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2007 09 25 PCPlanning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION rilueSSAIMI, A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California SEPTEMBER 25, 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 2007-040 Beginning Minute Motion 2007-016 CALL TO ORDER A. Flag Salute B. Pledge of Allegiance C. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of the Regular Meeting of September 11, 2007. PAReports - PC\2007\9-25-07\1 Agenda.doc V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed "Request to Speak" form must be filed with the Executive Secretary prior to the start of the Planning Commission consideration of that item. The Chairman will invite individuals who have requested the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the Planning Commission before a public hearing, may appear and be heard in support of, or in opposition to, the approval of the project(s) at the time of the hearing. If you challenge any project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. A. Item ................ VILLAGE USE PERMIT 2006-035 Applicant......... Dan Cline, Forward Architecture and Design, Inc. Location........... Northeast corner of Calle Tampico and Desert Club Drive Request ........... Consideration of architecture and landscaping plans for three retail commercial buildings located on 3.39 acres Action.............. Request to continue B. Item ................ SITE DEVELOPMENT PERMIT 2007-893 Applicant......... Mark Ladeda Location........... 55-075 Monroe Street; APN 767-580-013 Request ........... Consideration of architectural and landscaping plans for an approximately 5,700 square foot stable/barn structure located at the Tally Ranch, a 4.19-acre private residential equestrian property Action .............. Request to continue C. Item ................ TENTATIVE TRACT MAP 32848, AMENDMENT NO. 1 Applicant......... Sarkis and Sevak Khatchadourian Location........... North side of Avenue 60 approximately 700 feet west of Madison Street Request ........... Consideration of a request to amend the tract map from 16 lots to 15 lots Action .............. Resolution 2007- VI. BUSINESS ITEMS: A. Item ................ SILVERROCK RESORT CLUBHOUSE Applicant......... City of La Quinta Redevelopment Agency Location........... Southwest corner of Jefferson Street and Avenue 54 Request ........... Consideration of concept drawings for the SilverRock Resort Clubhouse Action .............. Minute Motion 2007- G:\WPOOCS\PC Minutes\1 AgendaW.doc B. Item ................ SITE DEVELOPMENT PERMIT 2007-857 Applicant......... Coachella Valley Housing Coalition Location........... Northwest corner of Dune Palms Road and Avenue 48 Request ........... Consideration of landscaping plans for the Dune Palms Neighborhood Apartments and Community Center Action .............. Minute Motion 2007- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vill. COMMISSIONER ITEMS: A. Review of City Council meeting of September 18, 2007 IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on October 9, 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, September 26, 2007, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, on Friday, September 21, 2007. DAT . September 21, 2007 BE . SAWYER, Executive Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Planning Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Planning Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. G:\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 September 11, 2007 7:00 P.M. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Alderson who asked Commissioner Engle to lead the flag salute. B. Present: Commissioners Katie Barrows, Rick Daniels, Jim Engle, Paul Quill, and Chairman Ed Alderson. C. Staff present: Planning Director Les Johnson, Assistant City Attorney Michael Houston, Principal Planner Andrew Mogensen, Consultant Planner Nicole Criste, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Alderson asked if there were any changes to the Minutes of August 28, 2007. Commissioner Quill asked that Page 5, Item 12 be corrected to state, "Commissioner Quill..." There being no further changes, it was moved and seconded by Commissioners Daniels/Barrows to approve the minutes as submitted. Unanimously approved. V. PUBLIC HEARINGS: A. Village Use Permit 2006-035; a request of Dan Cline, Forward Architecture and Design, Inc., for consideration of architecture and landscaping plans for three retail commercial buildings located on 3.39 acres at the northeast corner of Calle Tampico and Desert Club Drive. 1. Chairman Alderson opened the public hearing and asked for the staff report. Principal Planner Andrew Mogensen informed the Commission the applicant had requested a continuance to the next meeting. P:\Reports - PC\2007\9-25-07\9-11-07 Minutes.doc Planning Commission Minutes September 11, 2007 2. There being no discussion, it was moved and seconded by Commissioners Daniels/Barrows to continue Village Use Permit 2006-035 to September 25, 2006, as requested. Unanimously approved B. Zoning Code Amendment 2007-091; a request of City, for consideration of an Amendment to the time periods allowed between lot line adjustments on the same parcel of land. 1. Chairman Alderson opened the public hearing and asked for the staff report. Consulting Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Planning Department 2. Chairman Alderson asked if there were any questions of staff. Commissioner Daniels asked why this Amendment will reduce the restriction on lot line adjustments from 12 months to six months. Commissioner Daniels asked if staff had reviewed the change with the Building Industry Association or any of the other building trade organizations. Staff stated they had not this was for their benefit. Commissioner Daniels asked that the Ordinance be sent to CELSOC for their review prior to being taken to the City Council. 3. There being no further questions of the staff, Chairman Alderson asked if there was any other public comment. There being no public comment, the public hearing was closed and open for Commission discussion. 4. There being no further discussion, it was moved and seconded by Commissioners Quill/Barrows to adopt Planning Commission Resolution 2007-038 recommending approval of Zoning Code Amendment 2007-091 as recommended and amended: ROLL CALL: AYES: Commissioners Barrows, Daniels, Engle, Quill, and Chairman Alderson. NOES: None. ABSTAIN: None. ABSENT: None. C. Zoning Code Amendment 2007-090; a request of City, for consideration of an Amendment to establish policies and standards for residential second units; allow apartments in the Medium Density Residential Zone; eliminate mini -storage facilities in all zones; and add language defining and describing Image Corridors in Special Purpose Districts. Planning Commission Minutes September 11, 2007 1. Chairman Alderson opened the public hearing and asked for the staff report. Consulting Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Planning Department 2. Chairman Alderson asked if there were any questions of staff. Commissioner Quill asked if this Code Amendment would eliminate mini -storages. If so, what would happen if the City were to annex additional land, would the Code need to be changed again. Planning Director Les Johnson stated that should the City annex area in the City's Sphere of Influence, discussion should be held regarding what districts this use should be allowed in, at that time. Commissioner Quill asked if this change would prohibit the existing mini -storages from making any changes or alterations to their buildings. Staff stated yes. 3. Commissioner Daniels asked what staff based the statement on regarding "filling the need". Staff explained that the existing mini -storages in the City and neighboring cities still have vacant spaces. 4. Chairman Alderson asked staff what, if any, expansion could the current storage facilities be able to do. Staff stated they could continue to operate as they are currently, but they would not be able to intensify or expand on the current facility. Chairman Alderson asked if either of the storage facilities had the land capacity to expand. Staff stated they could go up, but with regard to lot coverage, they are maximized out, with the exception of the one on Adams Street that could remove the RV storage and expand into this area of their site with storage spaces. Chairman Alderson asked if this would violate any law if this were to prohibit them from expansion. Assistant City Attorney Michael Houston stated no property owner has a vested right without having a permit. 5. Commissioner Quill asked what options were available to the current storage facilities to allow them to expand. Staff stated the Amendment would prohibit them from making a significant change to their facility. Discussion followed regarding potential scenarios. 6. Commissioner Daniels asked if they would be prevented from replacing any area that is damaged from fire, etc. Staff stated 3 Planning Commission Minutes September 11, 2007 they would be allowed to replace damaged areas if the valuation of the damage was less than 50% of the valuation. Assistant City Attorney Michael Houston stated that if 50% or greater were damaged they would not be able to rebuild. 7. Commissioner Daniels stated he would like to see this section of the Amendment removed and at least notify the storage facilities that this is being proposed by the City. It could affect their financing ability if they are unable to rebuild. Staff stated the Commission Could delete this section or send a recommendation to the Council that this item be brought back at a later date after notification to the storage facilities. 8. Commissioner Barrows asked why staff was making this recommendation. Staff stated there are very few vacant parcels left in the City where this use could be built and it is staff's belief that this use is not of an economic benefit to the City. Commissioner Barrows stated that if they left the Code as it is currently, the use could be denied. Staff stated the findings for denial on a Site Development Permit could be difficult. 9. Commissioner Daniels asked if there was a better District for this use. Staff stated currently there is no Industrial Zone in the City with vacant land. Staff's concern is that they not be built along the Highway 111 corridor. 10. Commissioner Quill stated the property values along Highway 1 1 1 are such that it would be hard for a storage facility to financially build in this location. He asked how the Code could be amended to allow the existing facilities to continue or change over time as the market requires. Staff suggested that mini -storage facilities be conditionally permitted and all future mini -storage facilities would require a Conditional Use Permit which is a land use compatibility issue and findings for a denial can more easily be made if appropriate. The existing facilities would be allowed as they currently exist and if a change is needed they can apply for a conditional use permit. 11. There being no further questions of the staff, Chairman Alderson asked if there was any other public comment. There being no public comment, the public hearing was closed and open for Commission discussion. rd Planning Commission Minutes September 11, 2007 12. There being no further discussion, it was moved and seconded by Commissioners Daniels/Quill to adopt Planning Commission Resolution 2007-039 recommending approval of Zoning Code Amendment 2007-090 as recommended and amended: a. Change the designation on Attachment 2: Current "P" designation would be changed to a "C" for mini -storage facilities. ROLL CALL: AYES: Commissioners Barrows, Daniels, Engle, Quill, and Chairman Alderson. NOES: None. ABSTAIN: None. ABSENT: None. BUSINESS ITEMS: C. Finding of General Plan Conformity for 19 CVWD Capital Projects pursuant to California Government Code Section 65401; a request of Coachella Valley Water District (CVWD) for various CVWD projects through the City. 1. Chairman Alderson asked for the staff report. Planning Director Les Johnson presented the information contained in the staff report, a copy of which is on file in the Planning Department. 2. Chairman Alderson asked if there were any questions of staff. Commissioner Daniels asked if this process had been done previously. Staff stated it has been done whenever CVWD has asked for it. 3. There being no further questions of the staff, Chairman Alderson asked if there was any other public comment. There being no public comment, the public participation portion was closed and open for Commission discussion. 4. There being no further discussion, it was moved and seconded by Commissioners Daniels/Barrows to adopt Minute Motion 2007- 015 confirming a finding of conformity with the General Plan for various Coachella Valley Water District capital improvement projects throughout the City. Unanimously approved. CORRESPONDENCE AND WRITTEN MATERIAL: None. 5 Planning Commission Minutes September 11, 2007 COMMISSIONER ITEMS: A. Staff reviewed the new CVWD Landscape and Irrigation System Design Criteria. Commissioners discussed the impact of the new CVWD Ordinance on golf courses, smart controllers, and whatever water conservation measures the City could consider expanding upon. Commissioners directed staff to continue working on water features and landscape options. B. Staff gave a review of the City Council meeting of September 4, 2007 ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Daniels/Barrows to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on September 25, 2007. This regular meeting was adjourned at 7:55 p.m. on September 11, 2007. Respectfully submitted, Betty Sawyer, Executive Secretary City of La Quinta, California 0 PH #A STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 25, 2007 CASE NO.: VILLAGE USE PERMIT 2006-035 REQUEST: CONSIDERATION OF ARCHITECTURE AND LANDSCAPING PLANS FOR THREE RETAIL COMMERCIAL BUILDINGS LOCATED ON 3.39 ACRES LOCATION: NORTHEAST CORNER OF CALLE TAMPICO AND DESERT CLUB DRIVE APPLICANT: DAN CLINE, FORWARD ARCHITECTURE AND DESIGN, INC. PROPERTY OWNER: LA QUINTA ISLAND ASSOCIATES ENVIRONMENTAL REVIEW: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332 (CLASS 32) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT THE PROPOSED PROJECT IS LESS THAN FIVE ACRES AND IS CONSISTENT WITH EXISTING GENERAL PLAN POLICIES AND ZONING REGULATIONS. ZONING: VILLAGE COMMERCIAL (VC) GENERAL PLAN DESIGNATION: VILLAGE COMMERCIAL (VC) SURROUNDING ZONING/LAND USE: NORTH: MAJOR COMMUNITY FACILITIES (MC) / ADAMS ELEMENTARY SCHOOL SOUTH: VILLAGE COMMERCIAL (VC) / VACANT EAST: VILLAGE COMMERCIAL (VC) / OFFICES WEST: VILLAGE COMMERCIAL (VC) / EMBASSY SUITES / CASITAS SANTA ROSA PAReports - PC\2007\9-25-07\VUP 07-035\PC staff rpt. VUP 06-035 Continued.doc I BACKGROUND: The proposed project site is zoned Village Commercial and is located within a retail commercial designated portion of Specific Plan 94-024 for the existing Duna La Quinta project. The site was intended to be a second phase of the adjacent existing office commercial center, approved under Plot Plan PP 85-217 Amendment #2 on February 21, 1989. The second phase of that project was mass graded, utility lines were installed, and landscaping was planted along Calle Tampico and Desert Club Drive, but the buildings were never constructed. In May of 2005, staff received a Village Use Permit application for a retail building at this location which was later withdrawn. This item was previously continued by the applicant from the September 11, 2007 Planning Commission hearing. Staff is requesting a second continuation to the October 9, 2007 Planning Commission hearing in order to provide the applicant with additional time to address the outstanding issues. If a third continuance is deemed necessary, staff will request that this item be taken off calendar and would provide public notice for a future hearing date. No one from the public spoke on this item during the September 11, 2007 public hearing. OVERVIEW: The applicant is proposing to construct three single -story retail commercial buildings, a parking lot, and landscaping on a ±3.4 acre parcel in the Village District. All of the proposed buildings have a Spanish Contemporary architectural style, consisting of a smooth cement plaster finish painted white with Spanish tile highlights, sage green canopies, and Green Screen brand vertical plant trellises. The proposed commercial center will share internal access and parking with the adjacent existing office building. Major 1, located on the corner of Calle Tampico and Desert Club Drive, is proposed to be a 13,969 square foot specialty grocery store. Shop 1, located along Calle Tampico and east of Major 1, is proposed to be a 6,275 square foot building with up to four tenants. Shop 2, at the rear of the site, is proposed to -be a 12,025 square foot building with up to seven tenants. The applicant is also proposing to construct a landscaped pedestrian plaza with a water feature along Calle Tampico between Major 1 and Shop 1. PUBLIC NOTICE AND COMMENT: This project was advertised in the Desert Sun newspaper and posted on September 1, 2007. All property owners within 500 feet of the site were mailed a copy of the public hearing notice. No comments concerning this item were received from either the members of the public or outside agencies. PAReports - PC\2007\9-25-07\VUP 07-035\PC staff rpt. VUP 06-035 Continued.doc 2 RECOMMENDATION: Staff has requested this item be continued to the next Planning Commission meeting to be held on October 9, 2007. Prepared by: A.Pdrew J. Mogensen Principal Planner PAReports - PC\2007\9-25-07\VUP 07-035\PC staff rpt. VUP 06-035 Continued.doc im PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 25, 2007 CASE NUMBER: SITE DEVELOPMENT PERMIT 2007-893 APPLICANT: MARK LADEDA ARCHITECT: DESILVA ARCHITECTS LANDSCAPE ARCHITECT: HOURIAN ASSOCIATES REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR AN APPROXIMATELY 5,700 SQUARE FOOT STABLE/BARN STRUCTURE LOCATED AT TALLY RANCH, A 4.19-ACRE PRIVATE RESIDENTIAL EQUESTRIAN PROPERTY LOCATION: 55-075 MONROE STREET; APN 767-580-013 ENVIRONMENTAL CONSIDERATION: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15303. GENERAL PLAN: LDR (LOW DENSITY RESIDENTIAL) ZONING: RL (LOW DENSITY RESIDENTIAL) SURROUNDING LAND USES: NORTH: GRIFFIN RANCH (TR 32879) SOUTH:. NORMAN COURSE (TR 29657) EAST: FOUR SEASONS (TR 32742) WEST: NORMAN COURSE (TR 29657) BACKGROUND AND OVERVIEW Tally Ranch. is an approximately 4.19-acre private property located on the west side of Monroe Street, halfway between Avenue 54 and Airport Boulevard (Attachment 1). Access to the site is gained through a 40-foot-wide access easement off of Monroe Street, with the driveway being approximately 1,300 feet in length (Attachment 2, Sheet ST). The project area currently consists of a manufactured home, pastures, and a decomposed granite bridle trail along the perimeter of the project site. A Minor Use Permit (MUP 2006-763) for the manufactured home was approved by the Planning Commission on March 28, 2006. The property is zoned Low Density Residential, and falls within the Equestrian Overlay District. La Quinta Municipal Code Section 9.140.060 Equestrian Overlay Regulations state that within EOD-zoned properties, the construction of any accessory building over 400 square feet requires approval of a Site Development Permit by the Planning Commission. Project Overview: The applicant is requesting consideration of architectural and landscaping plans for an approximately 5,700 square foot stable/barn structure located on the southern end of the 4.19-acre Tally Ranch property (Attachment 2, Sheet ST). Access to the stable will be gained through a proposed decorative -paved driveway along the eastern end of the project site. Located on the north side of the project site is the Griffin Ranch residential development. Located on the east side of the project site is a vacant, entitled residential tract of 40 homes. The Norman Course residential development is located on the south and west sides of the project site, with a street and existing single-family homes located on the south and golf course on the west. PROJECT REQUEST Stable/Barn Structure: The architectural elements of the stable/barn structure include the use of mission red and brown 2-piece clay tile roofing, smooth hand -troweled Santa Barbara stucco walls, manufactured stone treatments, wood -framed windows and doors, and wood sliding barn doors (Attachment 3). Wooden posts with stone column bases, exposed wood beams and rafters, and wood trellises provide architectural articulation to the proposed structure (Attachment 2, Sheet A.5 — A.6). The interior of the approximately 5,700 square foot stable/barn structure features six horse stalls, storage space, a foaling room, tack room, and saddle room (Attachment 2, Sheet A.2). Two trellis structures approximately 10 feet in height are located along the northern and southern structure walls. The southern trellis, at approximately 28 feet from the southern property line and 23 feet from the eastern property line, runs beyond the length of the stable/barn to the eastern property line, with the additional trellis to be used as covered parking. The stable/barn structure, at the highest ridgeline, is approximately 25 feet in height (Attachment 2, Sheet A.3). Landscaping: The landscape plan for Tally Ranch identifies a plant palette consisting of Date Palms and small shrubs (Attachment 4). Landscaping throughout the project site is minimal, but is designed to complement the architecture, configuration, and uses of the structure and property. A row of existing Date Palms and bougainvilleas will run along the decoratively -paved driveway to the structure, and lantanas, pasture grass, and dirt are strategically placed around the property to accommodate the equestrian uses. /_1kt/e1W&I11 Staff finds that the overall architectural style and design of the proposed stable/barn structure for Tally Ranch to be acceptable. Staff has no significant issues with the proposed stable/barn structure, parking area, driveway, and landscape palette, as they are appropriate and well -designed. The architecture and layout of the structure is compatible with the surrounding residential neighborhood, and is also consistent with the development guidelines stated in the La Quinta Municipal Code: IQMC Section;9.140.060 Site Development Permit 2007-893 Equestrian Overla `Re ulations Tally Ranch Stable/Barn Proposal Maximum Height:': Two Stories; 35 feet One Story; —25 feet Setback: 25-foot setback —35-foot setback from non -overlay property lines from closest (southern) property line Parking:, 2 garage spaces 10 garage spaces (detached garage) Lighting:, Compliance with No exterior lighting proposed LQMC Section 9.100.150 Additionally, the stable/barn structure meets all manure maintenance requirements stated in LQMC Section 9.140.060. ALRC ACTION On September 5, 2007, the Architecture and Landscape Review Committee reviewed these architectural and landscaping plans, and unanimously recommended approval of the Site Development Permit, subject to the following two Conditions of Approval (Included in COA's, Attachment 5): 1. The applicant shall initiate and maintain procedures for routine dust control. All driving surfaces shall consist of a dustless or dust -resistant gravel material and shall be watered regularly. Non -grass areas, such as arenas, trails, pens, and walkers, shall be watered consistently for dust -control purposes. Watering of non -grass areas shall be conducted more frequently should wind conditions necessitate. 2. The applicant shall install additional landscaping, consistent with the existing landscaping along the eastern property line, along the southern and western property lines. PUBLIC NOTICE This project was advertised in The Desert Sun newspaper on September 14, 2007, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the meeting. FINDINGS Findings to recommend approval of this request can be made and are contained in the attached Resolutions. RECOMMENDATION Adopt Planning Commission Resolution 2007- , approving Site Development Permit 2007-893, subject to the attached Findings and Conditions of Approval. Prepared by: Jay Wuu, As�6ciate Planner Attachments: 1. Vicinity Map 2. Tally Ranch Stable Plan (Packet) 3. Tally Ranch Stable Colored Elevations 4. Landscape Plan 5. Minutes of September 5, 2007 ALRC meeting PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2007-893, INCLUDING ARCHITECTURAL AND LANDSCAPING PLANS FOR AN APPROXIMATELY 5,700 SQUARE FOOT STABLE/BARN STRUCTURE LOCATED AT TALLY RANCH, A 4.19- ACRE PRIVATE RESIDENTIAL EQUESTRIAN PROPERTY CASE NO.: SITE DEVELOPMENT PERMIT 2007-893 APPLICANT: MARK LADEDA WHEREAS, the Planning Commission of the City .of La Quinta, California, did, on the 25`h day of September, 2007 hold a duly noticed Public Hearing to consider a request by Mark Ladeda, for approval of architectural and landscaping plans for a proposed stable/barn structure located on a single-family residential property, located south of Avenue 54, north of Airport Boulevard and west of Monroe Street, more particularly described as: APN: 767-580-013 WHEREAS, the La Quinta Planning Department has determined that this project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to provisions of Section 15303; and, WHEREAS, the Architecture and Landscape Review Committee of the City of La Quinta, California, did, on the 5th day of September, 2007, hold a public meeting to review and recommend approval of architecture and landscape plans for the stable/barn structure; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: 1. Consistency with the General Plan: The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes an accessory structure on a residential lot which is General Plan -designated for LDR (Low Density Residential) development. 2. Consistency with the Zoning Code: The proposed structure, as conditioned, is consistent with the development standards of the City's Zoning Code, in terms of architectural style, building height, building Planning Commission Resolution No. 2007- Site Development Permit 2007-893 Mark Ladeda; Tally Ranch September 25, 2007 mass, parking, and landscaping. The Site Development Permit is consistent with the La Quinta Zoning Map, as it proposes an accessory structure on a residential property zoned for RL (Low Density Residential) development, within the Equestrian Overlay District. The Site Development Permit has been conditioned to ensure compliance with the zoning standards of the RL district, and other supplemental standards as established in Title 9 of the LQMC. 3. Compliance with the California Environmental Quality Act (CEQA): The proposed Site Development Permit is not subject to the requirements of the California Environmental Quality Act (CEQA), as the La Quinta Planning Department has determined that this project is Categorically Exempt pursuant to provisions of Section 15303. 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, as conditioned, 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. The project landscaping for the proposed Site Development Permit, as conditioned, shall unify and enhance visual continuity of the proposed structure 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 blend with the building architecture. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Planning Commission Resolution No. 2007- Site Development Permit 2007-893 Mark Laclede; Tally Ranch September 25, 2007 Commission in this case; 2. That the Planning Commission does hereby approve Site Development Permit 2007-893 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 25" day of September, 2007, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: ED ALDERSON, 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 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 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. This Site Development Permit shall expire two years after Planning Commission approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code Section 9.200.080. 2. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary applicable clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Planning Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • - Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. SDP 07-893 - PC COA.doc Recommended Page 1 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 3. 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. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457, the State Water Resources Control Board's Order No. 99- 08-DWQ and conditions of Specific Plan 2003-066 and Site Development Plan 2004-807. 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"). i. 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. SDP 07-893 - PC COA.doc Recommended Page 2 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 a) All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. b) The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. PROPERTY RIGHTS 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. 7. As easement to the Site Development Permit is over the abutting properties to the east, APN 767-580-015 and 767-580-014 that access a public street, the applicant shall make a good faith effort with the property owner of APN 767-580-014 for the property owner of APN 767-580-014 to offer for dedication of 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) Monroe Street (Primary Arterial, Option A, 1 10' ROW) — The standard 55 from the centerline of Monroe Street for a total 110-foot ultimate developed right of way. 9. The applicant shall retain for private use all private street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street rights -of -way to be retained for private use required for this development include: SDP 07-893 -PC COA.doc Recommended _ Page 3 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 A. PRIVATE ACCESS DRIVE OVER EXISTING EASEMENT (APN 767-580-014) Access to the Site Development Permit site shall be via the existing access drive unless improvements are required by the Public Works Department and/or the Riverside County Fire Department. At a minimum, the access drive including clearance at any proposed gated entry shall be 20 feet or as approved by the Fire Department. B. ON -SITE DRIVEWAY AND VEHICULAR APRON AREAS At a minimum, the access drive including clearance at any proposed gated entry shall be 20 feet or as approved by the Fire Department. Proposed pavement sections shall be adequate to support Fire Department Vehicles as approved by the City Engineer/and or the Fire Department. The applicant shall provide a minimum of 35 feet of driveway/apron area widening to accommodate turnaround, unloading and loading of horse transport vehicles as required by the City Engineer. 11. Direct vehicular access to Monroe Street is restricted to the existing 30-foot easement recorded November 28, 1972 by Instrument No. 157027 or as otherwise conditioned in these conditions of approval. 12. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. STREET AND TRAFFIC IMPROVEMENTS 13. 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. 14. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. OFF -SITE STREETS 1) Monroe Street (Primary Arterial - Option A; 110' R/W): a) Widen the west side of the street along the entire boundary of APN 767-580-014 to complete widening on Monroe Street from existing improvements of Tract 26769 to the north to future SDP 07-893 - PC COA.doc Recommended Page 4 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 improvements of Tentative Tract Map No. 32742 to the north containing the existing access easement to the Site Development Permit to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline. Other required improvements in the Monroe Street right or 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) The applicant shall bond or pay cash to the City of La Quinta for a half width of an 18 - foot wide raised landscaped median along the entire boundary of APN 767-580-014 containing the existing access easement to the Site Development Permit. d) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the entire boundary of APN 767-580-014 containing the existing access easement to the Site Development Permit. Multi -Purpose Trail boundaries shall be delineated by a 4-inch wide concrete border between the trail and adjacent landscaping. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi -purpose trail in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. A maintenance easement dedication in favor of the City shall be offered for Multi -Purpose Trails. Auxiliary Multi -Purpose Trails, beyond those required by General Plan and related Equestrian Overlay, will be maintained by the Developer or HOA as applicable and not offered for maintenance dedication. However, pursuant to this requirement, the Developer or HOA shall enter into an agreement with the City for the perpetual maintenance of the Auxiliary Multi -Purpose Trail. SDP 07-893 - PC COA.doc Recommended Page 5 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 The applicant shall extend improvements beyond the subdivision 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). B. PRIVATE ACCESS DRIVE OVER EXISTING EASEMENT Access to the Site Development Permit site shall be via the 30-foot easement and existing access drive unless improvements are required by the Public Works Department and/or the Riverside County Fire Department: At a minimum, the access drive including clearance at any proposed gated entry shall be 20 feet. C. ON -SITE DRIVEWAY AND VEHICULAR APRON AREAS The typical street section shall be as shown on the site plan and to be a minimum 20 feet right-of-way except for areas where parking stalls are provided. The applicant may be required to provide additional right-of-way to accommodate turnaround, unloading and loading of horse transport vehicles as required by the City Engineer. Curve radii for curbs at all private street intersections and the Monroe Street entrance shall not be less than 55 feet to accommodate larger tractor trailers.. Truck turning routes shall confirm absence of conflict with the opposing traffic lane. If the owner of Parcel 767-580-014 does not dedicate the rights -of -way indicated in Condition 7, Condition 14A shall no longer be required. 15. All gated entries shall provide for a one trailer truck minimum stacking capacity for inbound traffic to be a minimum length of 70 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry 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 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. SDP 07-893 - PC COA.doc Recommended Page 6 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 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: 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. A. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 18. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 19. General access points and turning movements of traffic are limited to the following: Primary Entry (Monroe Street): Right turn movements in and out are permitted. Left turn movements in and out are prohibited. All access to Monroe Street from APN 767-580-014 is prohibited except via this Site Development Permit access. 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. SDP 07-893 - PC COA.doc Recommended Page 7 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 20. 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. 21. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Precise Grading Plan* 1" = 20' Horizontal B. PM10 Plan 1" = 40' Horizontal C. SWPPP 1" = 40' Horizontal D. Off -Site Street Improvement/Signing and Striping/Median/Multi-Purpose Trail Plans 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: A through D to be submitted concurrently. * To include improvements over APN 767-580-015 and 767-580-014. 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 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. 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. "Precise Grading" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements, retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent buildings and existing handicap parking shall be shown on the Precise Grading Plans at a scale to be determined by the Public Works Department. SDP 07-893 - PC COA.doc Recommended Page 8 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 22. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department - home page and look for the Standard Drawing hyperlink. 23. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 24. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the mylars in order to reflect the as -built conditions. IMPROVEMENT SECURITY AGREEMENTS 25. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 26. Depending on the timing of this Site Development Permit, and the status of the off - site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction. GRADING 27. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. SDP 07-893 - PC COA.doc Recommended Page 9 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 28. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 29. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application.for a grading permit. 30. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 31. 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 shall not exceed 4:1 when the nearest edge of sidewalk is within six (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. 32. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the SDP 07-893 -PC COA.doc Recommended Page 10 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 Preliminary Grading Plan submitted with this Site Development Permit, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 33. Prior to the issuance of a building permit for any building lot, the applicant shall provide a pad elevation and geotechnical certification stamped and signed by a qualified engineer or surveyor, as applicable. DRAINAGE 34. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), 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. Retention basin freeboard shall be 1 foot or alternatively, the freeboard calculated from 25% of the total retention basin volume for the pasture areas. 35. 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. 36. 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. 37. No fence or wall shall be constructed around any retention basin unless approved by the Planning Director and the City Engineer. 38. 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. 39. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 40. The development shall be graded to permit storm flow in excess of retention capacity SDP 07-893 - PC COA.doc Recommended Page 11 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 to flow out of the development through a designated overflow and into the historic drainage relief route. The applicant shall exhaust excess storm flow to Brown Deer Park and gain permission for said discharge from the Gregg Norman Course development to the south. 41. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 42. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 43. 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. 44. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. Service lines required for this development shall be underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 45. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. CONSTRUCTION 46. 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. LANDSCAPING 47. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. SDP 07-893 - PC COA.doc Recommended Page 12 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 48. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 49. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 50. The applicant shall submit the landscape plans for approval to plan checking by the Planning Department. When plan checking has been completed by the Planning Department and the Public Works Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Director and the City Engineer. NOTE: Plans are not approved for construction until signed by both the Planning Director and the City Engineer. 51. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Director and the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 52. The applicant . or his agent has the responsibility for proper sight distance requirements in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way to confirm with the latest edition of the AASHTO Geometric Design of Highways and Streets. 53. The applicant shall bond for half of the median landscape improvements until the completion of the full landscaped median width at which time the developer or successor shall pay it's pro rata share of said improvements. QUALITY ASSURANCE 54. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 55. 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. 56. 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. SDP 07-893 - PC COA.doc Recommended Page 13 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 57. 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 58. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 59. 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 60. 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. 61. 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 MARSHALL 62. 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 and Safety specialist at (760) 863-8886. 63. The driveway design (Width, materials, etc.) shall meet all requirements as conditioned by the Fire Department prior to issuance of building permits. PLANNING DEPARTMENT 64. The stable is permitted for private use only, and is prohibited from use as a commercial facility. Horse shows,, competitions, rodeos, auctions, or other similar SOP 07-893 - PC COA.doc Recommended Page 14 of 15 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2007-893 TALLY RANCH / MARK LADEDA SEPTEMBER 25, 2007 special events shall be prohibited. 65. Outdoor loudspeakers and public announcement systems shall be prohibited from installation and use. 66. Provisions shall be made for the continuous and perpetual maintenance of all private on -site improvements, including automated insect control systems, dust control systems, landscaping, and access drives. 67. An automated Fly -Guy brand or similar fly/insect control spray system shall be installed and maintained in all horse stalls, aisles, and work areas. 68. The applicants shall initiate and maintain procedures for routine dust control. All driving surfaces shall consist of a dustless or dust -resistant gravel material and shall be watered regularly. Non -grass areas, such as arenas, trails, pens, and walkers, shall be watered frequently for dust -control purposes. Watering of non -grass areas shall be conducted more frequently should wind conditions necessitate. 69. Should odor control be deemed necessary by the City along other property boundaries, the applicant shall be responsible for the installation and maintenance of additional odor control measures. 70. Manure shall be removed from the site by a licensed waste hauler no less than once per day. Containers used for manure storage shall be enclosed or covered when being removed from the building and site. Placement of manure storage equipment shall comply with La Quinta Municipal Code Section 9.140.060, and shall not be located closer than fifty (50) feet from any property line. 71. The applicant shall be responsible for the sanitary operations of the facility including but not limited to daily cleaning of the stalls, regular cleaning and deodorizing of the stable, regular maintenance of odor and pest control systems, and regular manure removal from the site. 72. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the La Quinta Municipal Code. SDP 07-893 - PC COA.doc Recommended Page 15 of 15 ATTACHMENT #1 9 O Z X O m ar --I H z 54TH AVE AIRPORT BLV W"� e I A 0) Z m O Un <LL _ J � N 3qu OmWm'�t g =iLdi w^cJuw3 N� FdQNjI wQQ zms �& Jj (0m O R N v z w 2 x U Q Q e�wo)ite7'e7u1n� � y�ue� �C�ie WAS h�t `qry 9R `ate S,qp# d3� q1. "e eCY$ i'5! R ATTACHMENT #5 Architecture and Landscaping Review Committee September 5, 2007 Shirrell stated it had already been substituted. Committee Member Bobbitt asked if the homeowners would be maintaining the landscaping. Mr. Foman stated yes, they would be. 4. Committee Member Fitzpatrick asked how a potential buyer would see an example of a "no turf" option. Mr. Foman stated they would have renderings available to show the design. 5. There being no further questions, it was moved and seconded by Committee Members Arnold/Bobbitt to adopt Minute Motion 2007-025 recommending approval of Site Development Permit 2006-863, as recommended by staff and amended: a. Condition No. 6: a "no turf" option rendering shall be shown to all prospective buyers. b. Condition added: The Italian Cypress and Sycamore trees as well as any self -clinging vine shall be replaced with a different variety. Unanimously approved. C. Site Development Permit 2007-893; a request of Mark Ladeda, Tally Ranch, Inc. for consideration of architecture and landscaping plans for an approximately 5,700 square foot stable/barn structure located at the Tally Ranch, a 4.19 acre private residential equestrian property, located at 55-075 Monroe Street. 1. Planning Director Les Johnson presented the information contained in the staff report, a copy of which is on file in the Planning Department. Staff introduced Paula Zigler and Mark Ladeda, representing the applicant, who gave a presentation on the project. 2. Committee Member Bobbitt asked if there were any view issues in regard to the barn. Mr. Ladeda stated no, as they are set back 1,200 feet from the street. 3. Committee Member Fitzpatrick asked if there would be any commercial uses. Ms. Zigler stated no, it is for her personal use. Committee Member Bobbitt asked if there would be any toilet facilities at the barn and any drainage concerns. Mr. Ladeda explained there would be a drainage system for the Wash rack. 4 Z Architecture and Landscaping Review Committee September 5, 2007 4. There being no further questions, it was moved and seconded by Committee Members Bobbitt/Arnold to adopt Minute Motion 2007-026 recommending approval of Site Development Permit 2007-893, as recommended by staff. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None VII. COMMITTEE MEMBER ITEMS: A. Planning Director Les Johnson reviewed the CVWD changes to the water ordinance with the Committee Members. B. Planning Director Les Johnson informed the members that a special meeting of the Committee was being scheduled for September 19" for review of the Coachella Valley Housing Coalitions housing project landscaping plans. VIII. ADJOURNMENT: There being no further business, it was moved and seconded by Committee Members Fitzpatrick/Bobbitt to adjourn this meeting of the Architectural and Landscaping Review Committee to a Special Meeting to be held on September 19, 2007. This meeting was adjourned at 11:41 p.m. on September 5, 2007. Respectfully submitted, BETTY J. SAWYER Executive Secretary 5 PH #C STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 25, 2007 CASE: TENTATIVE TRACT MAP 32848, AMENDMENT NO. 1 APPLICANT: SARKIS AND SEVAK KHATCHADOURIAN PROPERTY OWNER: DESERT HOMES REQUEST: CONSIDERATION OF A REQUEST TO AMEND THE TENTATIVE TRACT MAP FROM 16 LOTS TO 15 LOTS LOCATION: NORTH SIDE OF AVENUE 60 APPROXIMATELY 700 FEET WEST OF MADISON STREET ENGINEER: TERRA SOLUTIONS INC. ENVIRONMENTAL CONSIDERATION: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2004- 523 PREPARED FOR TENTATIVE TRACT 32848, WHICH WAS CERTIFIED BY THE CITY COUNCIL ON DECEMBER 21, 2004. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED, NOR HAS ANY NEW INFORMATION BEEN SUBMITTED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL REVIEW. GENERAL PLAN: LOW DENSITY RESIDENTIAL (LDR) ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (RL) SURROUNDING LAND USES: NORTH: VACANT LAND, ANDALUSIA AT CORAL MOUNTAIN, SPECIFIC PLAN PROJECT AREA SOUTH: VACANT LAND, BUREAU OF RECLAMATION DAM EAST: TRACT MAP 32201 - UNDEVELOPED WEST: SINGLE-FAMILY RURAL RESIDENCE P:\Reports - PC\2007\9-25-07\AMD TT 32848\PC Stfrpt AMD TTM 32848.doc BACKGROUND: The site is vacant and located on the north side of Avenue 60, approximately 700 feet west of Madison Street (Attachment 1). The site lies between an existing single- family rural residence with a date farm and Tract Map 32201 (Choice Enterprises) approved by the City Council on July 20, 2004, which has recently been graded and has a wall installed, but remains vacant. The original tentative tract map was recommended for approval by the Planning Commission on November 23, 2004 and approved by the City Council on December 21, 2004. The original applicant, R.T. Hughes, later sold the property. The current applicant requested, and was granted, two time extensions for the tentative tract map. Due to hydrology issues with the originally approved tract map stemming from incorrectly identified contour intervals, the applicants were unable to final their existing tentative tract map. As a result, the applicants have amended the original tentative tract map in order to provide enhanced stormwater retention. The application for this Tentative Tract Map Amendment was submitted prior to the new General Plan development standards taking effect regarding tentative tract maps of less than ten acres in size for the southern portion of La Quinta and is therefore exempt from those provisions. PROJECT PROPOSAL The applicant is requesting approval of a Tentative Tract Map Amendment to subdivide ±4.3 acres into 15 single-family lots and miscellaneous lots for a privately gated development. This map differs from the original in that one residential lot adjacent to the main entry along Avenue 60 has been converted to stormwater retention, lot lines havebeen adjusted, and the rear retention basin has been enlarged in order to accommodate a 1,000 year flood event. The lots range in size from 10,000 to 10,057 square feet. Avenue 60 west of, Madison Street is designated in the General Plan as a local street with a 60-foot right-of-way. Based on this roadway designation, the required landscape setback adjacent to Avenue 60 is ten feet. Frontage Lots "A" and "B" will feature 20 feet of landscaped open space, ten feet more than required in the General Plan, and will accommodate a meandering multi -purpose trail. Lots "D" and "E" would be used for storm and nuisance water retention and open space and comprise an area totaling 34,496 square feet in size. r11 kki II1 WAA F.9 The applicant has submitted a Tentative Tract Map Amendment with an increase in stormwater capacity to the 1,000 year level, reduced the number of lots by one, identifies a minimum lot size of 10,000 square feet (the previous map has a minimum PAReports - PC\2007\9-25-07\AMD TT 32848\PC Stfrpt AMD TTM 32848.doc lot size of 10,215 square feet►, and is providing additional open space for the amended project. Staff has recommended some modifications to the conceptual landscaping plans and gated entry which would be applied in the Site Development Permit application. Staff has notified the applicant of recent policy changes regarding landscaping and water usage and the applicant has agreed to provide any necessary modifications. Traffic and Access Access would be taken from Avenue 60, via a private 39-foot wide roadway (curb -line to curb -line) with a cul-de-sac street at the end of the street. The widened center of the cul-de-sac has been designed to accommodate either a concrete planter or median island. This portion of Avenue 60 is designated in the General Plan as a local street and will have only.two lanes of traffic. The street frontage will include a meandering multi -purpose trail within a 20-foot landscaping setback. Although the adjacent tract map at the corner of Avenue 60 and Madison Street was approved without a multi- purpose trail, staff is working with the developer to install a multi -purpose trail. The project will not have a manned gatehouse and the gates will be operated via remote control. The entry area has been designed with a three -car stacking capacity and turnaround. Because Lot 1 is located outside the turnaround and stacking area, staff recommends this having a separate gated driveway, a condition of approval which the applicant has agreed to. In addition, the current gate design partially obstructs the proposed driveway location of Lot 15. As a result, the final driveway location on Lot 15 has been recommended for relocation. Conceptual Landscaping The applicant has proposed conceptual landscaping, walls, and an entry gate design with a contemporary architectural style for the project. A small water feature is proposed on each side of the entry gates, which staff has recommended in the Conditions of Approval for removal or substitution with planters. The overall plant palette consists of drought -tolerant plant species and no -turf landscaping with the exception of limited use in the rear retention basin. Staff recommends removing the outer wall facing Avenue 60 and providing desert landscaping for the front retention basin along Avenue 60 in order to create more usable open space, improve defensible space, and give the project the appearance of greater depth. The current enclosed and walled retention basin design has little functional use and minimal visibility. The proposed entry, wall, and landscaping design is conceptual, subject to modification based on the new water allowance guidelines put in effect by the Coachella Valley Water District, and would receive final approval under a separate Site Development Permit. PAReports - PC\2007\9-25-07\AMD TT 32848\PC Stfrpt AMD TTM 32848.doc PUBLIC NOTICE This project was advertised in The Desert Sun newspaper on September 14, 2007, and mailed to all property owners within 500-feet of the site. At the date of the filing of this report, no letters regarding this project have been received. Any written comments received in the meantime will be handed out at the meeting. STATEMENT OF MANDATORY FINDINGS Findings to recommend approval of Tentative Tract Map 32848 Amendment No. 1 can be made and are contained in the attached Resolution. RECOMMENDATION Adopt Planning Commission Resolution 2007- recommending to the City Council approval of Tentative Tract Map 32848, Amendment No. 1, subject to Findings and Conditions of Approval. Attachments: 1. Aerial Photo and Site Plan 2. Amended Tentative Tract Map 32848 3. Tentative Tract Map 32848 4. Conceptual Landscaping and Entry Design Prepared by: Ancyw J. Mogensen Pri "cipal Planner PAReports - PC\2007\9-25-07\AMD TT 32848\PC Stfrpt AMD TTM 32848.doc PLANNING COMMISSION RESOLUTION 2007- A RESOLUTION OF THE PLANNING COMMISSION OF THE •CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AMENDMENT TO SUBDIVIDE t4.3 ACRES INTO 15 SINGLE-FAMILY LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT MAP 32848 AMENDMENT NO. 1 APPLICANT: SARKIS KHATCHADOURIAN WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25" day of September 2007, hold a duly noticed Public Hearing to consider a request by Sarkis Khatchadourian, to amend a t 4.3 acre tentative tract map into 15 single-family lots and miscellaneous lots, generally located on the north side of Avenue 60, approximately 700 feet west of Madison Street, more particularly described as follows: APNs: 766-080-008 WHEREAS, said Tentative Tract Map 32848 has complied with the requirements and rules to implement the California Environmental Quality Act (CEQA) of 1970, as amended (Resolution 83-63). The City Council previously certified Environmental Assessment 2004-523 on December 21, 2004 for Tentative Tract Map 32848. No changed circumstances or conditions exist which would trigger the preparation of a subsequent Environmental Impact Report or environmental review pursuant to Public Resources Code Section 21 166; and, WHEREAS, 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 to recommend to the City Council approval of said Amendment to Tentative Tract Map 32848: 1. The proposed Tract Map Amendment will be consistent with the City of La Quinta General Plan in that the property is designated Low Density Residential (LDR) which allows single-family residential uses. 2. The design or improvement of the proposed subdivision will be consistent with the City of La Quinta General Plan in that all streets and improvements in the proposed project will conform to the General Plan policies and programs. Access for the land uses on the site will be provided from an existing street in the immediate area. The density and design for the tract will comply with the Land Use Element of the General Plan. PAReports - PC\2007\9-25-07\AMD TT 32848\PC Reso TTM 32848 AMD 7.doc Planning Commission Resolution 2007- Amended Tentative Tract Map 32848 Sarkis Khatchadourian September 25, 2007 3. The City Council certified Environmental Assessment 2004-523 on December 21, 2004. The proposed Amendment to the Tentative Tract Map will results in a reduction of density by one lot and an increase in open space and stormwater retention capacity, therefore no changed circumstances or conditions exist which would trigger the preparation of a subsequent Environmental Impact Report or environmental review. 4. The design of the subdivision and type of improvements are not likely to cause serious public health problems in that the applicant will be conditioned to meet all applicable requirements of the City of La Quinta to provide a safe environment for the public. 5. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision in that there is an existing street that will provide direct access to the site. The required easements will provide access to the site or support necessary for infrastructure improvements and maintenance for the proposed 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 the Planning Commission for this Tentative Tract Map Amendment; 2. That it does hereby recommend approval of Tentative Tract Map 32848, Amendment No. 1 to the City Council, subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this 25`h day of September, 2007, by the following vote, to wit: ' AYES: NOES: PAReports - PC\2007\9-25-07\AMD TT 32848\PC Reso TTM 32848 AMD 1.doc Planning Commission Resolution 2007- Amended Tentative Tract Map 32848 Sarkis Khatchadourian September 25, 2007 ABSENT: ABSTAIN: ED ALDERSON, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Planning Director City of La Quinta, California PAReports - PC\2007\9-25-07\AMD TT 32848\PC Reso TTM 32848 AMD 1.doc PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 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 Amended Tentative Tract 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 amended tentative tract map shall expire two years after City Council approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160 (Extensions of time for Tentative Maps). 3. This Amended Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC")• The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-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 Unified School District • Coachella Valley Water District (CVWD) PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 o Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • South Coast Air Quality Management District Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit must be obtained by the applicant; 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, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following 2of21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 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. 6. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 7. . Approval of this Amended Tentative Tract Map shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. PROPERTY RIGHTS 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. 3of21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 9. 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. " 10. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenue 60 (Local Street, 60' ROW)) — The standard 30 feet from the centerline of Avenue for a total 60-foot ultimate developed right of way. 11. The applicant shall retain for private use on the Final Map all private street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36-foot travel width with parking allowed on both sides. B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the amended tentative map with a 38-foot curb radius at the bulb or larger as shown on the amended tentative map. 13. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane 4of21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 14. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 15. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 16. The applicant shall create perimeter landscaping setbacks along all public rights - of -way to allow for a multi -purpose trail as follows: A. Avenue 60 with multi -purpose trail - 20-foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., multi -purpose trails) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. ; 17. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 18. Direct vehicular access to Avenue 60 from lots with frontage along Avenue 60 is restricted, except for those access points identified on the amended tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 19. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, 5of21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 retaining wall construction, permanent slopes, or other encroachments will occur. 20. 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 Amended Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 21. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 22. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Avenue 60 (Local Road, 60' R/W): Widen the north side of the street along all frontage adjacent to the Amended Tentative Map boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The north curb face shall be located eighteen feet (18') north of the centerline. Other required improvements in the Avenue 60 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, plus a single overhead street light at each street connecting to Avenue 60. b) Establish a benchmark in the Avenue 60 right of way and 6of21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 file a record of the benchmark with the County of Riverside. c) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Avenue 60 frontage within the landscaped setback. Multi -Purpose Trail boundaries shall be delineated by a 4- inch wide concrete border between the trail and adjacent landscaping. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi -purpose trail in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. A maintenance easement dedication in favor of the City shall be offered for Multi -Purpose Trails. The applicant shall extend improvements beyond the subdivision 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). B. PRIVATE STREETS 1) Lot "C" - Construct full 36-foot wide travel width improvements within a 39-foot right-of-way where the residential streets are double loaded. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the amended tentative map with 38-foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. 7of21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 23. 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 gated entry 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. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 24. 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: Local Street 4.5" a.c./6,0" c.a.b. Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 25. 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. 8 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 26. General access points and turning movements of traffic are limited to the following: Primary Entry (Avenue 60): Full turn movements are permitted. 27. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. FINAL MAPS 28. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City's map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 29. 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 LOMC Section 13.24.040 (Improvement Plans). 30. 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 Rough Grading Plan 1 " 40' Horizontal B. PM10 Plan 1" = 40' Horizontal 9of21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 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. F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: D through F to be submitted concurrently The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. G. On -Site Residential Precise Grading Plan 1 " 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All 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. 10 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 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. 31. 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 appropriate hyperlink under the Design Guidance Section. 32. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 33. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update ,the mylars in order to reflect the as -built conditions. IMPROVEMENT SECURITY AGREEMENTS 34. Prior to approval of any Final Map, the applicant shall construct all on and off - site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 35. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Amended Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 36. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 11 of 21 PLANNING COMMISSION RESOLUTION 2007 CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 37. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the. City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V, improvements. 38. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 39. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 40. 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. 41. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, 12 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls): All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by.a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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. 42. 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. 43. 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 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 0 8") behind the curb. 44. Building pad elevations on the rough grading plan submitted for City Engineer's 13 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN. SEPTEMBER 25, 2007 approval shall conform with pad elevations shown on the amended tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 45. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five tenths of a foot (0.5') from the elevations shown on the approved Amended Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 46. 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. 47. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), 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. 48. 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. 49. 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 14 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 applicant provides site specific data indicating otherwise. 50. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 51. No fence or wall shall be constructed around any retention basin unless approved by the Planning Director and the City Engineer. 52. 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. 53. 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 LQMC Section 9.100.040(B)(7). 54. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 55. 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. 56. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 57. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 58. The applicant.shall obtain the approval of the City Engineer for the location of all 15 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 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. 59. 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. 60. 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 61. 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. 62. Lot 1 driveway shall be accessed via a separate, independent gate. The final design shall be identified in the Site Development Permit with review and approval from both the Public Works and Planning Department. 63. The driveway location of Lot 15 shall be reconfigured so as to not be obstructed by the entry gate. 16 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 LANDSCAPE AND IRRIGATION 64. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 65. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 66. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 67. Final landscaping and irrigation plans shall be prepared by a licensed landscape architect professional and shall be reviewed by the Architecture and Landscaping Review Committee and approved by the Planning Director prior to issuance of the first building permit. All landscape plans shall be drafted in coordination with the preliminary grading plans. An application for Final Landscape Plan Check shall be submitted to the Planning Department for final landscape plan review. Said plans shall include all landscaping associated with this project, including perimeter landscaping, and be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Planning Department. NOTE: Plans are not approved for construction until signed by the Planning Director. 68. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Director and the Coachella Valley Water District. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. - 69. 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. 70. Measures shall be taken to replace and repair any landscaping or irrigation 17 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 equipment which is damaged. 71. 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. 72. 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. 73. The proposed water feature in the conceptual landscaping plans shall be either removed or substituted with a landscaping planter. 74. The design of the front retention basin within Lot F shall be revised for the Site Development Permit application to provide functional landscaped open space and be visible from Avenue 60. QUALITY ASSURANCE 75. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 76. 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. 77. 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. 78. 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 18 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 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 79. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 80. 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 81. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). 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. 82. The developer shall pay school mitigation fees based on their requirements. Fees shall be paid prior to building permit issuance by the City. 83. Amended Tentative Tract 32848 shall provide for parks through payment of an in -lieu fee, as specified in Chapter 13.48, LQMC. The in -lieu fee (sometimes referred to as the "Quimby Fee") shall be based on the fair market value of the land within the subdivision. Land value information shall be provided to the Planning Director, via land sale information, a current fair market value of land appraisal, or other information on land value within the subdivision. The Planning Director may consider any subdivider -provided or other land value information source for use in calculation of the parkland fee. 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). 19 of 21 PLANNING COMMISSION RESOLUTION 2007- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 FIRE DEPARTMENT 85. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2- hour duration at 20 PSI. 86. For any buildings with public access i.e. recreational halls, clubhouses, etc. or buildings with a commercial use i.e. gate houses, maintenance sheds, etc. Super fire hydrants are to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1500 GPM for a 2-hour duration at 20 PSI. 87. The water mains shall be designed to provide for potential fire flow of 2500 GPM and an actual fire flow available from any one hydrant connected to any given main of 1500 GPM and an actual fire flow available from any one hydrant connected to.any given main of 1500 GPM for a 2-hour duration at 20 PSI residual operating pressure. 88. Blue dot retro-eeflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 89. City of La Quinta ordinance requires all buildings other than single family, 5,000 sq. ft. or larger to be full sprinkled, NFPA 13 Standard. If required, sprinkler plans will need to be submitted to the Fire Department. Area separation walls may not be used to reduce the need for sprinklers. 90. Any turn -around requires a minimum 38-foot turning radius. 91. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor as measured by outside path of travel. 92. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. 93. Any gate providing access from a public roadway to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to 20 of 21 PLANNING COMMISSION RESOLUTION 2007 CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 32848 AMENDMENT NO. 1 SARKIS KHATCHADOURIAN SEPTEMBER 25, 2007 allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 94. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. 95. Roadways may not exceed 1320 feet without secondary access. This access may be restricted to emergency vehicles only however, public egress must be unrestricted. 96. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 97. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 21 of 21 BI #A PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 25, 2007 APPLICANT: CITY OF LA QUINTA REDEVELOPMENT AGENCY ARCHITECT: ALTEVERS ASSOCIATES LANDSCAPE HSA DESIGN GROUP ARCHITECT: REQUEST: CONSIDERATION OF CONCEPT DRAWINGS FOR THE SILVERROCK CLUBHOUSE LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND AVENUE 54 BACKGROUND AND OVERVIEW The Redevelopment Agency (RDA) is in the process of preparing plans for the permanent Clubhouse at the SilverRock Resort (SRR). The Clubhouse site and roadway locations have been set by the RDA and at this time the RDA is requesting comments on the site plan. The RDA has retained Altevers Associates as the project architect and HSA Design Group as the project landscape architect. Both firms have had extensive experience in designing golf course clubhouses in the Coachella Valley including the recently completed Tuscana Country Club in Indian Wells. In addition, Altevers Associates has designed the clubhouse at PGA West, the Reserve, Stone Eagle, Thunderbird Country Club, Indian Ridge, and Mission Hills. Clubhouse Design Process: The RDA is in the preliminary stages of site design, programming and budgeting for the permanent clubhouse. The RDA's Technical Team, in collaboration with the clubhouse design consultants, Landmark Golf (operator) and LOWE (resort developer) have initiated a thorough process for evaluating the requirements of the RDA, and evolving the clubhouse design concept to the current draft which is being presented to the Planning Commission, and eventually to the RDA Board for review and approval. The design history and development process which has resulted in the current clubhouse site and floor plans is as follows: In December 2005, conceptual clubhouse site and floor plans were prepared by Altevers Associates, for LOWE (hotel developer) which identified LOWE'S preferred program for the permanent clubhouse. This program included 16,048 sq. ft. of area on the main level, and 8,600 sq. ft. on the lower level, for a total of 28,648 sq. ft. The City Council approved the SRR Specific Plan on July 8, 2006. The Specific Plan Section 2.4 Master Plan Use, identifies Planning Area 1 as golf course open space, including a clubhouse site allocation of approximately seven acres located adjacent to the first tee boxes of the existing Arnold Palmer Classic course. The clubhouse program identified in the Specific Plan proposed a total of 20,000 sq. ft. of clubhouse interior area on the main floor. No square footage allocation was specified for the clubhouse lower level, or "cart barn". In March 2007, Golf Dimensions (RDA Project Manager), assisted the RDA's Technical Team in the research and development of a clubhouse program based on the Specific Plan requirements and the anticipated demands of the SilverRock project. Coouncil Members, in consultation with Landmark Golf (operator) and LOWE (hotel developer) created a general outline and description of the primary functional areas typically found in a public golf clubhouse facility. In addition, Council Members toured similar public and private clubhouses throughout the Coachella Valley to gain insight to the various types of facilities and spacial allocations provided. As a result of this effort, Golf Dimensions prepared the SilverRock Phase II Clubhouse Programming document, April 2007, which summarized the RDA's desired square footage allocationsfor SilverRock permanent clubhouse. This revised clubhouse program included 19,942 sq. ft. of area on the main level, and 11,700 sq. ft. of area within the lower level, for a total of 31,642 sq. ft. The increase in square footage added to the lower level was required to accommodate golf cart storage for two (2) golf courses. In April 2007 the Agency Board approved a contract with Altevers Associates for the design of the permanent clubhouse facilities. Based on the clubhouse program developed by the RDA's Technical Committee, in conjunction with Landmark Golf Company (operator) and LOWE (hotel developer), the architect has prepared three (3) conceptual design iteration of the proposed clubhouse site and floor plans. Each design iteration was presented to the RDA's Technical Team, Landmark Golf and LOWE, whose review comments and recommendations were compiled and forwarded to the architect for consideration. The conceptual clubhouse floor plans (8/27/07) being presented to the Planning Commission represent the architect's interpretation of the program components square footage allocations and the input received from the RDA, Landmark Golf and LOWE collectively. In the future the Commission will review a complete site development permit set of plans which will include a site plan, landscaping plan, building elevations with colors and materials. As of this date, project architecture has not been developed and architectural plans have not been prepared. Clubhouse Design Considerations: The site plan has been designed to be centrally located between the Arnold Palmer Classic Course and the second golf course. The site location and building orientation are intended to maximize views of the hillside and the existing Golf Course. The second golf course is intended to be a resort course and is yet to be designed. The following design objectives were established for the Clubhouse: • Maximize hillside views • Create indoor and outdoor event spaces • Accommodate 200 people for events • Provide sufficient parking for golf and event functions • Create inviting entry that features convenience for golfers and allows separate access for events. • Facilitate golf cart staging areas with sufficient area to accommodate two shotgun starts. • Orientate the building and site improvements to protect the Clubhouse from the No. 1 tee. • Design an outdoor event lawn .which creates a uniqueoutdoor activity space with sufficient screening (eight foot wall) from SilverRock Way. The Commission discussion should be focused on the proposed site plan and related improvements. Exhibits provided include a site plan, main level floor plan, and lower level floor plan. The main level floor area is 20,790 square feet and the lower level is 17,015 square feet. The total building area is 37,805 square feet. ALRC ACTION On September 5, 2007, the Architecture and Landscape Review Committee reviewed the conceptual drawings. Committee Members asked questions regarding drainage, how the new CVWD's landscape ordinance would affect the site, the budget to maintain the course, and if the island design could be more concave and not mounded to keep it out of the street. Following discussion, it was unanimously recommended to approve the conceptual drawings as submitted. RECOMMENDATION Recommend to the City Council, approval of the conceptual drawings for the SilverRock Resort Clubhouse. Prepared by: /75 �ej/xlc� Douglas R vans Assistant City Manager -Development Services Attachments: 1. Overall site plan — vicinity map 2. Site Plan 3. Main floor plan 4. Lower level floor plans 5. Minutes of September 5, 2007 ALRC meeting ATTACHMENT #5 MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A Regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA September 5, 2007 10:00 a.m. CALL TO ORDER A. This regular meeting of the Architectur and Landscaping Review Committee was called to order at 10:0 a.m. by Planning Director Les Johnson. B. Committee Members present: J son Arnold, Bill Bobbitt, and Ronald Fitzpatrick. C. Staff present: Assistant Ci Manager Doug Evans, Planning Director Les Johnson, Principal P nner Stan Sawa, and Executive Secretary Betty Sawyer. IL PUBLIC COMMENT: No III. CONFIRMATION OF IV. CONSENT CALEN AGENDA: Confirmed A. Staff as d if there were any changes to the Minutes of August 1, 2007. There being no changes, it was moved and seconded by Com ttee Members Bobbitt/Fitzpatrick to approve the minutes as subryfitted. V. BUSINESS ITEMS: A. Review of Concept Site Plans for the SilverRock Clubhouse; a request �— of City's Redevelopment Agency for consideration of concept drawings for the SilverRock Clubhouse located at the southwest corner of Avenue 54 and Jefferson Street. 1. Assistant City Manager Doug Evans presented the information contained in the staff report, a copy of which is on file in the Planning Department. Staff introduced Rob Jones, Golf Dimensions, who gave a presentation on the project. 2. Committee Member Bobbitt asked if the elevations had been completed. Staff stated the process so far has been not to Architecture and Landscaping Review Committee September 5, 2007 concentrate on elevations, but rather functionality. The architect has been given direction on what the Agency would like to see in the design. 3. Committee Member Bobbitt asked about the street drainage off of Jefferson Street. As to whether or not all the water would be retained on -site. Staff stated the second golf course will eventually be the capture point for both the first and second golf courses. Drainage issues will all be included in the lake design as well as the golf course design. 4. Committee Member Bobbitt asked how the new CVWD water ordinance will affect the new design. Staff stated the landscape architect, as well as the engineers have been reviewing the course design in light of the new regulations. HAS, the landscape architect, has a good record of managing water to meet the standard requirements. 5. Committee Member Bobbitt asked if the annual budget to maintain the golf course has been addressed. It looks good from a planning standpoint and at the starting phase, but if the maintenance budget isn't sufficient to keep it up, it will deteriorate over time. Staff stated Landmark Land, who is in charge of maintaining the site has been directly involved in the planning of the site and the budget. Mr. Jones explained that the problems that occurred at the first golf course as well as other public golf courses has been taken into consideration in this design. Hydrology is the biggest concern that is being addressed in designing the site. 6. Committee Member Bobbitt asked if there has been any outside public input into the design. Staff stated not to date. The site plan is set, land uses are set, and the locations will not change. The outside public input to date has come from those that are playing the current golf course and those comments have helped in this design. Mr. Jones stated they are reviewing the site globally by asking the design team to take into consideration the existing course and critic it as well. 7. Committee Member Bobbitt asked that on the islands the design should be more concave and not mounded to keep the water out of the street. VA Architecture and Landscaping Review Committee September 5, 2007 8. Committee Member Fitzpatrick asked if the environmental studies have been done. Staff stated it has all been completed and explained the history of the project. 9. Committee Member Fitzpatrick asked what the next step will be. Staff stated they were looking for the Committee's comments on the concept drawings. The architectural drawings Will be submitted in four phases to reach the final architectural drawings. Committee Member Fitzpatrick stated he was looking for a footprint of the building and would like to see that at the next presentation. 10. There being no further questions, it was moved and seconded by Committee Members Fitzpatrick/Bobbitt to adopt Minute Motion 2007-024 accepting the concept drawings for the SilverRock Clubhouse. Unanimously approved. B. Site Development kPermit 2006-863; a request of Innovative Communities for con ideration of the common area, model and front yard landscaping plan for Tract 34243, located on the north side of Avenue. 58, approximat ly 1,000 feet west of Madison Street. 1. Principal Planner Stan Sawa presented the information contained in the sta report, a copy of which is on file in the Planning Department. Staff introduced Brad Foman, Innovative Communities, and Stev Shirrell, Landscape Development, who gave a presentation on t project. 2. Committee Member Fitzpat ick asked staff to explain the "no turf' option and whether it as mandatory. Staff stated the developer offered the option have no turf in the front yard. However, the applicant is inte ing to plant all the front yards and staff is therefore requestin 10% of the homes not have turf. Committee Member Fitzpat 'ck asked what would happen if all the home buyers do not wa t the "no turf" option. Mr. Foman stated it is an option to the yer. 3. Committee Member Bobbitt stated could go either way; everyone will want it or no one wants 't. If no one wants the .no turf' option they will still need to meet the CVWD requirements to make changes in other reas of the project. Committee Member Bobbitt asked that the talian Cypress and Sycamore trees as well as any self-clingin vine be replaced with a different variety as they will not last over time. Mr. 3 PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 25, 2007 CASE NUMBER: SITE DEVELOPMENT PERMIT 2006-857 APPLICANT: COACHELLA VALLEY HOUSING COALITION ARCHITECT: INTERACTIVE DESIGN GROUP LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTS, INC. REQUEST: CONSIDERATION OF LANDSCAPING PLANS FOR THE DUNE PALMS NEIGHBORHOOD APARTMENTS AND COMMUNITY CENTER LOCATION: NORTHWEST CORNER OF DUNE PALMS ROAD AND AVENUE 48 ENVIRONMENTAL CONSIDERATION: THIS PROJECT HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2004-524 FOR SPECIFIC PLAN 97-011, AMENDMENT NO. 3 FOR THE CENTRE AT LA QUINTA SPECIFIC PLAN AND COMPLETED AN ADDENDUM TO ENVIRONMENTAL ASSESSMENT 2004-524 FOR SITE DEVELOPMENT PERMIT 2005-824. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD REQUIRE THE PREPARATION OF ANY SUBSEQUENT ENVIRONMENTAL EVALUATION PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN: RC (REGIONAL COMMERCIAL) ZONING: CR (REGIONAL COMMERCIAL) SURROUNDING LAND USES: NORTH: SAM'S CLUB SOUTH: AVENUE 48; RANCHO LA QUINTA EAST: DUNE PALMS ROAD; DSUSD OFFICE WEST: WATERCOLORS Page 1 of 3 BACKGROUND The Dune Palms Neighborhood apartment complex, located at the northwest corner of Dune Palms Road and Avenue 48, received Specific Plan and Site Development Permit approval on April 4, 2006 (SP 2006-078, SDP 06-857). The project, which encompasses approximately 14.8 acres, consists of a ±220-unit affordable high - density apartment complex and community building. Plans for the community building and surrounding landscaping were later recommended for approval by the Planning Commission on June 12, 2004 and approved by the City Council on July 3, 2007. Site Development 2006-857 Condition of Approval No. 72, approved by the City Council on April 4, 2006, requires revised landscaping plans to be reviewed by the Architecture and Landscape Review Committee and Planning Commission prior to final approval. The Condition of Approval reads as follows: 72. Prior to issuance of a grading permit, applicant shall submit a revised landscape plan, for the Architectural and Landscaping Review Committee review and Planning Commission approval, as a business item that includes plant quantities and plant locations as well as material and color details for the enhanced paving and wall designs. Prior to issuance of a grading permit, applicant shall submit for Planning Commission approval as a business item a revised landscape plan that identifies all trees be a minimum 1.5 inch caliper and a 36 inch box, all trees proposed within 150 feet of the Avenue. 48 frontage shalf be a minimum 48 inch box, and add additional hedges and trees to fully screen from each view along the west property line. The applicant shall work with the Watercolors developer to coordinate landscaping, walls and applicable easements along the west property line of the subject property. PROJECT REVIEW The landscape plans identify trees, shrubs, and groundcover consistent with Condition of Approval No. 72 from the original Site Development Permit and Specific Plan. Landscaping consists of an appropriate desert plant palette designed to complement the architecture of the building. Tree caliper sizes have been identified to exceed 1.5 inches, all trees will have a minimum 36 inch box size, and all trees within 150 feet of Avenue 48 have been identified as having a minimum box size of 48 inches. Additional hedges and trees have been placed along the west property line. ANALYSIS In general, the revised landscape palette and sizes presented are acceptable and conform to the Conditions of Approval. The proposed species of plants, which are taken from the approved plant list in the Specific Plan, provide diversity, while Page 2 of 3 having the characteristics of being functional and low water users. Turf identified on the plans has been limited to functional and visible areas located primarily within the courtyards of the units. Staff recommends the final landscaping plans identify the proposed green -screen material used in the screening of air conditioning and other mechanical equipment. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW: The ALRC reviewed this request at its meeting of September 19, 2007. The Committee unanimously adopted Minute Motion 2007-027, recommending approval of the landscaping plans. RECOMMENDATION Adopt Minute Motion 2007- , recommending approval of the revised landscaping plans for Site Development Permit 2006-857, subject to the following conditions: 1. Final landscaping plans shall be revised to identify green -screen landscaping around air-conditioning and other mechanical equipment. 2. Final landscaping plans shall be in accord with the Coachella Valley Water District Landscaping and Irrigation Design Ordinance which becomes effective on October 1, 2007. Prepared by: A rew J. Mogensen, incipal Planner Attachments: 1. Revised Landscaping Plans Page 3 of 3 Sent By: ; 760-398-2724; Sep-24-07 4:07PM; Page 1/2 August 2007 Dear Friends ............... Norman and Gayle Cady 82-831 Avenue 54 Vista Santa Rosa. California 92274-9654 C7e0) 9> "724 SEP 2 4 2007 My OF LA OuINTA Norman and I have written a brief commentary in which we discussed our personal feelings regarding the tragic death of Mery Griffin; and how the Coachella Valley, specifically the City of La Quinta, might reflect its respect and acknowledgment for his personal vision of creating an equestrian lifestyle community amongst the hubbub of country club, golf courses, and mania urbanization. Please take a few minutes to read the attached "Tribute to Mery Griffin". If you feel our suggestions have merit and potential for creating a worthy testimonial to Mery Griffin, and/or if you have additional ideas; please be sure to make La Quinta (and Riverside County) aware of your feelings. Written Correspondence should be addressed as follows: City of La Quinta Riverside County Attn: Doug Evans, Assistant City Mgr• Attn: Roy Wilson, 4'" District Supervisor Attn: City Council Members 73-710 Fred Waring Drive - Suite #222 P. O. Box i5o4 Palm Desert Ca 92260-2574 la Quinta Ca 92247-1504 It is our sincere hope to gather immense interest and enthusiasm for continuing Merv's vision here in perpetuity. Already we have world class polo, and the premier performing Desert Circuit Horse Show in the Sun "HITS" nearby. Mery had absolute love and devotion for horses. He chose to live the "equestrian" lifestyle, and all the wonderful amenities it has to offer in the City of La Quinta. This is the place. It's the right thing to do. For those of you who may not be "personally" involved with horses....... It isn't nearly as important as you wanting to participate in our desire to honor the legacy bestowed upon us by Mery Griffin. So, everyone, Please write a letter. Thank You! Norman Gayle Cady Sent By: ; 760-398-2724; Sep-24-07 4:07PM; Page 2/2 Tribute to Mery Grifft Norman and Gayle Cady 82-831 Avenue 84 vista Santa Rosa, Cabftma a2a74-9884 0e0) 398am A true gentleman,"and legend amongst the people. SEP $ 4 2007 Guardian angel and protector of horses. CRY OF LA OUINTA Mery Griffin, a kind and gentle man of kindred spirit, and impeccable charm. PtANNINO DEPARTME He exemplified a wholesome lust for life. He succeeded in living his dream. He created the "Griffin Ranch" for himself, and others to enjoy. He has been quoted as saying: "Retirement is death. i do not want to check into a house on a golf course." We are so very blessed and fortunate to have known Mery Griffin; both as a friend and neighbor. His ingenuity, foresight, and insatiable love for horses has created virtual foundation for furthering his inspirational dreams and desire for making a difference in this community. The City Officials of La Quints, have a golden opportunity to preserve, protect, and carry on the integral concept of Mery Griffm's accomplishments at Griffin Ranch. What better way to honor this great man than to embrace his dream by firmly establishing an entirely genuine "equestrian lifestyle" community. Amend the General Plan to include furthering an agricultural theme. Extend the existing borders allowing for and "encouraging" horse ownership. Make preparations for creation of a premier world class equestrian community second to none. La Quint& has exclusive opportunity to accomplish this as a fitting memorial to Mery Griffin. Take advantage, and welcome the challenge. La Quints is already a champion in providing a magnificent network of multi -purpose trails throughout the southeastern portion of the City. However, the City has been quite shy in promoting and advertising these trails for horse back riding. Their existence outside of our immediate area is virtually unknown. it is time to break the "shyness", exercise your "bragging rights", and launch into a new challenging area of life. Again, La Quints has the exclusive opportunity to pursue following in Mery Griffin's vision for this part of the Coachella Valley. "THE GRIFFIN TRAILS, La Quinta, California" has a phenomenal ring to it. A quote from Mery Griffin: "You have to be constantly turning the page, which prevents me from getting caught up in negativity. It's all about change for me. I keep moving and enjoy the ride." (The Desert Sun - August 10, 2007) Capture the moment. Sincerely, Z9 Norman Cady Ga dy Page I of 1 Betty Sawyer I- From: Sharon Rinker[srinker@dc.rr.com] Sent: Tuesday, September 25, 2007 5:21 PM z To: Planning WebMail �'. Subject: For Meeting on Sept. 25th j: September 25, 2007 t To the City of La Quinta Planning and Zoning Commission: I am here tonight to support Mark Ladeda and Paula Ziegler with regards to their plans to build a barn at their property in La Quinta aptly named; Tally Ranch. I have known Mark and Paula for quite some time, both professionally and personally. They have thoughtfully planned their horse estate and have continually updated and upgraded their property. They are both very eco-conscious equine owners as well as property owners. Their diligence to design should be noted as a benchmark for future equestrian estate properties. The improvements to Tally Ranch have benefited the surrounding area and adjacent homeowners should j., be thrilled to have them as neighbors. Respectfully Submitted, Sharon Rinker PGA Homeowner