what would be an ,already existing clubhouse (Attachment 1, Sheet A-17). The applicant has revised the phasing to include the ballroom exterior with Phase One, adding architectural modifications and leaving the installation of doors and windows for Phase Two. The additional architectural modifications include a larger ballroom patio area that results in a greater plane break and raised roof, additional windows, and added grille -work and arches (Attachment 2). The ballroom is proposed to be placed on the west end of the Main Level, replacing what was previously identified as the open courtyard (Attachment 1, Sheet A-18). The facilities would include an approximately 2,900 square -foot ballroom/banquet hall, a pre -function lobby with service bar, and an entry porch. With all phases complete, the total area of the proposed clubhouse is approximately 43,000 square feet. The original clubhouse, which was single level and also included the cart barn, was approximately 60,000 square feet. The uses within the proposed clubhouse are similar to the original clubhouse, and the intensity of uses has essentially remained the same. As proposed, the clubhouse is situated on multiple grades as the entry drive and much of the parking lot will be graded to lead up to the main level. The building height, not including the uninhabitable tower feature, ranges from approximately 19 feet to 43 feet. The tower is approximately 52 feet in height. The height of the. Phase Two ballroom is approximately 43 feet at its highest ridgeline (Attachment 1, Sheet A-21 — A-22). Cart Barn & Maintenance Building: The proposed golf cart barn is located near the rear (north) of the clubhouse, adjacent to the cart staging area. The architectural style of the cart barn will be consistent with the clubhouse, and will utilize the same materials and colors. The interior of the cart barn, at approximately 6,500 square. feet, includes parking spaces for 99 golf carts, a repair area, bag storage room, office space, and a cart wash. At its highest roof ridgeline, the proposed cart barn is approximately 17 feet in height (Attachment 1, Sheet A-14 — A-16). The approximately 8,000 square -foot maintenance building is proposed to be located towards the southern end of the project area, near the Avenue 50 entrance. This facility, like the cart barn, has the same architectural style as the clubhouse, with the addition of _numerous painted roll -up metal doors, small window openings, and wrought iron gates. The interior of the maintenance building includes a 4,200 square foot equipment storage area, lunch room, office and storage space, a repair shop area, and a covered open area for fertilizer storage. At its highest roof ridgeline, the maintenance building is approximately 22 feet in height (Attachment 1, Sheet A-13 — A-14). Page 4 of 10 Parking Lot/Tennis Courts/Driving Range: The clubhouse parking lot is located south of the clubhouse (Attachment 1, Sheet A-17). A total of 214 parking spaces, including seven ADA parking spaces, are provided in the lighted lot.. Numerous decorative parking lot lights, which vary in height from 18-feet to 22-'/2-feet above grade, are strategically -placed throughout the lot. Access to the clubhouse is through a staircase, as the main parking lot is at a lower grade than the clubhouse site, and a paved walking path. As was the practice with the previous clubhouse, most patrons are expected to valet park their vehicle in the entrance courtyard. Near the main entrance to the clubhouse site, approximately 38 feet from the southern property line, at the northeast corner of Avenue 50 and the entry drive, is the proposed site of the relocated tennis courts (Attachment 1, Sheet A-17). The two courts are proposed to be screened with 12-foot tall green vinyl -clad chain link fencing with netting and will include lighting for evening play. A total of twelve (six per court), 18-foot tall, individual lights are proposed, which is less than the existing. lighted tennis courts that have eight individual light sources per court. Also included with this proposal are plans to redesign the existing driving range and short game practice area. The applicant is proposing to borrow/relocate approximately 30,600 cubic yards of fill material from the existing driving range to form the proposed parking lot and interior vehicular routes, which will gradually lower the driving range from north to south, resulting in added yardage/length to the range. The lowered range area will also serve as a stormwater retention area. Additionally, at the far end of the driving range, running adjacent to Avenue 50, the applicant is proposing an earthen berm of up to six feet in height with a maximum six foot high masonry wall being placed on top (Attachment 3). The berm is proposed to begin at the eastern property line along Avenue 50, continue the width of the driving range, gradually lowering in height as it nears the tennis courts and main entrance. Though taller than the current design, the wall will be set back further from Avenue 50 and the maximum slope proposed for the berm is 5:1. Past instances of stray golf ball flight over the existing minimally -screened driving range perimeter has prompted the applicant to propose the perimeter berm and wall design. Landscaping: Landscaping throughout the clubhouse site is designed to complement the architecture of the clubhouse and various ancillary buildings. Around the clubhouse site are various palm trees and shrubs, with minimal use of turf, which has been limited to a lawn area in front of the clubhouse and the driving range. The use of numerous Date Palms and Mediterranean Fan Palms, as well as Italian Cypress, Pepper Trees, and Tipu Trees sufficiently reflect the Santa Barbara architectural style, while providing screening and accents around the clubhouse site, including the parking lot area, main entry drive, maintenance facility, and interior perimeter (Attachment 1, Sheet LA-1). The perimeter earthen berm, proposed adjacent to Page 5 of 10 Avenue 50 includes a lush landscape design that includes mature trees, shrubs, and groundcover (minimum 36-48" box trees; minimum 15 gallon shrubs; minimum five gallon groundcover) (Attachment 3). Walls, fences, and gates throughout the clubhouse site consist of different design elements. The existing perimeter wall along Eisenhower Drive will remain, while the wall along Avenue 50 is proposed to be replaced with a masonry wall, similar in design to the existing wall, to be located on top of the berm. The main entrance to the clubhouse site includes two sets of Santa Barbara -style wrought iron gates with compatible pilasters, and decorative pavers that line the entrance area (Attachment 4). Specific Plan: The applicant has applied for a Specific Plan, proposing to allow flexibility from the following development standards in the La Quinta Municipal Code (Attachment 1, Sheet 10): ' .Nlaxiritum " Struc#tire Hei ht SuildingSetback/Heights? #raFn-lane Corrldars perkingSpBcea:Required #or BeilraoinfHalis ' LQMC 22 feet for Image Corridor, 150 feet from Eisenhower 1 space/35 square feet for clubs, lodge halls and Development Standard i 2g feet otherwise Drive right-of-way union halls LQCC 43'-6" (52' architectural 135 feet from Eisenhower 1 space/75 square feet Specific Plan projection - tower) Drive right-of-way of ballroom area ANALYSIS Clubhouse: Staff finds that the overall architectural style and design of the proposed La Quinta Country Club clubhouse site to be acceptable. The Santa Barbara architecture and layout of the clubhouse is well designed, compatible with the surrounding residential neighborhood, and is consistent with the development guidelines stated in the proposed Specific Plan. The selected supplemental design elements (sconces, grille - work, etc.) appropriately complement the architecture of the building, and provide sufficient architectural articulation. Initially, the height and design of the west -facing building elevation after completion of the Phase Two ballroom, coupled with the distance from Eisenhower Drive, presented a massing issue as the elevation was moderately out of scale with its surrounding area (Attachment 5). The applicant's redesign of the elevation, as described in the Project Description section above, alleviates much of staff's concern as it softens the visual impact of the building as seen from Eisenhower Drive (Attachment 6). The redesign of the elevation, coupled with the additional Page 6 of 10 staff -recommended mature perimeter landscaping as described below, results in the building not being considerably out of scale with the surrounding neighborhood. Cart Barn & Maintenance Building: The proposed cart barn and maintenance building are appropriate and well -designed. The original cart barn was approximately 20 feet from the nearest residential property line. The proposed cart barn will be approximately 47 feet from the same residential property line, and approximately 80 feet from .the Eisenhower Drive perimeter wall. The use will be located an additional distance from neighboring properties than the current condition, the building is single -story and relatively low in height, well -designed architecturally, and adequately: screened from any residential property. The arrangement and orientation of the maintenance building, as well as the consistent use of the Santa Barbara architectural style, are acceptable. However, staff is recommending that additional landscaping, in the form of mature (minimum 36-48" box) trees.and/or palms, be used on both the interior and exterior of the perimeter wall at the western end of the maintenance yard (near the wash down station). Existing landscaping at this particular location is minimal, and staff believes that additional landscaping is needed to sufficiently screen the maintenance building from the neighboring residential uses across Eisenhower Drive. Parking Lot/Tennis Courts/Driving Range: Staff finds the design of the La Quinta Country Club clubhouse parking lot to be acceptable. The parking lot is designed with a clear separation of vehicular and pedestrian circulation, and also provides sufficient screening from the neighboring residential units across Eisenhower Drive. The proposal provides for 214 parking spaces, which exceeds the 192 parking spaces required in the proposed Specific Plan, and also exceeds the approximately 180 parking spaces provided with the original clubhouse.. Additionally, the use of strategically -placed parking lot lighting results in a safe and secure environment. However, the lighting is proposed at locations that were previously unlit that could result in a negative impact upon neighboring residences. Staff recommends Planning Commission discuss the proposed parking lot lighting relative to intensity, possible alternative fixture locations, and other possible ways to minimize potential impact, including fixture type, number of fixtures, shielding, and pole heights. ' At a minimum; staff is recommending that the proposed parking lot lights adjacent to Eisenhower Drive be fully shielded. The layout of the illuminated tennis court area is acceptable. The 12-foot high tennis fence and tennis court lighting is anticipated to have minimal impact on the nearby residential units across Avenue 50 as it would be located approximately 150 feet from the nearest residential property line and will include mature landscaping that may alleviate any impact as described in the landscaping analysis below. Additionally, the number of light sources proposed (six per court) is less than what Page 7 of 10 exists at the current courts, and also complies with the Municipal Code provisions. Staff does recommend Planning Commission discuss the impact of tennis court lighting as it is proposed at a location that had been previously unlit. Staff finds no significant issues regarding the redesign of the driving range. Besides the lowering of the entire site, there is little change in the actual layout of the range, resulting in minimal impacts. Similar to the area adjacent to the tennis courts, staff finds that the landscaping along the berm on the southern perimeter of the driving range to be sufficient, as the robust use of screen trees and shrubs along Avenue 50 provides adequate visual screening as well as golf ball screening. Landscaping: In general, the proposed landscape palette presented is acceptable. The assorted species of plants, which are taken from the approved plant list in the proposed Specific Plan, provide diversity and add character to the proposed buildings. Canopy and accent trees are fully utilized in complementing the architecture and layout of the clubhouse site. Thorough use of shrubs and groundcover effectively screen the clubhouse service areas, parking areas, and other project aspects. As previously -stated, landscaping along the Avenue 50 earthen berm from the eastern property line to the main entry drive is lush, wide-ranging, and provides adequate screening for golf balls. Staff is recommending, however, that the applicant install mature trees, shrubs, and groundcover, as failure to do so may result in safety and visual concerns. Landscaping in the other areas of the clubhouse site is sufficient, except for the maintenance building area and along the western property line nearest to the west - facing clubhouse elevation. The configuration of the maintenance building and clubhouse, in addition to the lack of mature landscaping and screening, could potentially result in a negative visual impact along Eisenhower Drive. Staff recommends that the applicant provide additional landscaping, in the form of mature trees and/or palms consistent with the existing tree palette, on the western end of the maintenance yard (near the wash down station) and near the west -facing clubhouse building elevation, in the landscaped area outside of the perimeter wall along Eisenhower Drive. ALRC ACTION On June 6, 2007, the Architecture and Landscape Review Committee reviewed these architectural and common area landscaping plans, and unanimously recommended approval of the Site Development Permit, subject to the following staff -recommended Condition of Approval (Attachment 7): 1. Final landscaping plans for the proposed development shall be reviewed by the ALRC and approved by the Planning Director prior to issuance of first building permit. Final plans shall include all landscaping associated with this project. Page 8 of 10 2. The west -facing building elevation of the clubhouse shall be redesigned so that it is not as significantly out of scale with the surrounding area, either by lowering the height of the building, modifying the roofline, adding articulation to the elevation, and/or moving the building farther to the east. 3. The applicant shall provide additional landscaping, in the form of mature trees and/or palms, on the western end of the maintenance yard (near the wash down station), in the landscaped area outside of the perimeter wall along Eisenhower Drive. The applicant shall also provide additional mature landscaping in the same area outside of the perimeter wall near the west - facing clubhouse building elevation. 4. The applicant install mature trees, shrubs, and groundcover on the earthern berm along the Avenue 50 perimeter, as failure to do so may result in safety and visual concerns. 5. The applicant shall install fully -shielded light fixtures for the lights proposed in the parking lot along Eisenhower Drive. 6. The lighted tennis courts are subject to Section 9.60.150 of the La Quinta Municipal Code. The courts shall not be lit after 10:00 p.m. The applicant shall also apply for a Minor Use Permit with the Planning Department for approval of the lighted tennis courts. PUBLIC NOTICE This project was advertised in The Desert Sun newspaper on June 30, 2007, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the meeting. As per SB-18 (2004) consultation requirements, information regarding the proposed Specific Plan was forwarded to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission. Staff has followed up with all Tribes . requesting information or consultation and placed their recommendations for monitoring in the Conditions of Approval. FINDINGS Findings to recommend approval of this request can be made and are contained in the attached Resolutions. Page 9 of 10 RECOMMENDATION 1. Adopt Planning Commission Resolution 2007- recommending to the City Council approval of a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2007-082, subject to the attached Findings and Conditions of Approval; and, 2. Adopt Planning Commission Resolution 2007-_, recommending to the City Council approval of Specific Plan 2007-082, subject to the attached Findings, and Conditions of Approval; and, 3. Adopt Planning Commission Resolution 2007- recommending to the City Council approval of Site Development Permit 2007-885, subject to attached Findings and Conditions of Approval. Prepared by: Assistant Planner Attachments: 1. La Quinta Country Club Specific Plan (booklet) 2. Revised west -facing building elevation details 3. Avenue 50 earthen berm details 4. Entry gate exhibit 5. Photo simulation renderings 6. Updated photo simulation renderings 7. ALRC Minutes for June 6, 2007 Page 10 of 10 PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PREPARED FOR THE LA QUINTA COUNTRY CLUB SPECIFIC PLAN 2007-082 AND SITE DEVELOPMENT PERMIT 2007-885. CASE NO.: ENVIRONMENTAL ASSESSMENT 2007-584 APPLICANT: LA QUINTA COUNTRY CLUB WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 10`h day of July, 2007 hold a duly noticed Public Hearing to consider a request by La Quinta Country Club to recommend adoption of Environmental Assessment 2007-082, prepared for Specific Plan 2007-082 and Site Development Permit 2007-885, known as the La Quinta Country Club clubhouse, located north of Avenue 50 and east of Eisenhower Drive, more particularly described as: APN: 658-190-002, 658-190-003 WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Planning Director has conducted an Initial Study (Environmental Assessment 2007-584) and has determined that, although the proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures incorporated into the Project approval will mitigate or reduce any potential impacts to a level of non - significance, and that a Mitigated Negative Declaration of environmental impact should be adopted; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify recommending to the City Council adoption of said Environmental Assessment: 1. The proposed applications will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2007-584. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal 0 FILENAME \p P:\Reports - PC\2007\7-10-07\LQCC CLUBHOUSE\Reso EA Reso.doco Planning Commission Resolution 2007- Environmental Assessment 2007-584 La Quinta Country Club July 10, 2007 community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. Development of the site has the potential to impact cultural and paleontological resources. However, the mitigation measures included in the project approval will reduce these potential impacts to less than significant levels. 3. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends. The site does not contain significant biological resources. 4. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as the proposed project supports the long term goals of the General Plan by providing a variety of housing opportunities for City residents. No significant effects on environmental factors have been identified by the Environmental Assessment. 5. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project. The project is consistent with the General Plan. 6. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. The proposed project has the potential to adversely affect human beings, due to air quality and noise impacts. The Coachella Valley is in a non -attainment area for PM10, and development of the site will generate PM10; however, several mitigation measures to reduce the potential impacts on air quality have been incorporated into the project approval. 7. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment. 8. The Planning Commission has considered Environmental Assessment 2007-584 . and said assessment reflects the independent judgment of the City. 9. The City has on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.51d►. Planning Commission Resolution 2007- Environmental Assessment 2007-584 La Quinta Country Club July 10, 2007 10. The location and custodian of the City's records relating to this project is the Planning Department located at 78-495 Calle Tampico, La Quinta, California. 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 correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby recommend to the City Council adoption of Environmental Assessment 2007-584 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Mitigation Monitoring Program, attached and on file in the Planning Department. 3. That Environmental Assessment 2007-584 reflects the independent judgment of the City. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 10`h day of July, 2007, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La,Quinta, California ATTEST: LES JOHNSON, Planning Director City of La Quinta, California Environmental Checklist Form 1. Project title: Specific Plan 07-082, Site Development Permit 07-885, La Quinta CountryClub Clubhouse 2. Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact person and phone number: Jay Wuu, Assistant Planner 760-777-7125 4. Project location: Northeast comer of Eisenhower Drive and Avenue 50. APN Portions of 658-190-002 & -003. 5. Project sponsor's name and address: La Quinta Country Club P. O. Box 99 La Quinta, CA 92253 6. General plan designation: Golf Course Open 7. Zoning: Golf Course Open Space Space 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) The Specific Plan has been prepared to establish the design guidelines and standards which would allow the reconstruction of the Country Club clubhouse and associated facilities. The LaQuinta Country Club is fully developed, with the clubhouse building having been demolished, due to unsafe structural conditions, in 2006. The proposed project would result in the construction of a new 42,872 square foot clubhouse, a 8,094 square foot maintenance building and a 6,665 square foot cart barn, parking areas for 214 vehicles, two tennis courts and driving range facilities. The total project area consists of 19.2 acres. The Site Development permit establishes the design of these facilities, and will allow the construction of the facilities. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North: Golf Course and Low Density Residential homes South: Avenue 50, Low Density Residential homes East: Low Density Residential homes West: Eisenhower Drive, Low Density Residential and Tourist Commercial homes' 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District -1- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a 'Potentially Significant Impact' as indicated by the checklist on the following pages. Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources. Public Services Utilities / Service Systems Agriculture Resources Cultural Resources Hydrology / Water Quality Noise Recreation Air Quality Geology /Soils Land Use / Planning Population / Housing Transportation/Traffic Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the X environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARAPON, including revisions or mitigation measures that are imposed upon the propo d project, nothing further is required. '1 1tia Date IPA EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency, must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVH, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning .ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance -3- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a scenic vista? (La Quinta General Plan Exhibit X 3.6 "Image Corridors") b) Substantially damage scenic resources, X including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Aerial photograph; Site Inspection) - X c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial X light or glare which would adversely affect day or nighttime views in the area? (Application materials) I. a)-c) The proposed project site is currently developed with land uses consistent with those proposed. The existing clubhouse and associated facilities, which are located immediately east of Eisenhower Drive, will be demolished. The proposed project will reconstruct the clubhouse at a distant of 135 feet east of Eisenhower Drive, and the cart barn at a distance of 80 feet from the roadway. The clubhouse is proposed to be one and two stories, to a maximum height of 44 feet, with a tower element extending to 52 feet (at the northeast corner of the clubhouse. The cart barn is proposed to be 17 feet in height. Parking and landscaping areas will be located adjacent to Eisenhower Drive. The proposed maintenance building will be located at the corner of Avenue 50 and Eisenhower Drive. The maintenance building is proposed to be 22 feet in height. The project site is located on a Primary Image Corridor (Eisenhower Drive), as defined in the General Plan. The designation prohibits the construction of buildings in excess of 22 feet within 150 feet of Eisenhower Drive. The proposed cart bam and maintenance building meet the height restrictions. The proposed clubhouse, however, will extend to a height of over 40 feet within the 150 foot_setback. However, the structure will be located a distance of 135 from Eisenhower, and will include intervening landscaping and hardscape which will reduce the visual impact within the corridor area. Furthermore, the primary views in this area are to the south and east, whereas no significant viewshed occurs to the east. The original clubhouse and other facilities are similar in scale, although larger in mass, than the proposed project. The land uses proposed are identical to those currently occurringon the property. Therefore, development of the proposed project is not expected to significantly impact the visual character of the area. -4- There are no significant scenic resources on the site. Impacts associated with scenic resources are expected to be insignificant. Impacts associated with scenic vistas are expected to be less than significant. d) The construction of the proposed project will cause an increase in light generation, primarily from car headlights and tennis court lighting. The majority of activities at the site, however, will be during daylight hours. The City regulates lighting levels and does not allow lighting to spill over onto adjacent property. The City standard, combined with the nature of the land use proposed, will assure that impacts are less than significant. -s- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact H. AGRICULTURE RESOURCES: Would theproject: a) Convert Prime Farmland, Unique X Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (General Plan EIR p. III-21 ff.) X b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing X environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (General Plan Land Use Map; Site Inspection) H. a)-c) The project site is located in the City's urban core, .and is fully developed. No agricultural lands or Williamson Act contracts occur on the property, or in the vicinity of the property. Lands surrounding the project site are designated for urban development. The development of the proposed project will have no impact on agricultural resources. CZ Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation. Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct X implementation of the applicable air quality plan? (SCAQMD CEQA Handbook) b) Violate any air quality standard or contribute substantially to an existing or X projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- X attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM10 Plan for the Coachella Valley) d) Expose sensitive receptors to X substantial pollutant concentrations? (Project Description, Aerial Photo) e) Create objectionable odors affecting a X substantial number of people? (Project Description, Aerial Photo) III. a)- c) The development of the proposed project will result in air quality impacts associated with construction of the facilities. No impact will result from operation of the project, insofar as the clubhouse facilities and maintenance buildings already occur on the site, and the new facilities will not cause any increase in activities on the property. The proposed project will result in remedial earthwork on the property to address soil stability issues (please see the Soils and Geology Section, below). The site has previously been graded for the original facilities. The Tables below illustrate the potential impacts associated with fugitive dust, and cumulative grading equipment and grading worker trips emissions. Table 1 Fugitive Dust Potential (pounds per dav) Total Acres to be Factor Total Potential Dust Disturbed at Generation J 26.4 506.9 Source: Table A9-9, "CEQA Air Quality Handbook," prepared by South Coast Air Quality Management District April 1993 Table 2 Grading - Related Exhaust Emissions Summary (pounds per day) ROG CO NOx sox PM10 105.19 85.90 Equipment Emissions 12.86 Workers' Vehicle Emissions - 3.34 0.36 8.50 3.67 0.00 0.03 Total Construction Emissions 12.86 108.53 86.26 8.51 3.70 SCAQMD Thresholds of Significance 75.00 550.00 100.00 150.00 150.00 As shown in Table 1, fugitive dust emissions during the grading of the site will exceed SCAQMD thresholds of significance, which establish a limit of 150 pounds per day. However, the City will require, in conformance with the requirements of the 2003 Coachella, Valley PM10 Management Plan, the preparation of a dust control plan, which is required to include best management practices to reduce the amount of fugitive dust generated during grading. The dust management plan will also include provisions for the relocation of 30,000 cubic yards of fill proposed to be removed from the existing driving range area, and moved to the parking area on the western boundary of the project site. This component of the project is likely to include site watering and watering of soils in transit. These City requirements will reduce impacts associated with fugitive dust to less than significant levels. Table 2 demonstrates that the grading equipment and worker trips during the grading process will not exceed any of the SCAQMD thresholds. Impacts are therefore expected to be less than significant. 111. d) & e) The project is not expected to generate objectionable odors, nor will it expose residents to concentrations of pollutants. -8- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would theproject: a) Have a substantial adverse effect, either X directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service (General Plan MEA, p. 78 ff.) b) Have a substantial adverse effect on any X riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (General Plan MEA, p. 78 ff.) c) Have a substantial adverse effect on x federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (General Plan MEA, p. 78 ff.) d) Interfere substantially with the X movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (General Plan MEA, p. 78 ff.) e) Conflict with any local policies or X ordinances protecting biological resources, such as a tree preservation policy or ordinance? (General Plan MEA, p. 73 ff.) f) Conflict with the provisions of an adopted Habitat Conservation Plan, X Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (General Plan MEA, p. 78 ff.) 0 IV. a)-f) The proposed project site is fully developed, and has been since 1959. Ornamental landscaping occurs throughout the site, which will be removed, relocated or reused within the proposed project. This landscaping is likely to provide habitat to common species which typically occur throughout La Quinta. No special status species are expected to occur on the site. There is no riparian habitat on the project site, nor are there any wetlands in the area. The proposed project is not expected to have any impact on biological resources. -10- Potentially Less Than Less Than No Significant Significant w/ Signifcant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would theproject: a) Cause a substantial adverse change in X the significance of a historical resource as defined in'15064.5? (General Plan MEA p. 123 ff.) b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to'15064.5? (General Plan MEA p. 123 ff.) c) Directly or indirectly destroy a unique X paleontological resource or site or unique geologic feature? (General Plan MEA p. 88 ff.) d) Disturb any human remains, including X those interred outside of formal cemeteries? (General Plan MEA p. 123 ff.) V.a), b) & d) A Phase I cultural resources study was prepared for the project areal. The study identified no resources on the property, but did identify a number of recorded sites within one mile of the proposed project. The study concludes that the current developed nature of the site, and the dense landscaping which therefore occurs, may be obscuring subsurface resources. These resources could be uncovered during project grading activities. This would be a potentially significant impact which would require mitigation, as follows: 1. A qualified archaeological monitor shall be on -site during all grubbing, grading and excavating activities for the proposed project. The monitor shall be empowered to stop and relocate activities, should resources be identified on the site. Such resources shall be inventoried, studied and removed, according to current professional practice. A final report of all monitoring activities shall be submitted to the Planning Department within 30 days of completion ,of all monitoring activities on the site. With implementation of this mitigation measure, impacts to historical and archaeological resources will be less than significant. The site is not known to contain human remains. Should such remains be identified during grading, California law requires that the contractor contact law enforcement authorities, who are responsible for identifying the remains, and determining whether they have the potential to be Native American in nature., The proposed project will be 1 "Historical/Archaeological Resources Survey Report La Quinta Country Club Clubhouse Specific Plan," prepared by CRM Tech, March 2007. -11- subject to these requirements, assuring that any impacts associated with human remains on the site will be less than significant. V. c) The proposed project site lies within the General Plan's mapped boundary for ancient Lake Cahuilla. The study conducted for the proposed project determined that potential sensitivity for such resources range from low, to high 2. The study found that the soils below those excavated for the original project may contain Quaternary Lakebed sediments, which could harbor resources. The potential impacts associated with paleontological resources in these soils could be significant. In order to assure that potential impacts associated with paleontologic resources are mitigated, the following mitigation measure shall be implemented: 1. A paleontologic monitor shall map site soils and determine which areas are likely to contain paleontological resources. The monitor shall be on -site during ground disturbance of these areas. The monitor shall be empowered to redirect activities, and shall quickly salvage fossils where identified. All resources .recovered shall be properly documented and curated. A report of monitoring activities shall be provided to the Planning Department within 30 days of the completion of ground disturbing activities. With the implementation of this mitigation measure, potential impacts associated with paleontologic resources will be mitigated to a less than significant level. 2 "Paleontological Resources Assessment Report La Quinta Country Club Clubhouse Specific Plan," prepared by CRM Tech, March 2001. -12- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, X as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (General Plan MEA Exhibit 6.2) ii) Strong seismic ground shaking? X (General Plan MEA Exhibit 6.2) iii) Seismic -related ground failure, X including liquefaction? (General Plan MEA Exhibit 6.3) iv) Landslides? (General Plan MEA Exhibit X 6.4) b) Result in substantial soil erosion or X the loss of topsoil? (General Plan MEA Exhibit 6.5) ' c) Be located on expansive soil, as X defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property (General Plan MEA Exhibit 6.1) d) Have soils incapable of adequately X supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (General Plan Exhibit 8.1) VI. a)-d) The site is not located in an Alquist-Priolo Earthquake Fault Zone. The site, and the City in general, are located in a seismically active area, and will experience strong groundshaking during an earthquake, as evidenced by the damage to the original clubhouse due to the Borrego Earthquake of 2005. At that time, it was found that the soils on the site were subject to subsidence or settlement. Since that time, extensive -13- soil investigation has occurred at the site 3. The first study was completed to evaluate soils conditions on the site associated with the original clubhouse. This investigation determined that a lateral separation was occurring within the facility, and that distress was evident.in the walls and flatwork which surrounded the facility. The study also identified perched groundwater at a depth of 45 to 68 feet in the area, and a depth to groundwater of about 110 feet. The study concluded that land subsidence due to withdrawal of groundwater in the area was the cause of the significant settlement being experienced at the original clubhouse. As a result of these findings, and fiirthefdamage in 2005, the clubhouse was demolished. The findings -of the previous analysis, and the circumstances surrounding the original clubhouse's demolition; resulted in additional specialized geotechnical engineering being performed for the proposed project. This analysis, conducted in 2007, has determined that in order to assure that the structure is not subject to settlement, should additional subsidence occur on the site, a specialized foundation system, consisting of a mat foundation supported by columns of soil cement 4 feet in diameter is required. This recommendation will be reviewed and approved by the City Engineer and Building Department prior to the issuance of building permits on the site, assuring that the foundation system provided for the new structure will not result in an unsafe structure in a Zone 4 seismic area. The proposed project will be subject to wind and water erosion during the construction process. Wind erosion will be controlled by the Dust Management Plan required for the project, and further discussed in the Air Quality Section, above. Water erosion in the City is controlled through the implementation of the requirements of the NPDES, which requires the implementation of best management practices through a Stormwater Pollution Prevention Program (SWPPP).; The SWPPP must include provisions for the on -site control of surface water, to assure that pollutants, silts and sediments are not allowed to enter surface water off site. These requirements will be approved prior to the issuance of grading permits, and will assure that the impacts associated with water erosion are reduced to less than significant levels. The proposed project is not located adjacent to any hillsides. There will therefore be no impact associated with landslides. The proposed project will be connected to CVWD sewer systems, and will therefore not require septic tanks. Overall impacts to geology and soils are expected to be less than significant. 3 "Geotechnical Evaluation Report of Distress to Clubhouse Facility," prepared by Earth Systems Consultants, January 2000; "Proposed Foundation System for La Quinta Country Club," prepared. by Advanced Geosolutions, Inc., January 2007;'and "Infiltration/Percolation Testing" letter report, prepared by Sladden Engineering, April 2007. -14- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIL HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the X public or the environment through the routine transport, use, or disposal of , hazardous materials? (Application materials) b) Create a significant hazard to the X public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (General Plan MEA, p. 95 ff.) c) Emit hazardous emissions or handle X hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? (Application materials) d) Be located on a site which is included X on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Application materials) e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f)For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or physically X interfere with an adopted emergency response plan or emergency evacuation plan? (General Plan MEA p. 95 ff) h) Expose people or structures to a X significant risk of loss, injury or death 15- involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) VII. a)-h) The development of the proposed project will result in the storage of chemicals, oils and fertilizers associated with the maintenance of the golf course and equipment on the project site. This storage and use, however, is regulated by the County and the Fire Department, which will be responsible for issuance of permits for the proposed project. In the past, these activities have not resulted in any significant issues at the project site, and none are anticipated from the re -construction of facilities. Impacts are expected to be less than significant. The proposed project is not located within proximity of a school, or of an airport or airstrip. The project is located in the City's urban core, and is not subject to wildland fires. The site has been in operation for a number of years on existing City roadways, and will not affect emergency response plans. -16- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VHI. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or X waste discharge requirements? (General Plan EIR p.III-187ff.) b) Substantially deplete groundwater X supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (General Plan EIR p. III-187 ff.) c) Substantially alter the existing drainage X pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on - or off -site? (General Plan EIR p. III-187 ff.) d) Substantially alter the existing drainage X pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on - or off -site? (General Plan EIR p. III-187 ff.) e) Create or contribute runoff water which X would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?(General Plan EIR p. III-187 ff.) f) Place housing within a 100-year flood X hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (General Plan EIR p. III-187 ff.) g) Place within a 100-year flood hazard X area structures which would impede or redirect flood flows? (Master Environmental -17- Assessment Exhibit 6.6) VIII. a)-g) Domestic water is supplied to the project site by the Coachella Valley Water District (CVWD). The project site already consumes domestic water for the same facilities as are contemplated for the proposed project. The CVWD has prepared a Water Management Plan, which included use at the project site, and which indicates that it has sufficient water sources to accommodate growth in its service area. The CVWD has implemented or is implementing water conservation, purchase and replenishment measures which will result in a surplus of water in the long term. The project proponent will be required to implement the City's water efficient landscaping and construction provisions, including requirements for water efficient fixtures, which will ensure that the least amount of water is utilized within the clubhouse. The applicant will also be required to comply with the City's NPDES standards, requiring that potential pollutants not be allowed to enter surface waters. These City standards will assure that impacts to water quality and quantity will be less than significant. VIII. c) & d) The City requires that all projects retain the 100 year storm on site. A hydrology study has been prepared for the proposed project°. The analysis included a review of current conditions, and a determination that the current driving range area will be re -graded to create a retention basin with a capacity of 2.24 acre feet, to store the 100 year storm. All on -site drainage will be directed to this basin, through surface flow and pipes. The hydrologic and hydraulic calculations associated with this system will be approved by the City Engineer prior to the approval of grading permits for the project site. These existing City standards will assure that the proposed project will meet the City's requirements for flood control. VIH. e)-g) The site is not located in a flood zone as designated by FEMA. 4 "Preliminary Hydrology Report La Quinta Country Club — Club House," prepared by MDS Consulting, April NOT -18- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? (Aerial photo) b) Conflict with any applicable land use X plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?, (General Plan Exhibit 2.1) c) Conflict with any applicable habitat X conservation plan or natural community conservation plan? General Plan MEA p. 74 f.) IX. a)-c) The proposed project has operated as a clubhouse, maintenance facility and cart bam since the 1950's. The proposed project is consistent with these land uses. There is no existing community, other than the existing country club, which would be impacted by the proposed project. The project site is designated for the land uses proposed. The project site will be subject to the requirements of any Habitat Conservation Plan in place at the time that building permits are issued. There will be no impacts to land use and planning. -19- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a x known mineral resource that would be of value to the region and the residents of the state? (Master Environmental Assessment p. 71 ff.) b) Result in the loss of availability of a x locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment p. 71 ff.) X. a) & b) The site is fully developed in urban land uses. There will be no impact to mineral resources as a result of the proposed project. -20- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. NOISE Would the project result in: a) Exposure of persons to or generation X of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (General Plan MEA p. 111 ff.) b) Exposure of persons to or generation X of excessive groundbome vibration or groundborne noise levels? (General Plan MEA p. 111 ff.) c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? (General Plan MEA p. 111 ff.) d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? (General Plan MEA p. 111 ffJ e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) XI. a)-f) The proposed project will result in the replacement of existing facilities. No increase in membership or overall activity at the site is expected as a result of implementation of the project. Therefore, the project will not result in any change in the noise environment at the site. The project is not considered a sensitive receptor, and is to be located at a distance of at least 135 feet from the Eisenhower Drive right of way. In addition,'a wall and berming are proposed along Eisenhower. The majority of the facilities will be oriented away from the roadway, and toward the golf course. -21- Therefore, long term noise levels are expected to be essentially unchanged from the current conditions at the site. Construction of the clubhouse, cart barn and maintenance facility will result in temporary noise from construction equipment. The clubhouse is to be located south of existing residential development. Existing residential development to the east of the project site will not experience construction noise, but will experience noise from the re -grading of the area. These impacts will be limited to the daytime hours prescribed for construction in the City's Municipal Code. In addition, the walls which separate the homes from the clubhouse and driving range area will provide noise attenuation for the residents. As a result, it is expected that the temporary impacts associated with construction at the site will be less than significant. The site is not located adjacent to an airport or air strip. 22 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth X in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, p. 9 ff., application materials) b) Displace substantial numbers of X existing housing, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) XII. a)-c) The proposed clubhouse is being designed to accommodate existing membership, and is not planned to allow for additional members. As a result, the project will not induce any growth. The site has previously been developed for the uses currently planned, and the project will not displace any persons or housing units. No impacts associated with population or housing are expected. -23- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan MEA, p. 57) X Police protection? (General Plan MEA, p. 57) X Schools? (General Plan MEA, p. 52 ff.) X Parks? (General Plan; Recreation and Parks X Master Plan) Other public facilities? (General Plan MEA, X p. 46 ff.) XIII. a) Public services are already provided to the project site for the existing and previously existing facilities. No increase in services is expected, since no increase in membership will occur as a result of the project's re -construction. -24- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION -= a) Would the project increase the use of X existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application materials; General Plan Exhibit 5.1) b) Does the project include recreational X facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application materials) XIV. a) & b) The proposed project is the reconstruction of previously occurring private recreational facilities which will once again be available for members. No impacts to existing recreational facilities are expected. -25- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is X substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan EIR, p. III-29 ff.) b) Exceed, either individually or X cumulatively, a level of service standard _ established by the county congestion management agency for designated roads or highways? (General Plan EIR, p. ITI-29 ff.) c) Result in a change in air traffic X patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (No air traffic involved in project) d) Substantially increase hazards due to a X design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Application materials) e) Result in inadequate emergency X access? (Application materials) f) Result in inadequate parking capacity? X (Application materials) g) Conflict with adopted policies, plans, X or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Project description; MEA Exhibit 3.10) XV. a)-g) The proposed project will result in the re -construction of existing facilities. Project entry drives are proposed for the same locations as they currently occur. Project traffic generation will remain at the same levels as they currently are, since membership will not be increased by the proposed project. The site is within the service area of SunLine transit, whose routes occur in the vicinity of the proposed project. The site is located on existing City streets, and will continue to be accessed for emergency purposes from these streets. No impacts associated with traffic and circulation is expected. -26- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, p. 58 ff.) b) Require or result in the construction of X new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) c) Require or result in the construction of X new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, p. 58 ff.) e) Result in a determination by the X wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (General Plan MEA, p. 58 ff.) f) Be served by a landfill with sufficient X permitted capacity to accommodate the project's solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and local X statutes and regulations related to solid waste? (General Plan MEA, p. 58 ff.) -27- XVI. a)-g) The project area is currently served by CVWD for sanitary sewer service. CVWD's treatment plant has sufficient capacity, and has the ability to expand its capacity as demand rises. CVWD's Urban Water Management Plan incorporared the proposed project in its analysis, since the project existed at the time it was prepared. In addition, the District has sufficient water supplies, or plans for addition to its water supplies, to serve the proposed project and other projects in its service area in the long term. The proposed project's hydrologist has designed storm drainage on the property to retain the 100 year storm, as required by the City. The City Engineer will review the plans to assure that storm flows are adequately contained, prior to the issuance of grading permits. Domestic waste will be collected by Burtec, the City's solid waste franchisee. Burtec currently hauls City solid waste to the Edom Hill transfer station. From there, waste is transported to one of several regional landfills, including the Lambs Canyon, Badlands and El Sobrante landfills. These landfills have sufficient capacity to accommodate the proposed project. so Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to X degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to X achieve short-term, to the disadvantage of long -tern environmental goals? c) Does the project have impacts that are X individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental X effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. a) The development of the proposed project has the potential to impact archaeological and paleontologic resources. The mitigation measures included in this Initial Study, however, will reduce these potential impacts to less than, significant levels. XVII. b) The proposed project continues an existing land use which was included in the land use map and analysis for the General Plan. XVII. c) The proposed project is consistent with the General Plan vision for this area. Construction of the project will have no significant cumulative impacts, as the proposed project will result in the re -construction of facilities which currently, or recently occurred on the site. XVII. d) The proposed project will generate fugitive dust and construction noise. However, neither of these impacts will be significant. 29 XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). hi this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. Not applicable. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable.- c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. Not applicable. -30- b e � § c \� /./ \§ \ { a B \ \ ƒ \ \ § 7 \ \ r / / 2 )E $i ; ( ( E E j-( k\§ )\ \\ )o {] z� cy PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 2007-082, FOR A PROPOSED CLUBHOUSE, FACILITY WITHIN THE LA QUINTA COUNTRY CLUB CASE NO.: SPECIFIC PLAN 2007-082 APPLICANT: LA QUINTA COUNTRY CLUB WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 10`h day of July, 2007 hold a duly noticed Public Hearing to consider a request by La Quinta Country Club for approval of development principles and design guidelines of a Specific Plan for a proposed clubhouse facility within the La Quinta Country Club, located north of Avenue 50 and east of Eisenhower Drive, more particularly described as: APN`. 658-190-002, 658-190-003 WHEREAS, the La Quinta Planning Department has prepared Environmental Assessment 2007-584 for Specific Plan 2007-082 in compliance with the requirements of the California Environmental Quality Act of 1970, as amended, and has determined that the proposed project will not have a significant adverse impact on the environment because mitigation measures incorporated into the project approval will mitigate or reduce any potential impacts to a level of non - significance; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan: Consistency with the General Plan: The proposed Specific Plan is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the Golf Course (GC) Land Use designation. 2. Public Welfare: Approval of the proposed project will not create conditions materially detrimental to public health, safety and general welfare as Environmental Assessment 2007-584 was prepared, and certification of the Environmental Assessment would bring the project in compliance with CEQA requirements. 3. Land Use Compatibility: The proposed Specific Plan will continue the existing Golf Course (GC) land use of the La Quinta Country Club Planning Commission Resolution 2007 Specific Plan 2007-082 La Quints Country Club July 10, 2007 development and, in terms of surrounding land uses, is compatible to the residential uses in the immediate area, such as lower density residential and golf course uses. 4. Property Suitability: The proposed project is suitable and appropriate for the subject property, in that it is located in an area which was the previous location of similar uses, including a golf course club house, cart storage, and maintenance facilities. The proposed Specific Plan can be served without adverse impact by all necessary public services and utilities. 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 correct and constitute the findings of the Planning Commission for this proposed Specific Plan; 2. That it does hereby recommend to the City Council approval of Specific Plan 2007-082 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 10`h day of July, 2007, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Planning Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2007-082 LA QUINTA COUNTRY CLUB JULY 10, 2007 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 Specific Plan. 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. Specific Plan 2007-082 shall be developed in compliance with these conditions, and the approved Specific Plan document: In the event of any conflicts between these conditions and the provisions of SP 2007-082, these conditions shall take precedence. 3. Specific Plan 2007-082 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Site Development Permit 2007-885 Environmental Assessment 2007-584 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Director shall determine precedence. 4. Within 30 days of City Council approval, applicant shall provide five copies of the Final Specific Plan document to the Planning Department. The Final Specific Plan shall include all project related final Conditions of Approval and correct any, typographical errors, internal document inconsistencies, and/or minor amendments deemed necessary by City staff. PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SITE DEVELOPMENT PERMIT 2007-885, INCLUDING ARCHITECTURAL AND LANDSCAPING PLANS FOR A PROPOSED CLUBHOUSE.FACILITY WITHIN THE LA QUINTA COUNTRY CLUB CASE NO.: SITE DEVELOPMENT PERMIT 2007-885 APPLICANT: LA QUINTA COUNTRY CLUB WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 10`h day of July, 2007 hold a duly noticed Public Hearing to consider a request by La Quinta Country Club for approval of site, architectural and landscaping plans for a proposed clubhouse and ancillary facilities within the La Quinta Country Club, located north of Avenue 50 and east of Eisenhower Drive, more particularly described as: APN: 658-190-002, 658-190-003 WHEREAS, the La Quinta Planning Department has prepared Environmental Assessment 2007-584 for Site Development Permit 2007-885 in compliance with the requirements of the California Environmental Quality Act of 1970, as amended, and has determined that the proposed project will not have a significant adverse impact on the environment because mitigation measures incorporated into the project approval will mitigate or reduce any potential impacts to a level of non -significance; and, WHEREAS, the Architecture and Landscape Review Committee of the City of La Quinta, California, did, on the 61h day of June, 2007, hold a public meeting to review and recommend approval of architecture and landscape plans for said clubhouse facility for the La Quinta Country Club; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: Consistency with the General Plan: The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes a clubhouse facility in a location which is General Plan -designated for GC (Golf Course) development. Planning Commission Resolution 2007- Site Development Permit 2007-885 La Quints Country Club July 10, 2007 2. Consistency with the Zoning Code: The proposed project, as conditioned, is consistent with the development standards of the City's Zoning Code, in terms of architectural style, building heights, building mass, parking, and landscaping. The Site Development Permit is consistent with the La Quinta Zoning Map, as it proposes a clubhouse facility in an approved location zoned for GC (Golf Course) development. The Site Development Permit has been conditioned to ensure compliance with the zoning standards of the GC district, and other supplemental standards as established in Title 9 of the LQMC. 3. Compliance' with the California Environmental Quality Act (CEQA): The La Quinta Planning Department has prepared Environmental Assessment 2007- 584 for Site Development Permit 2007-885 in compliance with the requirements of the California Environmental Quality Act of 1970, as amended, and has determined that the proposed project will not have a significant adverse impact on the environment because mitigation measures incorporated into the project approval will mitigate or reduce any potential impacts to a level of non -significance. 4. Architectural Design: The architectural design aspects of the proposed Site Development Permit provide interest through use of varied roof element heights, enhanced building entries, facade treatments, colored roof tiles and other design details which will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City. 5. Site Design: The site design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City, in terms of interior circulation, pedestrian access, and other architectural site design elements such as scale, mass, and appearance. 6. Landscape Design: The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code, as well as the proposed Specific Plan for the La Quinta Country Club. The project landscaping for the proposed Site Development Permit, as conditioned, shall unify and enhance visual continuity of the proposed homes with surrounding development. Landscape improvements are designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to accentuate views and blend with the building architecture. Planning Commission Resolution 2007- Site Development Permit 2007-885 La Quints Country Club July 10, 2007 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That the Planning Commission does hereby recommend approval of Site Development Permit 2007-885 to the City Council for the reasons set forth in this Resolution, subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 10' day of July, 2007, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Planning Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2007 CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 GENERAL 1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim,,action or proceeding and shall cooperate fully in the defense. 2. This Site Development Permit shall expire two years after City Council approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions). 3. This Site Development Permit, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). All Conditions of Approval for this Site Development Permit apply to Specific Plan 2007-082, including permit expiration. The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Fire Marshal Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) Planning Department • Riverside Co. Environmental Health Department • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) SunLine Transit Agency PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 5. The applicant shall comply with applicable provisions of the City,s NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No._99-08- DWQ. ,. . A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturb's less than one 0► acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The .applicant or design professional can obtain .the California Stormwater Quality Association SWPPP.template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite of offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. 7. The applicant shall offer for dedication on the Final Map all public 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. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenue 50 (Primary Arterial, Option B 100' ROW) - No additional right- of-way is required for the standard 50 feet from the centerlines of Avenue 50 for a total 100-foot ultimate developed right of way. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 2) Eisenhower Drive (Primary Arterial, Option B 100' ROW) — No additional right-of-way is required for the standard 50 feet from the centerlines of Eisenhower Drive for a total 100-foot ultimate developed right of way. 9. The applicant shall retain for private use on the Site Development Permit site plan 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. 10. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE ENTRY DRIVE 1) Private Entry Drive measured at gutter flow line to gutter flow line shall be 28 feet with on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. 11. When the City Engineer determines that access rights to the proposed street rights - of -way shown on the approved Site Development Permit are necessary, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 12. Direct vehicular access to Eisenhower Drive and Avenue 50 is restricted, except for those access points identified on the site development permit, or as otherwise conditioned in these conditions of approval. 13. 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. STREET AND TRAFFIC IMPROVEMENTS 14. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 11 Avenue 50 (Primary Arterial; 100' R/W Option B): No additional widening is required along all frontage adjacent to the Site Development Permit boundary to its ultimate width as specified in the General PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 Plan and the requirements of these conditions except at locations where additional street width is needed to accommodate: a) Improvements to the existing bus turnout and construction of a bus shelter on Avenue 50 (if required by Sunline Transit and/or the City) Other required improvements in the Avenue 50 right-of-way and/or adjacent landscape setback area include: ' b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c) 8-foot wide meandering sidewalk. 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. 2) Eisenhower Drive (Primary Arterial; 100' R/W Option B): No additional widening is required along all frontage adjacent to the Site Development Permit boundary to its ultimate width as specified in the General Plan. 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). The applicant is responsible for construction of all improvements mentioned above. B. PRIVATE ENTRY DRIVE 1) Construct a minimum 28-foot wide travel width measured flow line to flow line. On -street parking shall be prohibited and the applicant shall make provisions for perpetual enforcement of the No Parking restrictions. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 2) The Club House Circle is required to be redesigned to provide for a flared radius for smooth turning movements at the Circle. 15. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gatedentry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. 16. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 17. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 18. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Avenue 50); Full turn movements are permitted. B. Emergency Access (Eisenhower Drive): Full turn movement for emergency vehicle ingress and egress is permitted. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 19. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 20. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 21. 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. 22. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unlessotherwise 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 Rough Grading Plan 1 " = 40' Horizontal B. PM10 Plan 1" = 40' Horizontal C. SWPPP 1 " = 40' Horizontal NOTE: A through C to be submitted concurrently. D. On -Site Commercial Precise Grading 1 " = 20' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area..,. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 E. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: D and E 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. "Rough Grading plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 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. "On -Site 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. 23. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 24. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 25. 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. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 (;RAI)ING 26. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 27. 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. 28. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A precise grading plan prepared by a qualified engineer, B. - A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and 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. E. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Precise Grading Plans that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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. 29. 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. 30. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 31. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the ,tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 32. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 33. Stormwater handling shall conform with the preliminary hydrology and drainage report prepared by MDS Consulting dated June 2007 and per the latest revision as approved by the Public Works Department. Nuisance water shall be disposed of in an approved manner. 34. Off site drainage improvements shall include installation of a catch basin on Eisenhower Drive due west and adjacent to a proposed 24 inch on -site storm drain conveyance system outletting to the existing driving range as shown on Sheet E 5 of the Phase 1 SDP Preliminary Site Plan. 35. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Retention Basin Design Criteria, 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. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 3 hour, 6 hour or 24 hour event (which ever event produces the greatest total run off). PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 36. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06--015 - Underground Retention Basin Design Requirements. 37. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise per the City's Engineering Bulletin. 38. No fence or wall shall be constructed around any retention basin unless approved by the Planning Director and the City Engineer. 39. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 40. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 41. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 42. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 43. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 44. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 45. 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. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 46. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 47. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant ,shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 48. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 49. The applicant ,shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 50. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 51. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 52. The applicant shall submit the landscape plans for approval by the Planning Department and green sheet sign off by the Public Works Department. When plan checking has been completed by the Planning Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Director and shall submit for a green sheet approval by the Public Works Department. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDS SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 Final landscape plans for on -site planting shall be reviewed by the ALRC and approved by the Planning Director prior to issuance of first building permit. Final plans shall include all landscaping associated with this project. NOTE: Plans are not approved for construction until signedby the Planning Director. 53. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 54. 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, 5t' 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. 55. The applicant shall provide additional landscaping, in the form of mature trees and/or palms, on the western end of the maintenance yard (near the wash down station), in the landscaped area outside of the perimeter wall along Eisenhower Drive. The applicant shall also provide additional mature landscaping in the same area outside of the perimeter wall near the west -facing clubhouse building elevation. 56. The applicant shall install mature trees, shrubs, and groundcover on the earthern berm along the Avenue 50 perimeter consistent with the preliminary landscaping plans. Tree size shall be a minimum 36" — 48" box. PUBLIC SERVICES 57. The applicant shall provide public transit improvements to the existing Bus Stop on Avenue 50 as required by SunLine Transit Agency and approved by the City Engineer. Additionally, an ADA accessible sidewalk shall be provided to the Club House facility proposed under this Site Development Permit as approved by the City Engineer. QUALITY ASSURANCE 58. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 59. 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. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 60. 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. 61. 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 62. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 63. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 64. 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. 65. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). FIRE MARSHAL 66. Final conditions will be addressed when complete building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with the Fire Department. All questions regarding the Fire Department should be directed to the Fire Safety Specialist at (760) 863-8886. PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 SHERIFF'S DEPARTMENT 67. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with the Sheriff's Department regarding Vehicle Code requirements, defensible space, and other law enforcement and public safety concerns. All questions regarding the Sheriff's Department. should be directed to the Deputy at (760) 863-8950. PLANNING DEPARTMENT 68. The site shall be monitored during on- and off -site trenching and rough grading by qualified archaeological monitors, including a Native -American. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. The monitor shall be empowered to temporarily halt or divert equipment to allow for City notification and analysis. 69. A final archaeological monitoring report shall be submitted to the Planning Department prior to the issuance of a Certificate of Occupancy for the project. 70. Collected archaeological resources shall be properly packaged for long term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics. 71. The conditions of approval for this project (SP 07-082, SDP 07-885) shall be included in the submitted Phase I report prior to issuance of the first permit requiring monitoring. 72. If prehistoric or historic resources are discovered during monitoring or the subsequent construction phase, the Planning Department shall be notified immediately. 73. The on- and off -site excavation, grading, trenching, etc. of areas identified by a qualified paleontological monitor as likely to contain paleontological resources as shall be monitored by a qualified paleontological monitor. Monitoring shall be restricted to undisturbed subsurface alluvium that might be present below the surface. The monitor(s) shall be equipped to salvage fossils as they are unearthed to avoid construction delays. The monitor should also remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates. The monitor shall be empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens. Proof that a monitor has been retained (signed PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB JULY 10, 2007 contract) shall be given to City prior to issuance of first earth -moving permit, or before any clearing of the site is begun. Full-time monitoring is not necessary unless potentially-fossiliferous units are encountered and determined upon exposure and examination by qualified paleontologic personnel to have potential to contain fossil resources. 74. Recovered specimens shall be prepared to the point of identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates. Recovered specimens shall be prepared and packaged so they can be identified and permanently preserved. 75. A report of paleontological findings with an appended itemized inventory of specimens shall be submitted to the City prior to occupancy being granted by the City. The report shall include pertinent discussions of the significance of all recovered resources where appropriate. The report and inventory, when submitted will signify completion of the program to mitigate impacts to paleontological resources. 76. Collected paleontological resources and related reports, etc. shall be given to the City for curation. Packaging of resources, reports, etc. shall comply with standards commonly used in the paleontological industry. 77. All roof top mechanical equipment shall be screened from view by parapet walls; this includes air conditioning units and fans and blower hoods for food service cooking. 78. No signage is permitted with this approval. A separate permit from the Planning Department is required for any temporary or permanent signs. 79. A Temporary Use Permit shall be required prior to placement of construction materials or trailers on site. 80. The applicant shall install fully -shielded light fixtures for all parking lot lights proposed along Eisenhower Drive. Said shields shall minimize light spillage outside the subject property. 81. The lighted tennis courts are subject to Section 9.60.150 of the La Quinta Municipal Code. The courts shall not be lit after 10:00pm. Prior to installation of lighting, the applicant shall also apply for a Minor Use Permit with the Planning Department for approval of the lighted tennis courts. 'ACHMENT 7 Architecture and Landscaping Review Committee June 6, 2007 3. There being no further que ns, it was moved and seconded by Committee Member obbitt/Smith to adopt Minute Motion 2007-014 recomm ing approval of Site Development Permit 2006-862, as r mmended by staff. Unanimously approved D. Site Development Permit 2006-885; a request of La Quinta Country Club for consideration of architectural and landscaping plans for a new clubhouse, cart barn, and maintenance building; the relocation of the tennis courts and parking lot; and redesign of the driving range for the property located at the northeast corner of Eisenhower Drive and Avenue 50. 1 . 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 introduced Ron Sakahara, architect, who gave a presentation on the project. 2. Committee Member Smith asked if there were any recommendations for landscaping along Eisenhower Drive. Staff stated it is owned by the City and maintained by the applicant. Mr. Sakahara presented a new drawing for Committee consideration. 3. Committee Member Bobbitt stated he prefers the new design but should address the additional articulation staff was requesting. He would recommend a tall linear tree along the street. 4. Committee Member Bobbitt asked if steps had been taken in regard to the problems that caused ° this building to be constructed; the earthquake issues. Mr. Sakahara explained the structural details that had been added to the building. Committee Member Bobbitt asked about the earthen wall staff was recommending. Staff explained the idea was to have a plant pallet to soften the berm and keep it from looking new. The height of the berm with a wall is also to prevent golf balls from clearing the wall. 5. There being no further questions, it was moved and seconded by Committee Members Bobbitt/Smith to adopt Minute Motion 2007-015 recommending approval of Site Development Permit 2006-885, as recommended by staff and amended as follows: 5 Architecture.and Landscaping Review Committee June 6, 2007 a. Condition #2: the last sentence shall be deleted b. Condition #3: deleted C. Condition #4: additional plants shall be added on the outside of the Eisenhower Drive wall. Unanimously approved VI. CORRESPONDENCE AND WRITTEN MAT IAL: None VII. COMMITTEE MEMBER ITEMS: VIII. ADJOURNMENT: There being no further busi s, it was moved and seconded by Committee Members Bobbitt/Smith t adjourn it/was of the Architectural and Landscaping Review Com ittee to a Special Meeting to be held on June 27, 2007. This meeting was adjo ed at 12:29 p.m. on June 6, 2007. Respectfully subm BETTY J. A DATE: CASE NO.: STAFF REPORT PLANNING COMMISSION JULY 10, 2007 SITE DEVELOPMENT PERMIT 2007-891 REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR A ± 105,300 SQUARE FOOT COMMERCIAL RETAIL BUILDING (JC PENNEY'S), LANDSCAPING, AND PARKING LOT WITHIN THE CENTRE AT LA QUINTA LOCATION: SOUTH OF AUTO CENTRE DRIVE, EAST OF ADAMS STREET, AND WEST OF LA QUINTA DRIVE APPLICANT: STAMKO DEVELOPMENT CO. LANDSCAPE ARCHITECT: HSA DESIGN GROUP ENGINEERS: STANTEC ENVIRONMENTAL REVIEW: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL ASSESSMENT 1997-337 AMENDMENT #1 ON NOVEMBER 17, 1998 AND AN ADDENDUM ON OCTOBER 18, 2005. NO CHANGED CIRCUMSTANCES OR CONDITIONS AND NO NEW INFORMATION IS PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. ZONING/GENERAL PLAN DESIGNATION: REGIONAL COMMERCIAL (CR) SURROUNDING ZONING/LAND USE: NORTH: AUTO CENTRE AT LA QUINTA, REGIONAL COMMERCIAL (CR) SOUTH: AVENTINE APARTMENTS, HIGH DENSITY RESIDENTIAL (RH) EAST: - SUPER WAL-MART, REGIONAL COMMERCIAL (CR) WEST: LAKE LA QUINTA, LOW -DENSITY RESIDENTIAL (RL), & HADLEY VILLAS, (RM) MEDIUM DENSITY RESIDENTIAL BACKGROUND AND OVERVIEW The project is located on an 18.2± acre site identified as Phase 2 of the Centre at La Quinta Specific Plan, a commercial center consisting of a combination of retail and automotive uses. The Centre at La Quinta Specific Plan includes the subject property, the Auto Centre at La Quinta, Wal-Mart Supercenter, Sam's Club and several small to medium sized retail and service businesses. On October 18, 2005, the City Council approved Specific 'Plan 97-029, Amendment No. 4, which amended vehicular circulation, access, and drainage retention provisions. On September 20, 2006, Tentative Parcel Map 34855 was approved, which rearranged the various parcels within Phase 2. The subject property was previously mass -graded, a partially - completed retention basin has been placed at the southeast corner of the property, a smaller landscaped retention basin has been constructed at the southwest corner of the subject property along Adams Street,. and the entire Adams Street frontage has been previously landscaped. PROJECT PROPOSAL The applicant proposes to construct a ± 105,300 square foot JC Penney's department store with optical center, surrounding parking lot, landscaping, and driveways (Attachment 1, Sheet 1-7). Vehicles will enter the site from the north on La Quinta Drive via Highway 111, from the west via a proposed un-signalized limited left -turn entry intersection from Adams Street, and from Auto Centre Way South via the existing roundabout on Auto Centre Drive. The site plan identifies up to five future building pads, which are not a part of this Site Development Permit application but will share the proposed parking, landscaping and circulation improvements. The applicant is providing approximately 943 parking spaces for the entire site. Of the total number of parking spaces, 521 have been allocated to JC Penney's and the remainder will serve future building pads. The parking count for JC Penney's is approximately one space for every 200 square feet of store area. This is in accord with the Specific Plan and exceeds the City's Parking Ordinance standard of one space per 250 square feet for retail uses over 50,000 square feet in size. The site is located in the Regional Commercial Zoning District. The building proposed for JC Penney's store is essentially a contemporary box -retail structure. Wall parapet height is approximately 26 feet with the prominent architectural features consisting of a 34 foot tall glass -walled main entry along the north elevation and five large and distinct framed architectural fascias. Exterior building colors and materials will consist of light and sandy brown brick and stucco siding with a similarly colored stack -stone veneer placed along the base of all four building elevations and on the four pilasters proposed along the rear of the building. Front awnings, bollards, and sign fascias will be painted red. The applicant has submitted a materials board which consists of two brick types, three stucco colors, three varieties of stack stone, a sample of the glazing with framing, a sample of the red aluminum backing proposed for three of the five fascias, and a sample of the cultured stone which will frame all five of the proposed logo fascias. The interior floor plan identifies the building as being partially two-story; however the small second floor area will be limited in size and used as a stock room. In addition to the main entrance, the store will have a separate front entrance for optical services (Attachment 1, Sheets 4-1 through 4-4). The applicants have stated that the proposed building is a JC Penney corporate prototype. Mechanical HVAC units will be roof -mounted with most located between 55 and 71 feet from the front and sides of the store and will be generally located below the parapets. One mechanical unit at the rear of the store will be located approximately 12 feet from the rear parapet. The plans also identify a rooftop satellite .dish of undisclosed size located approximately 37 feet from the east parapet. The delivery area located at the southwest corner of the store will consist of a three bay sunken loading dock, trash compactor, and utility transformer. An eight foot high screening wall will be placed along the west side of the sunken loading. dock (Attachment 1, Sheets 4-1 through 4-4). Perimeter and parking lot landscaping includes a variety of drought tolerant trees, shrubs and ground covers, consistent with the existing landscaping in the Centre at La Quinta (Attachment 1, Sheet 3-1). The landscaping palate identifies California Fan Palms, Date Palms, Willow Acacias, Shoestring Acacias, Palo Verde, and Thornless Mesquite trees with 2 inch to 2.5 inch caliper trunk sizes. The southern perimeter (rear) of the project site adjacent to Aventine Apartments will be planted with a line of Willow Acacia trees, consistent with what exists along the rear of Super Wal-Mart and Sam's Club. Ground cover will be decomposed granite accented by desert shrubs. Turf will be decorative and limited to the intersection of La Quinta Centre Drive and the Access Drive. The Adams Street frontage has been previously landscaped and is not included with this Site Development Permit. No landscape lighting is proposed. ANALYSIS Site Plan: Three previous approvals have set the framework for the current site plan, Specific Plan 1997-029 Amendments No. 1 and 4, and Tentative Parcel Map 34855. The Specific Plan identifies four different development scenarios, incorporating either automotive uses, commercial retail uses, or some variation of both. Now that the majority of the Centre at La Quinta has been built, including Sam's Club, the Auto Centre, and Super Wal-Mart, Development Scenario No. 2 most closely matches the current and proposed configuration (Attachment 2). Specific Plan 1997-029 Amendment No. 1 identifies site plan standards for an auto mall at this location but does not identify any specific criteria for commercial buildings. In the auto mall site plan criteria, Specific Plan Amendment No. 1 states "In order to maintain the distance from the residential development known as Lake La Quinta, the buildings on Pads 5, 6, and 7 will be a minimum of 100 feet from the Adams Street property line. (Specific Plan 1997-029 Amendment No. 1, [2.50.4.1.11 pg. 52)." Staff has questioned the applicant's proposed location of Future Development Area 2 (Attachment #1, Sheetl-6) as any building pad constructed at this location would be within 100 feet of this criterion. Any development at this location would be addressed under a separate Site Development Permit application that will likely be submitted at a later date. The design of the parking lot and vehicular access is generally acceptable. Although the applicant has not disclosed land uses or square footage for the proposed future building pad locations, staff does not foresee issues with parking availability based on the parking countsprovided and the amount of square footage those counts can accommodate. The applicant has identified use of carports adjacent to future Development Areas 4 and 5. However, this will be addressed when the separate site development permit applications are submitted for these development areas. Staff anticipates the majority of vehicles entering the site will come from the north, from either La Quinta Drive and the existing Super Wal-Mart site or entering the project by way of Adams Street. Access from Adams Street will come from either the existing signalized intersection on Avenue 47/Auto Centre Way, or the limited left turn in leading directly into to the project site's Access Drive. A deceleration lane will be provided on Adams Street for those vehicles entering the site from the south. Although La Quinta Drive and Auto Centre Drive are public rights -of -way, these streets operate as shopping center driving aisles. As a result, the Public Works Department has no objections to the placement of driveway intersections closer than the 250 foot standard width. Architecture: The proposed building incorporates a standard geometric box -retail design with minimal relief and a basic level of architectural detail and variation. The most prominent architectural elements of the building are the five square framed fascias, particularly the three framed red logo fascias that are proposed to incorporate JC Penney's signs. The two remaining framed fascias at the rear of the structure consist of two-tone brick with a five -line banding pattern. The second most prominent element of the building is the main entry. The proposed glass entry design provides an open appearance and will bring natural light into the store. The 62 foot long red canopy overhang accentuates the entry, but by illustration appears narrower than it possibly should be, as it only partially covers the entire width of the front windows. The forward depth of the canopy has been identified by the applicant as a minimum of eight feet. Four stack stone pilasters are incorporated into the south elevation (rear of store) which faces an existing multi -family residential development (Aventine Apartments). With exception to the five fascias, main entry, and four stack stone pilasters along the rear elevation, the building elevations essentially consist of an uninterrupted, linear fagade with limited undulation and minimal design elements. The proposed color palate is limited to various shades of light and sandy brown and the red used on three of the logo fascia signs and the storefront entrance awnings. The use of colors other than the proposed shades of light and sandy brown is limited to the proposed red sign fascias and the front main entry. The minimalist contemporary architecture, glass entry, and brick facade have little relationship to desert architecture. The lineal mass of the building is only interrupted by the main entry, framed sign fascias, and the four stack stone pilasters at the rear. The framed fascias proposed for the north, east and west elevations in combination with the red background give the appearance of very large signs with the purpose of incorporating corporate identity as the dominant architectural feature of the building. The sign and red background are consistent with the standard logo for JC Penney. The two architectural fascias at the rear of the structure have no apparent aesthetic purpose except that they remain unused as signs and consistently carry this architectural element to all building elevations. The Centre at La Quinta Specific Plan Amendment No. 1 (referred to in Amendment No. 4) identifies the City's Highway 111 Design Guidelines as the official criteria for the Centre at La Quinta. The Design Guidelines state that "Buildings shall have architectural features and patterns that provide visual interest, at the scale of the pedestrian, as we# as reduce massive aesthetic effects (pg.6). " They also state that "Architectural designs shall incorporate an appropriate variety of qualities, including compatibility with adjoining buildings, intimacy of space, layering of views, accent landscaping, richness or materials, and appropriateness of roof lines. Variations in roof lines shall be used to add interest to and reduce the massive, scale of large buildings (pg.7)." Staff has found the proposed architecture for the subject building to be inconsistent with these Guidelines, especially in regards to ;massing, features, and patterns. In comparing the proposed JC Penney's retail building to other neighboring developments (i.e. Washington 1 1 1 and Pavilions) as well as existing stores within the Centre at La Quinta, staff finds the proposed architecture to provide fewer architectural elements, less variety of architectural detail, and less articulation and undulation of the elevations. The proposed building has a more lineal design, especially in regards to the side and rear parapets and the banding details proposed for these elevations. Staff finds Super Wal-Mart (north elevation) and especially Sam's Club to have a greater level of architectural detail and variety of architectural design elements which break up and reduce cubic appearance. Sam's Club is particularly, noted for providing significant shade and roof overhangs, numerous pilasters, prominent use of stack stone and textured masonry, as well as a varied roofline. The architecture proposed for the subject building does not provide the level of architectural detail, variety, and use of elements consistent with the two large retail building in the Center at La Quinta as well as other neighboring developments. Staff believes that the proposed building could be a feasible and beneficial addition to the Highway 111 retail corridor if the framed fascias are removed, replaced with different architectural elements that are complimentary to and aesthetically blend with the building, and enhance the building with a greater degree of architectural variety and detail. This redesign should bring the building into compliance with the Highway 111 design criteria and provide a level of architecture consistent with other neighboring large retail buildings. Landscaping: The proposed landscaping palate consists of an acceptable variety of water -efficient trees and shrubs and a limited use of turf. Staff has concern regarding the uneven location and placement of trees and landscaped areas, particularly the irregular placement of tree wells in the west area of the parking lot. The applicant has stated that the purpose of the irregular tree placement was dictated by the location of underground retention basins and, based upon the ALRC recommendation, has agreed to relocate and reorient the tree wells when not in conflict with the basins. Staff has recommended that tree wells be placed in a consistent pattern among all areas where there is not a conflict with the proposed underground stormwater retention (COA No. 68). Due to the need for accommodating ADA path of travel and the applicant's desire to provide greater visibility to the store, certain portions of the parking lot have not been landscaped. The most noticeable location lacking landscaping is along the southern portion of the intersection of Auto Centre Way South and the Access Drive. Because the project exceeds the minimum parking requirements by at least 150 spaces, the Planning Commission has the discretion to recommend the removal and replacement of certain parking spaces with additional landscaping. Staff also recommends the Planning Commission require an improved pedestrian access to the southwest portion of the project site from Adams Street (COA No. 76). The current design restricts pedestrian and bicycle travel entry to the Access Drive, the probable result of which will be pedestrians walking through the existing landscaping and around the retention basin. An improved path of travel from the existing sidewalk to the front of the JC Penney's store would resolve this. Screening and Outdoor Lighting: Overall, the applicant has proposed outdoor lighting consistent with what has been provided for the other retail areas of the development. The proposed design is consistent with the City's lighting provisions and allowances. Adequate lighting will be provided to accommodate those visiting the proposed development. However, staff is recommending the outdoor lighting be either dimmed into a nighttime mode or possibly turned off one hour after closing (COA No. 72)• Outdoor lighting for Sam's Club includes a nighttime mode that significantly reduces the number of lit fixtures after hours. Additionally, staff recommends that all lighting along the west portions of the project adjacent to Adams Street be limited to 24 feet in height and shielded so as to prevent light glare towards the residential activity to the west (COA No. 73). Aventine Apartments currently has a six foot high stucco. wall which was not constructed in alignment with their north property line. The applicants are proposing to construct an eight foot high block wall along their southern perimeter in the same manner as the existing Super Wal-Mart. This wall would be complimented with screening from Willow Acacia trees. Because Aventine Apartments have a misaligned wall which is located short of their actual property line, the end result will be a one to two foot gap between the proposed wall constructed on. the property line and Aventine's existing wall. The applicants and Aventine Apartments are currently in discussion to resolve this situation. There have been some concerns from Lake La Quinta residents regarding the adjacent Coachella Valley Water District well site located at the southwest corner of the project site along Adams Street. The well site is not a part of this Site Development Permit and has not yet been constructed by the Water District. Once completed, the well site will be surrounded by a standard eight foot block wall, providing some screening from the rear of the store. Another concern posed by Lake La Quinta residents regards headlight glare from the parking lot. As the parking lot surface will be approximately four feet higher than Adams Street, staff is supportive and recommends a condition requested by the Lake La Quinta residents to place a three to four foot high raised berm or stem wall along the west parking lot perimeter to minimize headlight glare from the parking lot (COA No. 75). ALRC ACTION The Architecture and Landscape Review Committee reviewed the proposed commercial retail project and recommended approval of the project with conditions during their June 27, 2007 meeting. In that meeting, the Committee expressed reservations with the design of the building, especially the framed fascias located on the sides and rear of the building, referring to them as being excessive, linear, and emphasizing the need for more articulation. They recommended approval of the front facade and the square framed logo fascia with the condition that it be; consistent with the Sign Ordinance. The Committee Members recommended the side and rear framed fascias be "filled in" with a contrasting color and grid pattern in line with the building and supported the placement of additional stack stone pilasters, but stopped short of recommending a redesign of the architectural features. The ALRC was not supportive of staffs' recommendation to remove all of the square framed fascias and replace them with architectural features designed to break up the massing and provide articulation, detail, and depth to the building. They also did not support staffs' recommendation to increase the loading dock wall height from eight to ten feet. The Architecture and Landscape Review Committee recommended approval of the project subject to the following conditions: 1. The applicant shall redesign the side and rear square framed fascias with a complimentary color to the building at the discretion of the architect. The front framed logo fascia is recommended for approval as proposed. 2. Two additional stack stone pilasters shall be placed at the rear corners of the building. Stack stone pilasters shall be extended all the way up along the framed fascias. The east elevations shall have an additional stack stone pilaster placed at the middle. 3. Tree wells shall be spaced at regular and consistent intervals throughout the parking lot except above the underground storm water retention proposed in the western area of the parking lot. 4. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the La Quinta Municipal Code. All lighting shall be shielded and focused with the project boundaries. 5. Final landscaping and irrigation plans shall be prepared by a licensed landscape professional and shall be reviewed by the ALRC 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, shall be certified to comply with the 50% parking lot shading requirement, 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 prior to submittal of the final plans to the Planning Department. NOTE: Plans are not approved for construction until signed by the Community Development Director. 6. Final carport designs and colors shall be submitted with the Site Development Permit application for future building pads 4 and 5. PUBLIC COMMENTS AND NOTICE On June 27, staff attended a meeting held by Stamko Development to introduce the project to the Lake La Quinta Homeowners Association (HOA). The HOA raised concerns about the overall aesthetics of the building, stating that it was not in line with other developments in the City. Concerns were raised over potential traffic impacts and having another connection to Adams Street. Concerns were also raised regarding parking lot lighting and glare impacts from car headlights. The HOA requested the applicant construct a wall along Adams Street to minimize lighting impacts. Additionally, the HOA would like to see parking lot lighting turned -off or dimmed after store hours, and that future signage facing Adams Street not be illuminated. Since that meeting, staff has received two phone calls from Lake La Quinta residents. Both callers voiced concerns with the architecture and asked that the development be more upscale than what is currently proposed. Staff has received one email from a Lake La Quinta resident concerned with an increase in traffic on Adams Street and one in support of the project. Staff has also received a letter from the adjacent developer of Washington Park suggesting modifications to Auto Centre Drive. Staff has not received any other correspondence or phone calls prior to the filing of this report. This project was advertised in the Desert Sun newspaper and posted on June 29, 2007. All property owners within 500 feet of the site were mailed a copy of the public hearing notice. FINDINGS As required by LQMC Section 9.210.010 (Site Development Permits), findings to approve Site Development Permit 2006-891 can be made and are contained in the attached Resolution. RECOMMENDATION With respect to the Architecture and Landscaping Review Committee's recommendation, staff recommends the Planning Commission reconsider the recommended Conditions of Approval regarding the proposed architecture (COA Nos. 69 and 70). With the architectural revisions previously noted, staff finds the project to be technically adequate and recommends the following: Adopt Planning Commission Resolution 2007-_, approving Site Development Permit 2007-891 to allow construction of a 105,300 square foot retail store, subject to the attached Findings and Conditions of Approval. Attachments: 1. Plans and Elevations 2. Development Scenario #2 from Specific Plan 1997-029 Amendment #1 3. Correspondence from the Public 4. Minutes for the June 27, 2007 Architecture and Landscape Review Committee Prepared by A ew J. Mogensen Principal Planner PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR A ± 105,300 SQUARE FOOT COMMERCIAL RETAIL BUILDING (JC PENNEY'S), LANDSCAPING, AND PARKING LOT WITHIN THE CENTRE AT LA QUINTA LOCATED SOUTH OF AUTO CENTRE DRIVE, EAST OF ADAMS STREET, AND WEST OF LA QUINTA DRIVE CASE: SITE DEVELOPMENT PERMIT 2007-891 APPLICANT: STAMKO DEVELOPMENT CO. WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10`h day of July, 2007, hold a duly noticed Public Hearing to consider a request by Stamko Development Co. for JC Penney's for approval of a Site Development Permit to allow a 105,300 square foot commercial retail building, landscaping, and parking area on an 18.2 acre parcel of land area located south of Auto Centre Drive, east of Adams Street, and west of La Quinta Drive in the Centre at La Quinta project within the Regional Commercial Zoning District, more particularly described as: APN: 649-030-012, 649-670-013, 649-670-015 thru 649-670-022 WHEREAS, the Architectural and Landscaping Review Committee of the City of La Quinta, California did on the 271h day of June, 2007 hold a public meeting to review building elevations, site and landscape plans for a 105,300 square foot retail commercial retail store on an 18.2 acre parcel; and WHEREAS, the Planning Department has published a public hearing notice in the Desert Sun newspaper on June 29, 2007 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, the La Quinta Planning Department has determined that the request has been previously assessed in conjunction with Environmental Assessment 1997-337 Amendment No. 1, which was certified by the City Council on November 17, 1998, and an Addendum which was certified by the City Council on October 18, 2005. No changed circumstances or conditions are proposed, nor has any new information been submitted which would trigger the preparation of a subsequent environmental review pursuant to Public Resources Code Section Planning Commission Resolution 2007- Site Development Permit 2007-891 Stamko Development Co. & JC Penney's July 10, 2007 21166 and the Guidelines for Implementation of the California Environmental Quality Act. WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following Mandatory Findings to justify approval of said Site Development Permit: 1. The retail commercial building in this proposed phase of the project is consistent with the General Plan in that it is designated Regional Commercial uses. 2. The commercial project has been designed to be consistent with the applicable provisions of the City's Zoning Code, or amended as allowed in compliance with the goals and objectives of the Centre at La Quinta Specific Plan, Specific Plan 1997-029, Amendments No. 1 and 4, in that the project is a permitted use and complies with the development standards and design guidelines. 3. The Planning Department has determined that the request has been previously assessed in conjunction with Environmental Assessment 1997- 337 Amendment No. 1, which was certified by the City Council on November 17, 1998, and an Addendum which was certified by the City Council on October 18, 2005. No changed circumstances or conditions are proposed, nor has any new information been submitted which would trigger the preparation of a subsequent environmental review. 4. The site design of the project including, but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment, exterior lighting, and other site design elements are compatible with previous approved and constructed phases, surrounding development, and with the quality of design prevalent in the City. 5. The landscape design of the proposed project, as conditioned by the ALRC, 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 landuses, and provide an overall unifying influence to enhance the visual continuity of the project. Planning Commission Resolution 2007- Site Development Permit 2007-891 Stamko Development Co. & JC Penney's July 10, 2007 6. The architectural design of the project, as conditioned by the ALRC, is compatible with the surrounding development, previously approved and constructed phases, and with the quality of design prevalent in the City. The retail commercial building is suitably designed and conforms to the established theme 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 correct and constitute the findings of said Planning Commission in this case; and 2. That it does hereby approve Site Development Permit 2007-891, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10`" day of July, 2007, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California I!`lili*ts LES JOHNSON, Planning Director City of La Quinta,, California PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Parcel Map, or any Final Map recorded thereunder. 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" ), Conditions of Approval for Specific Plan 97-029 Amendments #1 through #4 and Tentative Parcel Map No. 34855. The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.Ia-guinta.org. 3. Site Development Permit 2006-891 shall comply with all applicable conditions and/or mitigation measures for the following approvals: • Environmental Assessment 1997-337, as amended or supplemented Specific Plan 1997-029 Amendments #1 through #4 o Tentative Parcel Map 34855 - --- - 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. 5. The City shall not issue any building permits for the construction of this Site Development Permit until Parcel Map 34855 has received final approval and has been recorded. 6. 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: PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 • 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) • SunLine Transit Agency • South ,Coast Air Quality Management District Coachella Valley When applicable, 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 ("N01"), prior to the issuance of a grading or site construction permit by the City. 7. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). 2 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 The applicant or design professional can 'obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The' applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control: 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. 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. PROPERTY RIGHTS 8. Prior to, issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to 3 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. 9. The applicant shall offer for dedication all public street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The public street right-of-way offers for dedication required for this development include: A. PUBLIC, STREETS 11 Adams Street (Primary Arterial - Option A, 110' ROW) - No additional right-of-way is required for the standard 55 feet from the centerline of Adams Street for a total 110-foot ultimate developed right-of-way except for an additional right-of-way dedication at the Lot B entry driveway of 65 feet from the centerline and 186 feet long plus a variable dedication of an additional 120 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Auto Centre Drive (Collector, 74' ROW) = No additional right-of- way is required for the standard 37 feet from the centerline of Auto Centre Drive for a total 74-foot ultimate developed right- of-way. 3) La Quinta Drive (Modified Collector, 60' ROW per SP 97-039) - No additional right-of-way is required for the 30 feet from the centerline of La Quinta Drive for a total 60-foot ultimate developed right-of-way per SP 97-039. 4) Auto Centre Way South, Lot "A" (Collector, 74' ROW) - No additional right-of-way is required for the standard total 74-foot ultimate developed right of way from Auto Centre Drive to Lot "B" as dedicated on Parcel Map No. 30420 except for additional rights -of -way required in the final alignment at the intersection of Auto Centre Way South and Lot B. 11. The applicant shall retain for private use all private street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable 4 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 specific plans and parcel maps, and/or as required by the City Engineer. A. PRIVATE STREETS 11 Lot "B" (Non-standard Local Commercial Street, 31' ROW) - The Private Local Commercial Street shall be 31 feet of right-of- way as shown on the approved Tentative Parcel Map No. 34855 except for: a) additional 37 feet of right-of-way on Lot "B" at La Quinta Drive to provide for one eastbound through lane, one north bound left turn lane and one west bound through lane. b) additional 37 feet of right-of-way on Lot "B" at Auto Center Way South to provide for one eastbound through lane, one north bound left turn lane and one west bound through lane. On -street parking shall be prohibited on Lot "B" from Adams Street to La Quinta Drive. The applicant shall establish provisions for ongoing enforcement of the parking restriction in the CC&R's or applicable purchase agreements. The CC&R's or applicable purchase agreements shall be reviewed by the Engineering Department prior to recordation or execution. 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Parcel Map. No. 34855 are necessary prior to approval of the Final Parcel Map dedicating such right-of- ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall create perimeter landscaping/ setbacks along all public right-of-ways as follows: A. Adams Street (Primary Arterial) - 20-foot from the R/W-P/L. The applicant shall supplement the landscaped setback dedicated by Parcel Map No. 28525-2, Lot C, to maintain the 20-foot perimeter landscaping/setbacks adjacent to any building along the new right-of- way required above for the deceleration/right turn only lane on Adams Street. The supplemented landscaped setback,.shall be an additional 5 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDS SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 10 feet along the easterly edge of Lot C and running parallel to the proposed additional right-of-way on Adams . Street per Condition 7.A.1) at the Lot B entry driveway. The easterly edge of the landscape setback is to be measured 85 feet from the centerline and 186 feet long plus a variable dedication of an additional 120 feet. The Adams Street landscape setback for Parcel 1 shall be 10 feet adjacent to parking for that portion of the new right-of-way (required for a deceleration lane per Condition 7.A.1). B. Auto Centre Drive and Auto Centre Way South (Collector Street) - As required by the General Plan and City Code unless otherwise approved in the Specific Plan. C. La Quinta Drive - As required by the General Plan and City Code unless otherwise approved in the Specific Plan. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Parcel Map. 14. Direct vehicular access to Adams Street from lots with frontage along Adams Street is restricted (Parcels 1 through 4); except for the access point identified on the tentative parcel map as Lot "B". The vehicular access restriction shall be shown on the recorded parcel map. Direct vehicular access to La Quinta Drive from lots with frontage along La Quinta Drive is restricted; except for the access point. identified on Tentative Parcel Map No. 34855 and Substantial Conformance No. 1 as Lot "B" and Parcel 5 and 8. Direct vehicular access to Public Streets for other Parcels not previously conditioned per this section 13 shall have driveway separations a minimum of 250 feet measured between curb returns unless approved by the City Engineer. The applicant shall align the centerlines of driveways north and south along Private Street Lot B. 15. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, 6 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 retaining wall construction, permanent slopes, or other encroachments will occur. 16. 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. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 17. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 18. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement_ plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Precise Grading/Storm Drain Plans 1" = 30'Horizontal B. PM10 Plan 1 = 40' Horizontal C. SWPPP 1" = 40' Horizontal NOTE: A through C to be submitted concurrently. D. Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. 7 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 NOTE: D through E 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 Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. 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. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 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. "On -Site Precise Grading" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 19. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works link at the City website (www.la-quinta.org). 20. The applicant shall furnish a complete set of mylars of all approved improvement plans to the City Engineer. 8 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 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 21. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 22. 1 Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a precise grading permit approved by the City Engineer. 23. To obtain an approved precise grading permit, the applicant shall submit and obtain approval of all of the following: A. A precise grading plan prepared by a qualified engineer, B. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and C. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading. shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement'shall appear on the Final Parcel Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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. 24. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. 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 9 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 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 25. The Planning Commission shall approve any significant future Site Development Permit modifications necessary to accommodate any required drainage improvement revisions, as determined by the Planning Director. 26. Stormwater, h andling shall be revised as necessary and approved by the City Engineer to conform with the approved hydrology and drainage reports for The Centre at La Quinta Development to include Parcel Maps No. 28525-1, 28525-2 and 30420, and requirements for stormwater retention from the Sam's Club Retail Center/Fueling Station and Tentative Parcel Map No. 34855. The applicant is hereby notified that future site modifications may be necessary including, but not limited to lot and street reconfiguration. Verification of the proposed storm water retention system is subject to review and approval by the City Engineer. If the proposed retention capacity or pass through storm water flow is found to be inadequate during final design, the applicant shall revise what is currently proposed in the preliminary hydrology study and make adjustments to the site layout as needed to accommodate the increased retention/detention or pass through capacity required to satisfy the safety issues of the Public Works Department: Pursuant to the aforementioned, the applicant may be required to construct additional underground and/or above ground drainage facilities to convey on site and off site storm water. 27. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Retention Basin Design Criteria, 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. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 28. Storm drainage historically received from adjoining property shall be received and retained. or passed through into the historic downstream drainage relief 10 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 route. 29. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering, Bulletin No. 06-16 Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 30. No fence or wall shall be constructed around any retention basin unless approved by the Planning Director and the City Engineer. 31. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 32. Stormwater may not be retained in landscaped parkways or landscaped setback lots for new retention areas not previously authorized by Specific Plan 97-029, Amendments 1 through 4. 33. The design of the development shall not cause .any increase in flood boundaries, levels or frequencies in any area outside the development. 34. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 35. If the applicant gains CVWD approval to discharge storm water directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City- or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and 11 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative parcel map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the final development CC&Rs for meeting these potential obligations. The 100-year storm water HGL shall be 3 feet below the channel lining and 2 feet below the Project Storm HGL. UTILITIES 36. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 37. 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. 38. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 39. 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.. STREET AND TRAFFIC IMPROVEMENTS 40. 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. 12 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 41. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Adams Street (Primary Arterial - Option A; 1 10' R/W): No addition widening on the east side of the street along all frontage adjacent to the tentative parcel map boundary is required except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane at Adams Street Lot "B" Entry. The east curb face shall be located fifty three feet (53') east of the centerline and length. The deceleration/right turn only lane shall be for a length of 186 feet plus a variable dedication of an additional 120 feet. b) Construct the left turn pocket and left out restrictor for the left turn movement from southbound Adams Street to the Access Drive. Other required improvements in the Adams Street right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) Reconstruct the existing 6-foot meandering sidewalk along the deceleration/right turn only lane at Lot "B" plus additional transitional improvements. The applicant shall extend improvements beyond the parcel map 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). 2) Auto Centre Drive (Collector Street, 74' ROW) No additional widening on the south side of the street along all frontage adjacent to the tentative parcel map boundary is required. 13 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 Other required improvements in the Auto Centre Drive right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. 3) La Quinta Drive (Modified Collector, 60' ROW per SP 97-039) No additional widening on the west side of La Quinta Drive along all frontage adjacent to the tentative parcel map boundary is required. Other ,required improvements in the La Quinta Drive right-of-way and/or adjacent landscape setback area include:. a) Reconstruct the existing intersection improvements at La Quinta Drive and Auto Centre Way South as delineated on Parcel Map No. 30420. b) All appurtenant components such has, but not limited to: curb, gutter, traffic control striping, legends, and signs. 4) Auto Centre Way South, Lot "A" (Collector, 74' ROW) Widen Auto Centre Way South from Auto Centre Drive to Lot "B" to its ultimate width of 52 feet as specified. in the General Plan and the requirements of these conditions. Other required improvements in the Auto Centre Way South right-of- way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to:. curb, gutter, traffic control striping, legends, and signs. b) Construct a 6-foot sidewalk along the curb face. c) Reconfigure parking facilities at the southeast corner of Auto Centre Drive as required by the City Engineer. B. PRIVATE STREETS 1) Lot "B" - Construct full 30-foot wide travel width improvements within a 31-foot right-of-way except for: 14 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO. DEVELOPMENT CO. JULY 10, 2007 a) Additional widening on Lot "B" at the La Quinta Drive intersection for a total travel width measured gutter flow line to gutter flow line of 36 feet to accommodate one eastbound lane, a northbound left turn lane and one westbound lane. b) Additional widening on Lot B at the Auto Center Way South intersection for a total travel width measured gutter flow line to gutter flow line of 36 feet to accommodate one eastbound lane, a northbound left turn lane and one westbound lane. 42. 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: Collector 4.0" a.c /5.0" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 43. 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. 44. General access points and turning movements of traffic are limited to the following: . A. Adams Street Lot "B" intersection with Adams Street: Right turn in and out movements and left turn in movements are permitted. Left turn out movement is prohibited. No driveway access to Adams Street from Parcels 1 through 4 is permitted. 15 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 B. Auto Centre Drive 1) Existing roundabout at Auto Centre Way and Auto Centre Drive: Right turn in and out movements are permitted. Left turn in and out movements are prohibited. 2) Driveways along the south side (as shown on the Site Development Permit site. plan): Access and full turn movements are permitted. C. La Quinta Drive 1) Lot "B" intersection with La Quinta Drive: Full turn movements are permitted. 2) Driveway access to Future Bldg. Area - 3, JC Penney and Future Area - 1: Access and full turn movements are permitted. 3) Driveway access and full turn movements to Future Bldg. Area 4 and Future Bldg. Area - 5 are permitted. D. Auto Centre Way South 1) Auto Centre Way South intersection with Lot "B": Full turn movements are permitted. 2) Full turn movements are permitted at the shared access on the east side of Auto Centre Way South as shown on the Site Development Permit Site Plan. 56. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 57. 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 and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 58. The City will conduct final inspections of habitable buildings only when the 16 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include, required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last two within the development or when directed by the City, whichever comes first. 59. 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. LANDSCAPE AND IRRIGATION 60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 61. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 62. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 63. The applicant shall submit the landscape plans for approval by the Planning Department and green sheet sign off by the Public Works Department. When plan checking has been completed by the Planning Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Director, however landscape plans for landscaped median on public streets shall be approved by the both the Planning Director and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for a green sheet approval by the Public Works Department. Final landscape plans for on -site planting shall be reviewed by the ALRC and approved by the Planning Director prior to issuance of first building permit. Final plans'shall include all landscaping associated with this project. NOTE: Plans are not approved for construction until signed by the Planning Director and/or the City Engineer. 17 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 64. Landscape areas shall have permanent irrigation improvements meeting the requirements,of the Planning Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 65. 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, an installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 66. Measures shall be taken to replace and repair any landscaping or irrigation equipment which is damaged. 67. 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. 68. Tree wells shall be spaced at consistent intervals throughout the parking lot except above those locations identified for underground storm water retention. Final tree well locations and spacing shall be reviewed by the Architecture and Landscaping Review Commission with the final landscaping plans and approved by the Planning Director and Public Works Director. ARCHITECTURE 69. The applicant shall redesign the side and rear square framed fascias with a complimentary color to the building at the discretion of the architect. The front framed logo fascia is recommended for approval as proposed. 70. Two additional stack stone pilasters shall be placed at the rear corners of the building. Stack stone pilasters shall be extended all the way up along the framed fascias. The east elevations shall have an additional stack stone pilaster placed at the middle. OUTDOOR LIGHTING 71. 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 18 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 Director prior to issuance of first building permit for project. 72. Freestanding outdoor lighting within the parking lot shall be turned off or dimmed to a level approved by the Planning Director one hour following store closing hours. 73. All freestanding lighting fixtures along the west elevations of the property, including Adams Street and adjacent parking areas, shall be limited to 24 feet in height and be fitted with a visor or shield to reflect lighting away from Adams Street. MISCELLANEOUS 74. Final carport designs, locations, and structural details shall be submitted with their associated future Site Development Permit applications. 75. To minimize headlight glare from the parking lot, the applicants shall construct a decorative stem wall, a raised landscaping berm, or a combination of both, to an effective height of four feet above the grade elevation of the parking lot. Final design shall be approved by the Planning Director. 76. The applicant shall provide improved pedestrian access from Adams Street to the front of future development area 1 and the proposed JC Penney's store. Final design shall be approved by the Planning Director. QUALITY ASSURANCE 77. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 78. 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. 79. 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. 19 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 80. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As - Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 81. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 82. The applicant shall make provisions for the continuous and perpetual .maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 83. 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. 84. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). FIRE DEPARTMENT 85. 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. 86. 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. 20 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 87. 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. 88. 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. 89. 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. 90. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. Further consideration may be given to the 30 foot wide Fire Department Emergency Hammer Head turn around on the east side of the JCPenney building, future building area-3 and retention basin. 91. Access lanes will not have an up, or downgrade of more than 12%. Access will not be less than 20 feet in width and have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 80 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. 92. 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, or as otherwise approved by the Fire Department. 93. 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. 94. An approved Fire Department access key lock box (Minimum Knox Box 3200 21 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 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 obtain at the Fire Department. 95. 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. 96. 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. Special forms are available from this office for ordering the Knox Box. 97. Install a complete commercial fire sprinkler system, (per NFPA 13 1999 Edition). 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. 98. 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. 99. 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, 22 of 23 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-891 STAMKO DEVELOPMENT CO. JULY 10, 2007 to the Fire Department for review and approval prior to installation. Guideline handouts are available from the Fire Department. 100. 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. 101. 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. 102. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2001 California Building Code. 103. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside of door. 104. Access shall be provided to all mechanical equipment located on the roof as required be the Mechanical Code. 105. 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). 23 of 23 ATTACHMENT 3 Andy Mogensen From: Eric Ceja - Sent: Tuesday, July 03, 2007 4:50 PM To: Andy Mogensen; Brian Ching Subject: FW: JCPenny Project Eric Ceja Assistant Planner Community Development Department City of La Quinta eceja@la-quinta.org 760.777.7125 From: Kathylane@aol.com [mailto:Kathylane@aol.com] Sent: Tuesday, July 03, 2007 4:47 PM To: Eric Ceja Subject: JCPenny Project Dear Mr. Ceja, I live in Lake La Quinta and recently I find it more and more difficult to turn left out our development onto Adams, as all of the planting in the median makes it almost impossible to see traffic heading south on Adams from 48th, and traffic has significantly increased on that road. I understand that the city is considering an entrance for JC Penny's from Adams, and possibly another light. This will make access to our community even more difficult. The Adams gate is the only entrance and exit for guests, and their unfamiliarity with the situation coupled with the difficulty of a left turn from the community make an accident more likely with each passing day. Please consider routing the traffic to Penny's via the access roads that lead to WalMart ... this would be a far safer solution. Sincerely, Kathy Lane See what's free at AOL.com. 7/4/2007 Page I of 1 Eric Ceja From: MLMSCHIEF@aol.com Sent: Thursday, July 05, 2007 7:38 AM To: Eric Ceja Subject: J.0 Penny Project 1 am in favor of this project as long as the semaphore are egipped with turn arrows: Gene Kulander, Lake La Quinta. See what's free at AOL.com. 7/5/2007 WASHINGTON III, LTD ,618 DECLARATION AVE. INDIO, CA 92201 July 6, 2007 RE: J.0 Penney Site Development Hearing Dear Planning Commission: 760-775-7967 Phone 760-775-8329 Fax As the developers of the Washington Park shopping center (Trader Joes, Target, Lowes, etc.), we have constructive suggestions that we would respectfully request be made conditions of approval for the J.C. Penny project. Based on the assumption that 47`h Avenue was designed as a primary relief arterial for the heavily traveled Highway 111, we would respectfully submit that the `turn -about' on 471h Avenue/Auto Centre Drive at the north entry of the project should be eliminated and the street converted to a straight and `widened' thoroughfare. There are also several bottlenecks on the width of the road both before and after the `turn -about'. This would facilitate and encourage travel on this street that directly ties to the Super Walmart and our project. We would also suggest prohibiting vehicle parking on the street which is presently being used for retail car inventory (code violation) and/or employee parking for the car dealerships. This entry is a major and primary entry for a major retail use as well as future car dealerships and other retail uses and arterial access needs to be designed to accommodate the intensity of the project in conjunction with regional needs accordingly. These suggestions would help optimize the functionality of the arterial in meeting the objective of efficiently relieving traffic from Highway 111. Sincerel , �e Bill Sanchez Construction Manager Washington 111, Ltd. C.C. Doug Evans, City of La Quinta, Community Development �ECHWE� 'JUL - 6 2007 GTVJ UUWWTA owewrmr DEvewrr®iT D AATY ATTACHMENT #4 MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A Regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA June 27, 2007 10:00 a.m. 1. CALL TO ORDER A. This special meeting of the Architectural and Landscaping Review Committee was called to order at 10:02 a.m. by. Planning Director Les Johnson B. Committee Members present: Bill Bobbitt, and Tracy Smith. It was moved and seconded by Committee Members Bobbitt/Smith to excuse Committee Member Christopher C. Staff present: Planning Director Les Johnson, Principal Planners Stan Sawa and Andrew Mogensen, Assistant Planner Eric Ceia, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT CALENDAR: A. It was moved and seconded by Committee Members Bobbitt/Smith to approve the minutes of June 6, 2007 as submitted. Unanimously approved. V. BUSINESS ITEMS: A. Site Development Permit 2006-891; a request of Stamko Development Co. for consideration of architectural and landscaping plans for a 104,175 square foot department. store (JC Penney), located south of Auto Centre Drive and east of Adams Street. 1. Principal Planner Andrew Mogensen presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Chris Clark, Russ Beckner, Mark Moran, John, Pena, Rick Zeilinga, representing Stamko Development, and Chuck Shepardson HSA Architecture and Landscaping Review Committee June 27, 2007 Design, and. Mark Levine, Nudell Architects, who gave a presentation on the project. 2. Ms. Clark stated she agrees to Condition Nos. 8 and 9. In regard to Condition No. 4 they are not able to add any trees due to the location of the retention basin. They have added .landscaping in other areas. This design has been modeled after what was constructed on the Wal-Mart site. It is not a consistent line of trees. The site has a good record of landscaping and The Auto Centre has won awards. 3. Committee Member Smith asked if the light standards will be the same as Wal-Mart. Ms. Clark stated yes, they Will be the same. Across the well site they are 24 feet and will have visors to allow downlighting. Committee Member Smith stated the area in the Wal-Mart parking lot that does not have trees is the areas around the light poles. That is not the case here. Why are there gaps in this proposed parking lot? Mr. Shepardson stated adjustments can be made to make them equal. The photometric design for the lights goes first and the landscaping can be adjusted to meet this. Committee: Member Smith stated it would look better to have them evenly distributed. 4. Committee Member Bobbitt asked about the underground retention basins in the middle of the parking lot. Ms. Clark stated the east side retention could affect, the landscaping and lighting. They have been able to add more landscaping by having the underground retention in the drive aisles. On the north side (Condition #9), there is no landscaping because of the underground retention and they are recommending the trellis. All the landscaping for the entire site is being proposed to be done at one time. 5. Committee Member Bobbitt stated it appears trees were missed. Mr. Shepardson stated they would rearrange the tree layout to make it more consistent. The design before them was drawn by the engineers. 6. Ms. Clark stated she accepts Condition No. 6. In regard to Condition No. 5, the wall adjacent to .the loading dock, the south wall on the loading dock up against the residential property is 26 feet high. The wall that runs north -south is eight feet high. There is a well site in this location that is yet to be 2 Architecture and Landscaping Review Committee June 27, 2007 built. She does not know the height of the well site wall that will have landscaping added to the wall. Adams Street is several feet lower. She does not understand staff's recommendation for a ten foot wall. 7. Committee Member Bobbitt asked what the line of site height was along Adams Street. Staff stated the interest is in the visibility of vehicles in the loading dock, due to the view out towards Adams Street being at the highest point of the loading area. It is a mechanism to shield the direct view of vehicles in the loading dock by adding two feet to the wall. 8. Committee Member Smith asked if a wall was proposed along the stormwater area. Staff stated the entire well site wall will be eight feet. Ms. Clark stated this area has a 20 foot setback and has landscaping at the 12 foot right-of-way plus their additional landscaping at the top. She does not believe the wall will be seen by anyone driving by. 9. Committee Member Smith asked what difference there would be between an eight or ten foot wall. Staff stated the interest is at the north end as it is proposed to be a recessed ramp. Committee Member Smith stated it is recessed. 10. 'Committee Member Bobbitt stated he does not see it as an issue. People driving by should not even see it. His concerns are the elevations and the close proximity of the building to the residential to the south. 11. Committee Member Smith asked about the traffic circulation of the site. Discussion followed regarding the circulation of the interior streets. 12. Mr. Mark Levin, Nudell Architects, went ,over the architectural design features. In regard to Condition No. 1, or the north elevation, the architect discussed the red panel square with the JC Penney signage, as an overall design of the building. JC Penney has done extensive research on a branding for their identity, and the economics of their brand design. This logo is reflected on all their new buildings. As far as the main elevation and the articulation of the glass, stone, canopies, etc., the intent is to break up the main elevation and significantly emphasize the main entry and reinforce the brand identity. The 3 Architecture and Landscaping Review Committee June 27, 2007 accent and dramatic of the red is for that purpose. The glass is a combination of spando and vision glass; a departure from their design to reinforce their redeveloped design to contemporarize themselves against their competitors. The tower is a very definitive element of all JC Penney's buildings. The minor issue regarding the canopy and the depth of the horizontal element at the edge and further along the two lines that follow the glass can be resolved. The horizontal element has a two foot setback. The canopy projects out eight feet which makes a ten foot depth. It is a north elevation and will not get the direct sunlight. 13. 'Committee Member Bobbitt asked about the relationship to the curb. Mr. Levin stated the red bollards are in front of the canopy. The overhang of the canopy face is approximately two feet from the curb. Committee Member Bobbitt asked why it did not run all the way to the end of the building. Mr. Levin stated it was to keep the more modern look. Committee Member Bobbitt asked if staff wanted more shade or what were they trying to achieve with their recommendation. Staff stated the plans did not identify the depth and what they wanted was shade along the entire length of the glass. Committee Member Bobbitt stated the banding is not completely banding, but has the spanding for partial protection. Ms. Clark stated the canopy is covering the amount of the sidewalk in front of the building. Staff stated that if it covers the entire length of the sidewalk staff has no issue, but pointed out the canopy only partially covers the entire length of the front windows. 14. 'Committee Member Smith asked the material of the canopy. Mr. Levin stated it is metal. 15. Ms. Clark noted the red steel accent at the end of the building is a separate entry which is a separate business and that is why it is identified. It is similar but at a different scale. The entire site is not the typical desert theme. This is a much more modern theme. Each of the buildings have different colors of steel elements. What is most important about this building is that it is not a typical big box. The glass; is designed to create an open feeling. It will be the first LEED certified building for JC Penney. She corrected the size of the building to 105,300 square feet. What staff calls the sign is actually a particular enhancement that frames in the sign. They tried to create the CI Architecture and Landscaping Review Committee June 27, 2007 theme of the building with the signs included in the architectural enhancement. They have a choice of a white background and red letters or red with white. In the desert the white will not hold up. 16. Committee Member Smith stated he does not see the need for one so large along Adams Street. Ms..'Clark noted the size differences. They have been the architectural enhancements on all sides of the building. Committee Member Smith asked staff what they were trying to achieve with Condition No. 1. Staff noted that similar big boxes in the City and stated that although they design architecture to accommodate a sign this is more than what has been done elsewhere. 17. Committee Member Bobbitt stated there was a lot of discussion in regard to the Best Buy sign. Whether or not this is acceptable, on the sides where the loading dock and even though there are a lot of trees to hide the loading dock, the sign is just too much. He does not appreciate the design on any of the buildings as it lacks a lot of detail. The front is ok, but the back and sides need some articulation. It is just too linear and the signs are too much. 18. Committee Member Smith asked staff where the pilasters should be added. Staff stated on the rear and incorporated into the sides. Carrying the element to all three sides. The interest is to make sure that the area where the future buildings will be constructed has the same architectural treatment. Ms. Clark stated that the revised drawings show it as being consistent. 19. Committee Member Bobbitt stated that whatever is added will need to be removed when the building is constructed next to it. Mr. Levin stated the lines are delineated. 20. Committee Member Smith asked why the south elevation was so flat and linear and the north has so much. Why do you need to see it from the south as it does not appear to match. Mr. Levin stated that if you -stood back and could see across the roof you would see them projected up. Ms. Clark stated that from their property line you will not see it; it is too far. You .might see it from the second story of the apartment buildings. 5 Architecture and Landscaping Review Committee June 27, 2007 21. Committee Member Bobbitt.stated the sign on the parking lot side is fine if it meets the City's Sign Ordinance. The ones on the side are too large and out of scale. He would prefer to see them scaled down and the two on the ,back need something added. Staff stated it appears to be a framed area which draws your eye to which looks like something is missing. Mr. Levin stated this is the rear of the building. It is their intent to create articulation for some consistency, but it will not be a primary path of travel. 22. Committee Member Bobbitt stated this has been an issue with all their buildings along Highway 111. Ms. Clark asked if they added different colors to give the variation. Committee Member Bobbitt asked about adding the pilasters on the west and east elevations. Mr. Levin stated they will continue the pattern, materials, and colors. Committee Member Bobbitt asked about the temporary pilasters. Mr. Levin stated on the south it is not a, problem. The east and west gets to be a tighter breakup from what JC Penney is asking. Ms. Clark stated that when they built Pet Smart they painted the area where the future building will be with the same color, but did not add any articulation. Staff stated the request was to add the pilasters to the side and back. Mr. Levin stated adding pilasters to the south is not. an issue. Committee Member Bobbin stated that removing the upward frame creates just a long linear line. Staff stated it was not staff's idea to give suggestions, but the relief on the long linear look is coming from the frame, but instead of being a frame maybe the whole area could project out. Mr. Levin stated that on the west elevation the whole vertical element projects out a couple feet and the lip pops out a couple more feet. The border is champered out and the face is inset slightly. Staff recommended a different feature for the side popout. 23. Committee Member Bobbitt stated the sides need more articulation and less of the square. Ms. Clark stated the east elevation has a retention basin with a landscaping area that goes to the end of the building. La Quinta Drive ends half way down and Wal-Mart extends beyond this. which will hide the sides. Committee Member Bobbitt stated then why is the sign needed on the west side. Mr. Levin stated these two elevations they could add the pilasters for the expanses between, where the projected future buildings will be and the edge of the C Architecture and Landscaping Review Committee June 27, 2007 building to become understated as far as the red square, but have articulation equal to the expanses. 24. Committee Member Bobbitt stated he would recommend framing them to give articulation to not look like a big red sign. Mr. Levin stated they would keep the articulation with some pilasters. Committee Member Bobbitt stated the big red sign is the only articulation and something else is needed if the sign is kept. Staff stated these are.areas of limited visibility, why not eliminate them entirely and just go with the pilasters and carry up the stone element, pop it out and add a small understated sign. 25. There being no further questions, it was moved and seconded by Committee Members Bobbitt/Smith to adopt Minute Motion 2007-016 recommending approval of Site Development Permit 2006-891, as recommended by staff and amended as follows: a. Condition Nos. 2, 5, and 7 deleted b. Condition No. 1: amended as follows: 1) The north elevation is recommended as proposed. 2►. The applicant shall redesign the side and rear square framed fascias with a complimentary color to the building at the discretion of the architect. The front framed logo fascia is recommended for approval as proposed. 3) Two additional stack stone pilasters shall be placed at the rear corners of the 'building. Stack stone pilasters shall be extended all the way up along the framed fascias. The east elevations shall have an additional stack stone pilaster placed at the middle. 4) Tree wells shall be spaced at regular and consistent intervals throughout the parking lot except above the underground storm water retention proposed in the western area of the parking lot. 5) Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the La Quinta Municipal Code. All lighting shall be shielded and focused with the project boundaries. 6) Final landscaping and irrigation plans shall be prepared by a licensed landscape professional and shall be reviewed by the ALRC and approved by 7 Architecture and Landscaping Review Committee June 27, 2007 the Community Development Director prior to issuance of the first building permit. An application for Final Landscape Plan Check shall be submitted to the Community Development Department for final landscape plan review. Said plans shall include all landscaping associated with this project, including perimeter landscaping, shall be certified to comply with the 50% parking lot shading requirement, 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 prior to submittal of the final plans to the Community Development Department. NOTE: Plans are not approved for construction until signed by the Planning Director. 7) Final carport designs and colors shall be submitted with the Site Development Permit application for future building pads 4 and 5. Unanimously approved B. Site Development Permit 2006-889• a request of Kerr Project Services (for Applebee's Restaurant) for consideration of development plans for a 5,914 square foot restaurant located northeast of the intersection of Washington Street and Seeley Drive in the Centre Pointe development. 1. 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 recommended condition #4. Staff introduced Deborah Kerr, Kerr Project Services, Jim Stuart and Myron Thompson, Applebees, and Kalvin Mizzi, CP Development, who gave a presentation on the project. 2. Committee Member Bobbitt stated the gooseneck light is a trademark. Ms. Kerr stated that with the additional architecture, you will not see them. Committee Member Bobbitt stated the utility doors should not be lit. 3. Committee Member Smith asked why staff did not want the roof tiles lit. Staff stated it has not been done on any other A Architecture and Landscaping Review Committee June 27, 2007 building in the City, but they could work with the applicant on the lights. 4. Committee Member Bobbitt stated he agrees with staff's recommendation on the landscaping. The one gallon dilittea will burn with the afternoon sun and the sizes proposed are too small. If they are put on the east side of the building they will do fine. The Lajollas should not be intermixed in a small area or used as a hedge. They will grow as large as you let them and the gardeners will cut them into funny shapes. It would be better to use a roseinka bougainvillea. 5. Committee Member Smith did not agree with the estallia and acacia rowleuins being used in the tiny areas. It is low growing but will spread out onto the sidewalk. 6. There being no further questions, it was moved and seconded by Committee Members Smith/Bobbitt to adopt Minute Motion 2007-017 recommending approval of Site Development Permit 2006-889, as recommended by staff and amended as follows: a. Condition #4: Deleted. b. The applicant shall replace the lajolla bougainvillea with a roseinka variety; the estraila and acacia rodowelns and the bird of paradise shall be replaced with a different variety. Unanimously approved C. Site Development Permit 2007-872 and 2005-848• a request of Trans West Housing for consideration of final landscaping plans for portions of the Griffin Ranch interior common areas, including medians and pasture for the property located south of Avenue 54 to the east of Madison Street 1. Principal Planner Andrew Mogensen presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Marty Butler, representing Griffin Ranch, and Chuck Shepardson, HSA Landscaping, who gave a presentation on their request. 2. Committee Members stated they have ,no issues with the project as proposed. 9 Architecture and Landscaping Review Committee June 27, 2007 3. There being no furth( by Committee Memb( 2007-018 recommen( 2007-872 and 201 Unanimously approve( VI. CORRESPONDENCE AND WRITTEP VIL COMMITTEE MEMBER ITEMS: VIII. ADJOURNMENT: There being no further business, it w; Members Bobbitt/Smith to adjourn tl Landscaping Review Committee to a Regi This meeting was adjourned at 12:05 p.rr Respectfully submitted, BETTY J. SAWYER Executive Secretary questions, it was moved and seconded ,s Bobbitt/Smith to adopt Minute Motion ing approval of Site Development Permit 5-848, as recommended by staff. MATERIAL: None s moved and seconded by Committee is meeting of the Architectural and lar Meeting to be held on July 12, 2007. on June 27, 2007. 10 BI #A PLANNING COMMISSION STAFF REPORT DATE: JULY 10, 2007 CASE NO.: SIGN APPLICATION 2007-1150 APPLICANT: STAMKO DEVELOPMENT COMPANY REQUEST: CONSIDERATION OF A SIGN PROGRAM FOR PERMANENT BUSINESS IDENTIFICATION SIGNAGE FOR JC PENNEY LOCATION: SOUTH OF AUTO CENTER DRIVE, EAST OF ADAMS STREET; WEST OF LA QUINTA CENTRE DRIVE (ATTACHMENT 1) GENERAL PLAN: RC - REGIONAL COMMERCIAL ZONING: CR - REGIONAL COMMERCIAL ENVIRONMENTAL DETERMINATION: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THIS SIGN APPLICATION IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15311 (CLASS 11) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) BACKGROUND: The JC Penney Department Store site is located south of Auto Center Drive east of Adams Street. The project is bounded on the north by a new access drive which connects Adams Street and La Quinta Centre Drive. Aventine Apartments are located to the south of the project, while the western property line is bounded by Adams Street, and the eastern property line is bounded by the Wal-Mart Super Center. Additionally, Lake La Quinta is located directly west of the JC Penney's building, across Adams Street. The Planning Commission approved the Centre at La Quinta Sign Program (SA 02- 618), on June 11, 2002, and approved subsequent Amendments to the Sign Program on September 24, 2003, and October 14, 2003. The original Sign Program (SA 02-618) primarily focused on the Wal-Mart Super Center and auxiliary buildings. The new Sign Program for review deals solely with signage needs for the proposed JC Penney's. The approved Specific Plan Amendment No. 4 (SP 92- 029) for the Centre at La Quinta states that, "Signs for development on the property will be reviewed by the City during the Site Development Permit approval." SIGN REQUEST: The applicant requests a Sign Program be approved for the JC Penney building. A total of five signs have been applied for as part of the proposed Sign Program. The tenant's primary signage consists of three signs to be incorporated into the building fascia. Two accessory signs are also proposed on the buildings metal canopy - overhang, located along the north elevation of the building. The applicant has not applied for internal or perimeter monument signage along Adams Street or Highway 111 as part of this application. Previously approved existing and proposed monuments signs along Highway 111 and the corner of Adams Street and Avenue 47 will accommodate JC Penney's. The Sign Program identifies specifications such as materials, letter style, colors, illumination, and shape for all building -mounted and canopy -mounted signs. General standards for sign installation and maintenance have been previously identified in Sign Application 2002-618 — Sign Program for the Centre at La Quinta. The Sign Program proposes modifications to City Sign Ordinance provisions regarding sign size (gross area only) and number of signs. Fascia Signage The proposed JC Penney Sign Program identifies three framed, building -integrated fascia signs with mounted internally -illuminated white channel lettering, to be placed on the north, east and west elevations. The framed fascia signs appear as the red square of the JC Penney's corporate logo. The north facing sign is the largest of the three signs and is located off -center from the Department Store's main entrance. Maximum lettering height for the sign is proposed to be six (6) feet. Each sign lettering totals approximately 293 square feet, while the framed red -box portion of the sign is approximately 1,200 square feet. The proposed lettering will be white and centered vertically within the framed area of the fascia sign. The west elevation sign is located south of Future Building Area 1 approximately 380 feet east of Adams Street, and east of the C.V.W.D Well site (Attachment 2). The proposed sign location will not be visible form Highway 111, and once the future building pads, final landscaping, and the C.V.W.D well site are built, visual access of the west -facing sign will be limited. The framed area for the west elevations sign will have the same red background and will be slightly smaller than the north elevation sign measuring approximately 900 square feet in area. Sign lettering within the framed area will be the same color and design as the north - facing sign, but will be smaller in size. Lettering for the sign is approximately 175 square feet in size with five (5) foot high individual channel letters. The east elevation sign faces the southern terminus of La Quinta Centre Drive, and the Wal-Mart Super Center Automotive center. The east elevation sign is identical to the one proposed on the west elevation, approximately 900 square feet in area. Sign lettering within the framed red -box area will also be consistent with white individual channel letters five (5) feet in height. Accessory Sianaae The proposed Sign Program identifies two canopy -mounted identification signs near the entrance to the JC Penney's building, with one sign reserved for the tenant's Optical Center '(Attachment 3). The signs consist of one line of individual non - illuminated aluminum composite material letters, bonded to an extruded thermoplastic core, and mounted with rivets to the canopy. Both signs on the metal canopy will be black and centered vertically along the canopy. The "JC Penney" sign is located west of the main entrance to the Department Store and is approximately eight square feet in area. The "Optical Center" sign is proposed to the east of the main entrance to the Department Store and is .approximately 3.5 square feet in area. Signage Illumination The applicant proposes to illuminate the three identification signs within the red - boxed areas on the buildings east, west and north elevations. Although the red - boxed area will not be illuminated, the lettering within the boxed areas will consist of individual channel letters internally illuminated white with neon. The accessory signs for the Optical Center and building entrance are not proposed to be illuminated. FIX JI1\Wki kI9 Per the City of La Quinta's Municipal Code, § 9.160.130 Sign Definitions, a "Sign" is "any means for visual communication, including but not limited to words, symbols and illustrations, together with all parts, materials, frame and background, which is used or intended to be used to attract attention to, identify or advertise an establishment, product, service, activity or location, or to provide information" (Attachment 4). Therefore the proposed signs for the JC Penney's building include not only the individual letters proposed for the signs, but also the large framed red - boxes used as part of the buildings architecture. Major retail tenants along Highway 111 have historically applied for business identification signs in excess of the Sign Ordinance criteria. Approvals were made based on sign size, location, as well as proportionality to the building. The following chart shows a comparison of the proposed sign to previously approved signs for major retail tenants along Highway 111 "' Tenant ^�� q Sign Siie Letter Size: Buildin'g'.Size (`square ` ( square( square ;feet)i �' :feet)` feet► ii- ""Distance from Hwy.111 I —`feet► Bed Bath & Beyond 150 - 30,000 350 Kohl's 193 - 127,000 700 Stater Brothers 180 - 42,600 350 Target 186 - 126,000 450 Walmart 230 - 233,000 1,200 Best Buy 108 - 17,000 350 Sam's Club 167 - 136,000 1,050 Avers e: 185 94,765 685 JC Penney (Main Sign): 1200 292.5 105,300 1,400 JC Penney (West Sign): 900 175.3 380 (To Adams) JC Penney (East Sign): 900 175.3 "' 325 (To LQ Dr.) JC Penney's Total. • 3,000 643.1 Staff concludes the proposed sizes for the "Optical Center" sign, and the smaller "JC Penney" sign on the building entrance canopies are appropriate for their locations. However, the three main business identification signs on the north, west and east building elevations are larger than necessary, and are significantly larger than what has been previously approved elsewhere in the City. The combined square footage of the three main business identification signs on the northern, western and eastern building elevations total approximately 3,000 square feet. The sizes of the three signs are disproportional to the amount of wall space on their respective building elevations, significantly exceed what is permitted in the La Quinta Municipal Code, and are greater than what has historically been approved for major retail tenants on Highway 111 or elsewhere in the City. The proposed main identification sign on the northern building elevation is approximately 1,400 feet from Highway 111. The west facing building -mounted sign is approximately 380 feet from Adams Street. The east facing building -mounted sign. is approximately 325 feet from the end of La Quinta Drive. Other tenants with similar floor areas and distances from Highway 111 have previously been approved for smaller identification signs. The proposed west elevation sign will have limited visibility from along Adams Street. Future development of the project site and the C.V.W.D well site will further conceal this sign from view along Adams Street. Staff has also received a number of phone calls from residents at Lake La Quinta pertaining to this west elevation sign. Residents said they would like to see the sign eliminated entirely and, if that is not feasible, they would prefer that the sign be non -illuminated. The proposed east elevation sign faces onto the west elevation of the existing Wal- Mart Super Center, its automotive service bays, and a truck turnaround. Traffic along this portion of La Quinta Centre Drive is limited to the rear alley, loading bays, and the existing automotive center. The sign will be further constricted from view by any future building pad adjacent to the site and will not be visible from Highway 1 1 1 . Considering the limited traffic and visibility of the east elevation, staff is not supportive of a sign at this location. RECOMMENDATION: Adopt Minute Motion 2007- , approving the requested signage, subject to the following Conditions of Approval: 1. The total square footage for each of the "JC Penney" main business identification signs shall be no greater than 200 square feet. The applicant shall install the approved signs on the eastern and northern building elevations at the approved locations. 2. The east and west elevation signs shall be eliminated in their entirety. 3. A sign permit shall be obtained and approved prior to any work on the sign being constructed. Prepared ERIC CEJA, Assistant Planner Attachments: 1. Location Map 2. Building -Mounted Signs 3. Accessory Signs 4. L.Q.M.0 § 9.160.130 — Sign Definitions ATTACHMENT 1 ,- 0 too m -� soon Tl Ic 1 i O" t� O'20D?NAVTEQ, ATTACHMENT 3 9.160.130 Sign definitions. For the purposes of this chapter, words and phrases relating to signs shall be defined as follows: "Sign" means any medium for visual communication, including but not limited to words, symbols and illustrations, together with all parts, materials, frame and background, which is used or intended to be used to attract attention to, identify or advertise an establishment, product, service, activity or location, or to provide information. STAFF REPORT PLANNING COMMISSION DATE: JULY 10, 2007 CASE NO: SIGN APPLICATION 2007-1135 APPLICANT: COAST SIGNS, INC. PACIFIC WESTERN BANK PROPERTY OWNER: WELLS MARVIN REQUEST: CONSIDERATION OF A SIGN PROGRAM TO SERVE THE PACIFIC WESTERN BANK BUILDING ON CALLE ESTADO (OLD LIBRARY BUILDING) LOCATION: 78-080 CALLE ESTADO, APPROXIMATELY 280' FROM DESERT CLUB DRIVE (ATTACHMENT 1) ENVIRONMENTAL , CONSIDERATION: ON -PREMISE SIGNS ARE CATEGORICALLY EXEMPT UNDER CEQA GUIDELINES SECTION 15311(a) GENERAL PLAN DESIGNATION: VC (VILLAGE COMMERCIAL) ZONING: VC (VILLAGE COMMERCIAL) ;7eTd;fH:i311101�� Site History Pacific Western Bank is located at 78-080 Calle Estado, within the La Quinta Village. The building was approved on May 19, 1987 under Plot Plan 87-380 as a two-story, 6,768 square foot retail/office building. Previously, the building served as a multi -tenant office -building and once served as the City Library. Currently, the building is occupied by a single tenant -Pacific Western Bank. The building's original Sign Program (SA 88-066) was approved by the Planning Commission on July 12, 1988. The program limited each tenant to one sign. Sign material was limited to painted wood and all signs were non -illuminated. The current Sign Program in place does not adequately serve the existing tenant, therefore the applicant has submitted an application for a new Sign Program. SIGN PROGRAM PROPOSAL: The applicant requests a Sign Program be approved for Pacific Western Bank (Attachment 2). The proposed Sign Program provides specifications for three building -mounted signs and three incidental accessory signs, provides definitive SA 07-1135 Pacific Western Bank (STAFF REPORT) sign locations, and general standards and provisions for sign construction, installation and maintenance. Building -mounted Signs The program identifies three building -mounted sign locations for Pacific Western Bank; one along the buildings east, west, and south facing elevations (Attachment 3). The Sign Program states that building -mounted signs are to be illuminated and are assigned a predetermined location via the Sign Program. ' The west elevation sign is located just below the buildings roof line, and centered along the buildings west elevation. The sign is shown to be non -illuminated aluminum channel letters. Sign lettering is proposed to be iA inch thick and shall be "pinned" off the wall by '/2 inch. The sign lettering is 21 feet in length and one foot in height. The'logo for the sign is five feet in length and nearly 2% feet in height. The overall size of the sign is 50 square feet. The east elevation sign is located just below the buildings roof line. Sign lettering will be channel letters and will be internally -illuminated. Letters are five inches thick and are attached flush with the wall. Lettering size is one foot in height. The overall sign size is comprised of three lines of text accompanied by a fourth line used for the logo. The size of the sign is approximately 44 square feet. The south elevation sign is located within an arch, just above the main entrance to the building along Calle Estado. The sign is non -illuminated aluminum channel letters which are ''/4 thick and "pinned" off the wall by %: inch. The size of the sign lettering is six inches in height and seven feet in length. The logo for the sign is 17 inches in height and 24 inches in length. The overall size of the sign is 23 square feet. Building Lobby Signs Three building lobby signs are proposed as part of this Sign Program. The three signs are located at the main entrance to the building, within a covered entryway, and not visible from Calle Estado. The signs are non -illuminated plaques made from 3/16" vinyl with acrylic paint and are attached flush with the building fascia. The first two signs are placed one above the other. The first sign is 9 %: inches in height and 20 inches in length. The sign reads "Pacific Western Bank" in one inch high lettering. The second sign is located just under the first sign and is used as the business operating hours. The sign reads "Lobby Hours Monday - Thursday 9am 4pm Friday 9am — 6pm". The sign is eight inches in height and 20 inches in length. The total sign area for both signs is less than 2 %z square feet. The third sign reads "Pacific Western Bank, Real Estate Lending Group Suite 201 " in 1'/4 inch high lettering. The size of the sign is 20 inches in length and 16 inches in height. The overall size of the sign is less than 2Y: square feet. SA 07-1135 Pacific Western Bank (STAFF REPORT) ANALYSIS! 1. The Sign Program prepared for this building is intended for a single -tenant who occupies all of the leaseable space within the building. No secondary tenant signs are allowed as part of this Sign Program. . 2. The proposed Sign Program allows for a maximum of three signs for the single tenant, with maximum sign area not to exceed the sign sizes identified for that location. Although the Sign Program is generally more restrictive than the City's Sign Code, it is believed that the style of architecture will be better preserved under the proposed Sign Program. 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. 3. The proposed building -mounted Lobby signs are , considered incidental accessory signs, listed under §9.160.020 Exempt Signs of the L.Q.M.C. Although the signs are exempt from review, sign sizes are limited to three square feet aggregate, and may be building -mounted or placed within a window. The building -mounted Lobby signs are each less than three square feet in area; however, the total sign are for all three signs exceeds the three square foot aggregate size allowed. 4. Lobby signs are hidden from vehicular traffic along Calle Estado. 5. The Lobby signs are proposed to be building -mounted rather than placed in the window. Building -mounted signs are preferred at this location as the existing French doors and window design limit the space available for incidental accessory signs. 6. The east elevation sign is proposed to use three-four lines of text with logo. Generally signs throughout the City are limited to two -three lines of text with logo. Overall sign size conforms to the 50 square foot limitation; however, due to the pedestrian atmosphere of the La Quinta Village, sign size may be too large. 7. The proposed sign along the buildings west facing elevation may be hidden from view as the existing landscaping and proximity to adjacent building will limit visual access to the sign. 8. The south elevation sign, located above the buildings main entrance is a '/4 inch thick. The thickness of the sign may need to be increased to add visual interest, shadow and depth to the sign. 9. No additional signs are permitted through this Sign Program SA 07-1135 Pacific Western Bank (STAFF REPORT) 10. Only one building -mounted sign will be illuminated the other two signs are non -illuminated. All signs are considered compatible with other signs located through out the Village. 11. 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 2007-1035: A. The Sign Program 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. The Sign Program 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. The Sign Program 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. The Sign Program 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 2007-1135 as ,recommended, subject to the following conditions: 1. The proposed sign along the buildings west elevation shall be eliminated. 2. The proposed sign along the buildings east elevation shall be reduced by 10 %. 3. Letter thickness for the non -illuminated sign at the buildings entrance shall be set at two inches. 4. Total sign area for the lobby signs shall be six square feet. 5. Final sign plans shall be submitted to the Planning Department for approval prior to issuance of a building permit for the signs. SA 07-1135 Pacific Western Bank (STAFF REPORT) 5. Final sign plans shall be submitted to the Community Development Department for approval prior to issuance of a building permit for the signs. Prepared by: J 4 Eric Ceja, Assist t Planner Attachments: 1. Location Map 2. Sign Program 3. Building -mounted Sign Locations and Details SA 07-1135 Pacific Western Bank (STAFF REPORT) ATTACHMENT 1 ATTACHMENT 2 SIGN PROGRAM FOR PACIFIC WESTERN BANK 78-080 Calle Estado La Quinta, CA The purpose of this sign program is to establish sign standards necessary to balance tenant identification with an overall harmony of design for the building. The criteria has been designed to give tenants adequate identification and since deviations from the criteria would be an injustice to all other tenants who comply, conformance to the criteria will be strictly enforced. In the interest of the center, any installed nonconforming or unapproved signs shall be brought into conformance at the expense of the tenant. All permits required by the city of La Quinta for signs and their installation must be obtained by the tenant or the tenant's representative prior to installation. n . A. PACIFIC WESTERN BANK The Pacific Western Bank building is restricted to a maximum of three signs (south, east, and west facades only), as follows: General Sign Standards: 1. All sign(s); shall comply with the sign program, meet the provisions of the Uniform Building Code, be maintained in good structural condition and appearance and must be Underwriters Laboratory (U.L) and bear the U.L listing. 2. The tenant and/or the tenant's contractor shall be responsible for obtaining any and all permits required. 3. Upon removal of the signage, the former tenant shall be responsible for the removal of the signage, including: sealing, patching and painting. Removals shall be completed within a 10 (ten) day period of lease termination at the tenant's expense. 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, moving, pulsating, electronic and/or search lighting or sign(s) not specifically mentioned herein shall be permitted. 5. It is the responsibility of Owner or Owners representative to verify all conduit locations and services prior to installation of sign(s). 6. No exposed raceways, crossovers, conductors, wiring, junction boxes, transformers, etc. shall be permitted. 7. All bolts, fastenings, and clips shall be non "rust prone" and painted to match the exterior building color permitted. 8. All signs shall be equipped with time controlling devices. 9. Sign contractors must have the following: General': Liability Insurance, Workers Compensation, and a Contracting License. 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. 10. Penetrations of the building structure required by installation (s) shall be neatly. 'sealed in a "water tight" condition and painted to match exterior surface. 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. 13. Sign (s) that project onto the public right-of-way shall not be permitted. 14. Owner shall reserve the right to have architectural control. Construction 1. All bolts, fastenings, clips, conduits, etc. shall be hot dipped galvanized iron or equal. Where externally mounted, all items shall be painted to match the exterior color of the surfaces mounted thereon. 2. All manufacturers/installers are advised that prior to final acceptance, authorized representative of the landlord may inspect each sign for conformance. Any signs found not to be in conformance will be rejected and removed immediately or modified as needed by the tenant or tenant's contractor. 3. No substitutes will be accepted by the landlord whatsoever unless so indicated in specifications and approved by both the landlord (owner) and The City of La Quinta. 4. Three sets of drawings are required prior to start of any work detailing all specifications and methods of construction and must be approved by the landlord. Installation / Removals 1. All penetrations of any building structure required for sign installation shall be neatly sealed and continuously maintained in watertight condition. 2. All " contractors for installation, removal or service must be fully licensed and must provide the landlord with certificate of insurance prior to commencing any work. 3. All methods of attachment to any structure must be detailed on drawings and be approved by the landlord (owner) and The City of La Quinta. . 4. Upon removal of the signage, the former tenant shall be responsible for the removal of the signage, including: sealing, patching, and painting. Prohibited Signs 1. Conformance to the guidelines for signs at the Pacific Western Bank building will be strictly enforced. Any illegal non -conforming or unapproved signs are strictly forbidden. 2. Flashing, moving, animated, blinking, or audible effects are prohibited. 3. Any sign on a vehicle parked, which indicates its use is for the purpose of advertising a particular tenant, services or product is prohibited. 4. Signs that are movable or transportable 5. Temporary signs that other than those allowed by.the sign ordinance of The City of La Quinta and as described in this Sign Program, are prohibited. In no case, shall any temporary banners or similar displays be attached or affixed to any permanent freestanding signs. Exceptions 1. Any changes from the Master Sign Program must be submitted to the landlord (owner) and The City of La Quinta for review and approval. 2. All applications for exceptions must be accompanied by color renderings, samples, shop drawings, and will be subject to a modification of the Master Sign Program process. Designs / Submittals 1. It is expected that professional designers will prepare artwork for all tenants and that such artwork will include scaled schematic drawings and specifications. 2. Submittals will be made to the landlord (owner) and to The City of La Quinta for approval before any such work may begin. Work started without approval will be considered non -conforming and will be subject to immediate removal. Owner approval, in writing, shall be required and proof there of provided to City prior to City approval of any sign. 3. Sign locations are limited to sign locations identified on the elevations provided within the Sign Program. Deviations from the sign program will require a sign program amendment. Sign size is limited to one (1) square feet of signage for each lineal foot of building frontage up to a maximum of 50 Square feet. South -facing Sign: Sign Description: the sign is limited to two lines of copy to read "Pacific Western Bank". Sign is permitted to incorporate bank's logo above the sign. Letter Type and Color: Individual non -illuminated channel letters, FCO aluminum letters painted to match Pacific Western Bank's colors. Letters shall be 1" in depth and shall be "pinned" off the building fascia by %". Logo: The "Sun logo for the bank is limited to seventeen (17) inches in height and (34) inches in length. The logo's total area shall not exceed (4) square feet. J' Size: Lettering size shall not exceed six (6) inches in height. The total length of the signs shall not exceed eight five (85) inches. Total sign area, including the logo, is not to exceed twenty three (23) square feet. West -facing Sign: Sign Description: the sign is limited to a single line of copy to read "Pacific Western Bank". Sign is permitted to incorporate bank's logo along the side of the sign. Letter Type and Color: Individual internally -illuminated channel letters, FCO aluminum letters painted to match Pacific Western Bank's colors. Letters shall be 1 " in depth and shall be "pinned" off the building fascia by '/2 ". Logo: The "Sun." logo for the bank is limited to twenty eight (28) inches in height and fifty nine (59) inches in length. The logo's total area shall not exceed eleven and a half (11.5) square feet. Size: Lettering size shall not exceed twelve (12) inches in height. The total length of the signs shall not exceed sixteen (16) feet. Total sign area, including the logo, is not to exceed fifty (50) square feet. East -facing Sign: Sign Description: the sign is limited to three lines of copy to read "Pacific Western Bank". Sign is permitted to incorporate bank's logo above the sign. Letter Type and Color: Individual internally -illuminated channel letters, FCO aluminum letters painted to match Pacific Western Bank's colors. Letters shall be 4" in depth and shall be attached flush to the building fascia. Logo: The "Sun" logo for the bank is limited to nineteen 0 9) inches in height and forty (40) inches in length. The logo's total area shall not exceed five and half (5.5) square feet. Size: Lettering size shall not exceed twelve (12) inches in height. The total length of the signs shall not exceed ninety two (92) inches. Total sign area is not to exceed forty five (45) square feet. Building Lobby Signs: Sign Description: Non -illuminated plaques made of 3/16" Acrylic painted to match Mathews MA36200 with a dark brown border and first surface vinyl graphics. Sign D consists of 2 signs. The top sign will be 9 % inches tall by 19 1 /8 inches wide and will have the Pacific Western Bank name (1" letters) and Logo (2 5/8" tall). The bottom sign will be 7 7/8" tall by 19 1 /8 inch wide and will have the Lobby Hours (1" letters). The two signs will be located next to the entrance. 5 MEMORANDUM �FCF�I OF Ttl4'0�� .. TO: Honorable Chairman and Members of the Planning Commission FROM: Les Johnson, Planning Director Timothy R. Jonasson, P.E., Publ rks Director/City Engineer vu eAL DATE: July 10, 2007 RE: SDP 2007-891, Stamko Development Co. Site Development Permit for JC Penney's Since releasing the staff report and conditions of approval, staff has received additional letters from the public regarding the project. Those letters have been attached with this memorandum. Staff met with the applicant on July 9, 2007 and proposes changes to certain Conditions of Approval. These changes are primarily due to either typographical errors or minor clarifications requested by the applicant that are supported by staff. Staff thus recommends to the Planning Commission that the following conditions be amended: Site Development Permit SDP 2007-891 Conditions of Approval 1 1.A. Strike out the word "purchase" from the third paragraph. 13.A. Insert text "and 2" within the following sentence: "The Adams Street landscape setback for Parcel 1 and 2 shall be..." 14. Add the sentence "Access to Parcel 9 shall be considered through a separate Site Development Permit." at the end of the second paragraph, as per the applicant's request. Strike out the number "13" referenced in the third paragraph, due to a typographical error. 18.E. Strike out the word "meandering." 26. Rewrite the first sentence of the paragraph to modify two erroneous words: "Stormwater handling shall be revised as necessary and approved by the City Engineer to conform with the approved hydrology and drainage reports for The Centre at La Quinta Development to include Parcel Maps No. 28525-2, 30420, and 33588, including requirements for stormwater retention from the Sams Club Retail Center/Fueling Station and Tentative Parcel Map No. 34855." 31. Add the following statement at the end of the first sentence: "...or as approved by the City Engineer." 63. Remove this entire condition requiring ALRC review, due to a pre-existing condition of approval from Specific Plan 97-029 for Community Development Department approval of landscaping plans. 68. Insert the text "similar to Site Development Permit 02-728." at the end of the first sentence. Strike out the review reference to'the Architecture and Landscaping Review Committee and the approval reference from the Public Works Director. 71. Remove the second sentence in this condition referencing photometric plan approval prior to building permit issuance. 84. This condition shall be rewritten to state: "Permits issued under this approval shall be subject to fees and deposits as identified in the existing Development Agreement, DA 97-004, which was approved by the City Council on July 21, 1997 under Ordinance No. 306." Due to outstanding incompatibility regarding the existing wall at Aventine Apartments and the 8 foot block wall proposed by the applicant, staff further recommends the following condition be added: 106. The applicant shall use good faith effort to work with the owners of the adjacent property to the south (Aventine Apartments) in order to remove and b�\ replace an existing misaligned block wall with one to be constructed, at the applicant's cost and expense, on the property line. Please note that, due to a formatting error, there is a gap in the Conditions of Approval between numbers 44 and 56. This numbering sequence error will be corrected in the Final Conditions of Approval. Page 1 of 1 Andy Mogensen From: Eric Ceja Sent: Monday, July 09, 2007 8:11 AM To. Andy Mogensen Subject: FW: J C Penney Eric Ceja Assistant Planner Community Development Department City of La Quinta eceja@la-quinta.org 760.777.7125 From: PDLaGreca@aol.com (mailto:PDLaGreca@aol.com] Sent: Sunday, July 08, 2007 7:39 AM To: Eric Ceja Subject: J C Penney Please assist us in making sure their is not an access off Adams for the J C Penney store. It will cause undue hardship, enormous traffic delays and more than likely the increase in accidents. We certainly can do without more human and property damage. Anything you can do to help will be greatly appreciated. Thank you. Phil La Greca 78865 Via Trieste La Quinta, CA 92253 (760) 774-1086 See whars free at AOL.cdm. 7/10/2007 Page I of I t- W Wanda Wise -Latta 0%0l From: Michael Mastrogiuseppe Immastrogiuseppe@dc.rr.coml CM Sent: Sunday, July 08, 2007 10:54 AM � To: City Managers Office Subject: JC Penny Project /fl• Please give copy to each council member. %ritiF'P W Thank you. Dear Council Members: As a resident of La Quinta living at Lake La Quinta I have witnessed close up and first hand the tremendous growth in the adjacent Highway l I 1 corridor. While I understand this commercial and retail development provides a very important source of revenue to our City, I do believe that in their eager quest for more income, City Fathers have been a bit reckless in their choices of retail establishments. Recent additions such as WalMart, 99 Cent Store and Goodwill all cater more to residents of other cities than to the people of La Quinta. My friends and neighbor still have to drive to other cities to shop in quality retail establishments such as Macy's, Saks and Nordstrom. It is unfortunate that most of our nearby shopping opportunities accommodate a different demographic than that of the City of La Quinta. The upcoming JC Penney Project at La Quinta Center Drive near Wal-Mart in another example of this. I would hope that this will not become a big white elephant for the City. JC Penny's prior history has been more as an anchor store in a large shopping mall. A stand alone store would have a better chance of success on Highway 11 I rather than being tucked back off La Quinta Center Drive. As a resident of Lake La Quinta we are a community being surrounded by retail, which in many aspects is convenient, but the City needs to do its part to mitigate the impact of traffic flooding in from other cities to the east. While we understand that our opposition to this project will not sway the; City from it approval, we would like to see some things mandated to ease the impact on the residents of the surrounding residential areas. The proposed left turn lane south bound on Adams into the proposed project must be eliminated from the plan. It is already difficult for Lake La Quinta residents to exit our main gate on Adams and any additional traffic will make it near impossible to exit safely. With this project having access from La Quinta Center Drive, Avenue 47 and the Wal-Mart Parking lot, an entrance on Adams between 47th and Via Graziana is superfluous. If the City disagrees, then the left turn entrance on Adams should be moved to Via Graziana, placing the traffic signal so it benefits both business and residents With the added light and noise pollution from parking lot lighting and headlights it should be mandated that a perimeter wall be erected along Adams to limit this type of pollution. <>Residents of Lake La Quinta are not unreasonable and we have worked with other developers to lessen the impact of their developments on our community and hope the City will work with the big box stores and its residents to the mutual benefit of both. I sincerely hope the meeting on Tuesday July 1 Oth is more than just the City going through the motions of having to listen to its residents, only to rubber stamp yet another project. 7/9/2007 Wanda Wise -Latta From: diane abdelnour [karisma36@earthlink.net] Sent: Monday, July 09, 2007 11:23 AM To: City Managers Office Subject: J C Penny Project Hello, Page I of I f- nnG&-Al �A l�l C� I am a resident of Lake La Quinta and am writing my concerns regarding excessive traffic on Adams Street between Avenue 48 and Hwy 111. 1 frequently travel Westbound on Avenue 48. 1 have noticed that a high percentage of vehicles traveling Westbound on Avenue 48 make a Right Hand turn on Adams Street (Northbound) toward Hwy 111 and beyond, to avoid making a. Right Hand turn to travel Northbound on Washington Street. Adams Street between Avenue 48 (at Rancho La Quinta) and Hwy 111 is primarily a Residential street with Lake La Quinta and the Apartment Complex facing and abutting to Adams Street. I don't know whether Adams Street is zoned Residential or Commercial, but it seems that commuters are using it as a main thoroughfare similar to Washington and Jefferson, traveling at very high speeds in excess of 55 MPH to avoid traffic on Washington and Jefferson. Not only is it excessively noisy for the residents whose properties are bordering Adams, it is also reaching the point that it is very difficult and dangerous for Lake La Quinta residents to make a Left Hand turn out of Avenue Grazianna (Lake La Quinta main entrance) to travel Northbound toward Hwy 111. One can scarcely clear traffic on the Southbound and Northbound lanes simultaneously to make a safe Left Hand turn. With the addition of the traffic imposed by the J C Penny Project, I am concerned that it will exasperate the situation almost making it impossible to make a Northbound exit from the Lake La Quinta Community. My concern is with the possibility of serious accidents occurring as a result of additional traffic congestion on Adams. With the addition of commercial properties on Adams and Hwy 111 and the La Quinta Post Office relocated on Corporate Centre Dr., 'I'm certain you are aware that an increasing number of commuters are using Adams Road to travel to and from Fred Waring to Avenue 48. As you have recently added a much needed traffic signal at Auto Centre Drive, more traffic signals and Left Hand turn lanes are going to be required to safely enter and exit these properties. Lake La Quinta is a quiet residential community surrounded by an increasing number of commercial properties. I would appreciate you taking this into consideration as you plan the J C Penny project as well as any other future commercial projects that impact our community.. is it possible for the Planning Commission, or whomever is responsible, to alleviate some of the Fast, Heavy Traffic on Adams Road between Avenue 48 and Hwy 111; i.e. zoning it residential with lower speed limits and enforcing it with citations with heavy fines? I'll leave it to your professional expertise, but would appreciate any assistance you can provide. May I request that a copy of this email be forwarded and reviewed by the La Quinta Planning Commission, City Council and Mayor, if possible. Thank you for reviewing my concerns. Respectfully, Diane diane abdelnour ka risma 36(a)earthli nk. net EarthLink Revolves Around You. 7/9/2007 Wanda Wise -Latta From: Jay Amoldus (amoldus@msn.com) Sent: Sunday, July 08, 2007 11:26 AM To: City Managers Office Subject: Fw: STAMKO (J C Penny's) project Page 1 of 1 %40tl In the event that the City Council reviews the proposed Centre at La Quinta, please forward these comments , also sent to the Planning Commission, to the City Council for their further consideration. — Original Message --- From: Jay_Amoldus To: eceja@la auinta o� Cc: Bette Frith Sent: Saturday, July 07, 2007 10:54 AM Subject: STAMKO (J C Penny's) project I am a permanent resident of Lake La Quinta. I heard Ms. Clark's presentation at the Lake La Quinta HOA meeting last week. Although she gave the impression that "The Centre at La Quinta" was a done deal, I would like the Planning Commission to consider the following objections to the proposal. Traffic patterns. The proposal calls for a right and left hand turn into an access drive off of Adams. This intersection appears to be located slightly over 300 feet from the light at 47th and Adams. Adams has become a congested road with significant traffic coming from 48th street and the exit of Rancho1a Quinta. It has become increasingly difficult to make a left hand turn out of the Lake La Quints Adams exit. The 150 foot deceleration lane will invite more traffic onto Adams making our access to Rt. 111 nearly impossible. In addition, the left hand turn from Adams into the access drive is an invitation to mayhem! This turn, in front of on -coming traffic trying to beat the green light at 47th, will be a disaster akin to 47th and Adams prior to the installation of the light. I strongly recommend that no new access be permitted into the shopping center from Adams. Currently in existence is the light at 47th and Adams which intersects two roads (Auto Center Way South and La Quinta Drive) both of which will have access to the Penny's Area. Wall On Adams. I believe a wall along Adams, from the CVWD well site to 47th street will help shield the parking lot and service area of Penny's from our residents as they exit our Adams gate and provide a shield from the backside of the building area #2. Currently this area has lovely desert landscaping which will be removed for half of the length of the proposed site. Architectural style. The drawings of the proposed Penny's reminds me of a style which is more mid century modern that anything currently on Rt. 111. Although I am not opposed to an eclectic range of architectural styles, it works best when it is planned. An occasional diverse building (a la Amore restaurant) looks out of place. Big Box stores. I agree with the survey reported in the Desert Sun that we have already reached a saturation point with big box stores on Rt. 111. A member of the development team told me that the competition for Penny's customers would be Kohl and Nordstrum. I disagree. I believe we have a significant number of stores located in the Washington to Jefferson corridor on Rt. 111 aiming at the same customers -- Kohl's, Ross, Marshalls, Target, Costco, Wall Mart, Sam's. Three of them within immediate proximity to the proposed Penny's. It would appear that competitions will be stiff and one or more of them will not survive. My bet would be on Penny's. 7/9/2007 KI 10, rder, 2- ME TO: N�onorable Chairman Quill and Members of the Planning Commission FROM: jWMothy R. Jonasson Public Works Director/City Engineer DATE: July 10, 2007 RE: REQUESTED CHANGES TO CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2007-885 LA QUINTA COUNTRY CLUB CLUBHOUSE After speaking with the developer's engineer, MDS Consulting this morning, the Public Works Department recommends that the following changes be made to the conditions of approval: Delete Condition 6 in its entirety and replace it with the following: 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred right shall include irrevocable offers to dedicate or grant access easement to the City for emergency service 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 the 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 "La Quinta Country Club, Rules and Regulations" as approved by the City Engineer. 2. Delete Condition 7 in its entirety. 3. Delete Condition 10.A.1) in its entirety and replace it with the following: (10.A.1) Private Entry Drive measured at gutter flow line to gutter flow line shall be 28 feet with on -street parking is prohibited, :and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the La Quin'ta Country Club, Rules and Regulations". The "La Quinta j i TADevelopment I Services Division\Development Projects\COA & Correspondence\SP\SP2007-082 LO Country Club -Club House\Amend CI onditions SDP 2007-885.DOC Pane 1 of 2 Country Club Rules and Regulations" shall be reviewed by the Engineering Department prior to recordation. 4. Delete Condition 16 in its entirety and replace it with the following: 16. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading :(including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. 5. Delete Condition 22.D. in its entirety and replace it with the following: D. On -Site Commercial Precise Grading 1 = 20' Horizontal 6. Delete Condition 31 in its entirety and replace it with the following: 31. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the Site Development Permit site plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. Where 'compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 7. Delete Condition 34 in its entirety. 8. Delete Condition 48 in its entirety and replace it with the following: 48. The City will conduct final inspection of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. TADevelopment Services Division\Development Projects\COA & Correspondence\SP\SP2007-082 LQ Country Club -Club Hnu�e\Amend Cnnditinns SDP 90n7-AR5ADC Taf 44 MEMORANDUM Of TO: Honorable Chairman and Members of the Planning Commission FROM: Les Johnson, Planning Director DATE: July 10, 2007 RE: SA 2007-1150, Stamko Development Co. Sign Program for JC Penney's Since staff's meeting with the applicant on Monday July 9, 2007, staff has updated the table provided on page three of the Staff Report. The table has been updated to reflect current sign conditions for major tenants along Highway 111. The revised table should replace the original table in the report. W O u7 O 0 O O tl O a _ LO N M p - CV) CV)N M " O m M ' 0 0 O O O O O O 0 O O O n M :.._... O O N co n !} a a M M M Q) O N N '. 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THANK YOUI FORM.01 S INTENT TO SPEAK FORM MOULD LIKE TO SPEAK ON THE FOLLOWING AGE A ITE : UBLIC COMMENT: RE: S I G2�7 i GENDA ITEM NO.: RE: UBLIC HEARING NO.: RE: I AM IN SUPPORT OF THIS ITEM I AM IN OPPOSITION TO THIS ITEM 'RITTEN COMMENTS: (Optional) LEASE LIMIT YOUR COMMENTS TO THREE (3) MINUTES WHEN SPEAKINGII ATE: AME:' DDRESS: ,ETURN THIS FORM TO THE RECORDING SECRETARY BEFORE THE MEETING BEGINS. HE CHAIRMAN WILL CALL YOUR NAME AT THE APPROPRIATE TIME. THANK YOUI FORM.018 INTENT TO SPEAK FORM MOULD LIKE TO SPEAK ON THE FOLLOWING AGENDA ITEM: JBLIC COMMENT: RE: d A4e-e 3ENDA ITEM NO.: RE: JBLIC HEARING NO.: RE: I AM IN SUPPORT OF THIS ITEM I AM IN OPPOSITION TO THIS ITEM RITTEN COMMENTS: (Optional) LEASE LIMIT YOUR COMMENTS TO THREE (3) MINUTES WHEN SPEAKINGII ATE AME: DDRESS: ETURN THIS FORM TO THE RECORDING SECRETARY BEFORE THE MEETING BEGINS. HE CHAIRMAN WILL CALL YOUR NAME AT THE APPROPRIATE TIME. THANK YOUI FORM.018