2008 11 12 PCCity of La Quinta
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
PLANNING COMMISSION
AGENDA
A Special Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
NOVEMBER 12, 2008
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT
REGULAR MEETING
Beginning Resolution 2008-032
Beginning Minute Motion 2008-017
CALL TO ORDER
A. Pledge of Allegiance
B. 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
Approval of the Minutes of the Regular Meeting of October 28, 2008.
V. PUBLIC HEARINGS:
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 .................. REVERSION TO ACREAGE 2008-005
Applicant........... Stantec Consulting for Stamko Development Co.
Location............ East of Adams Street, South of Auto Centre Drive, West
of La Quinta Drive
Request ............. Consideration of Reversion to Acreage RA 2008-005
(36058-R).
Action ............... Resolution 2008-
B. Item .................. SITE DEVELOPMENT PERMIT 2006-866, TIME
EXTENSION NO. 1
Applicant........... Trans West Housing, Inc.
Location............ East Side of Monroe Street, '/4 Mile South of Avenue 54
Request ............. Consideration of a One -Year Time Extension for Site
Development Permit 2008-866, for the Construction of
an Equestrian Facility.
Action ............... Minute Motion 2008-
C. Item ................... SIGN APPLICATION 2008-1309
Applicant............ 51025 Mendoza, LLC.
Location ............. Southwest Corner of Calle Tampico and Avenida
Mendoza
Request ............. Consideration of a Proposed Sign Program for a Two -
Story 4,036 Square Foot Building
Action ............... Minute Motion 2008-
D. Item ................... ENVIRONMENTAL ASSESSMENT 2008-602 AND
GENERAL PLAN AMENDMENT 2008-112
Applicant............ City of La Quinta
Location ............. City-wide
Request ............. Consideration of an Amendment of the La Quinta General
Plan Circulation Element, Amending Exhibit 3.3 Street
Cross Sections - City Streets, Exhibit 3.5 City Roadway
Classifications, and Exhibit 3.10 the Multi -Purpose Trails
Map.
Action ............... Resolution 2008- and Resolution 2008-
VI. BUSINESS ITEM:
A. Item ................... SITE DEVELOPMENT PERMIT 2008-902
Applicant............ Madison Square; Sobel Development
Location ............. Northeast Corner of Highway 111 and Dune Palms Road
Request ............. Consideration of Perimeter Landscaping (Sidewalks).
Action ............... Minute Motion 2008
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
Vill. COMMISSIONER ITEMS:
A. Report on City Council Meeting of November 4, 2008, from Chairman
Alderson.
B. November 18, 2008, Council Meeting Attendee scheduled to be
Commissioner Barrows.
C. Trails Presentation by Commissioner Quill
IX. DIRECTOR ITEMS:
X. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to be
held on November 25, 2008, at 7:00 p.m.
DECLARATION OF POSTING
I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that
the foregoing Agenda for the La Quinta Planning Commission meeting of Wednesay,
November 12, 2008 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,
November 7, 2008.
DATED: November 7, 2008
!OL1YNtALKbER, 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.
PH#A
STAFF REPORT
PLANNING COMMISSION
DATE: NOVEMBER 12, 2008
CASE NO.: REVERSION TO ACREAGE RA 08-005 (36058-R)
APPLICANT: STANTEC CONSULTING INC.
PROPERTY
OWNER: STAMKO DEVELOPMENT CO.
LOCATION: EAST OF ADAMS STREET, SOUTH OF AUTO CENTRE DRIVE,
WEST OF LA QUINTA DRIVE
REQUEST: REVERSION TO ACREAGE OF PARCEL MAP 34855
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED
THAT THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL
REVIEW PURSUANT TO SECTION 15305 (CLASS 5C) OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT THE
PROPOSED REVERSION TO ACREAGE CONSTITUTES A MINOR
ALTERATION IN LAND USE WHICH DOES NOT RESULT IN ANY
CHANGES IN LAND USE OR DENSITY AND IS CONSISTENT
WITH THE CURRENT GENERAL PLAN POLICIES, ZONING
REGULATIONS, AND ZONED LAND USE.
ZONING: RC (REGIONAL COMMERCIAL)
GENERAL PLAN
DESIGNATION: CR (REGIONAL COMMERCIAL)
SURROUNDING
ZONING/LAND
USES: NORTH:
CR (REGIONAL COMMERCIAL)/ AUTO DEALERS
SOUTH:
RL (LOW DENSITY RESIDENTIAL)/ DESERT COVE
EAST:
CR (REGIONALCOMMERCIALV WAL-MART
SUPERCENTER
WEST:
RL (LOW DENSITY RESIDENTIAL)/ LAKE LA
QUINTA/ HADLEY VILLAS SENIOR APARTMENTS
PAReports - PC\2008\1 1-1 2-08\RA 08-005\PC Rpt RA 08-005.doc 1
BACKGROUND:
The Centre at La Quinta Specific Plan 97-029 was originally approved City Council
approved on July 15, 1997 under Resolution, No. 97-64. On October 18, 2005,
the City Council approved Specific Plan 97-029 Amendment No. 4, which amended
vehicular circulation, access, and drainage retention provisions involving the subject
property. Tentative Parcel Map 34855 was approved in a Director's Hearing on
September 20, 2006, which created the current parcel configuration of the subject
property. The final Parcel Map 34855 was later approved by the City Council on
November 20, 2007 and recorded on December 26, 2007. On July 10, 2007, the
Planning Commission approved Site Development Permit 2007-891, consisting of a
JC Penney's department store, adjacent parking lots, and landscaping. The Site
Development Permit approval was appealed and upheld by the City Council on July
17, 2007.
Prior to approval of the JC Penney's Site Development Permit, the property was
mass -graded, a partially -completed retention basin was constructed at the
southeast corner of the property, and a portion of roadway was constructed south
of the Auto Center Drive roundabout. Following approval of the JC Penney's Site
Development Permit, the subject property was again graded and excavated for two
future underground retention basins approved for that project.
Although building plans were submitted and reviewed by staff to construct the JC
Penney's Department Store, the development of the project has been placed on
hold at the applicant's request. The JC Penney's Site Development Permit is valid
until July 17, 2009, unless a time extension is applied for and granted by the
Planning Commission. The applicant has not disclosed any future development
plans for the subject property.
Parcel 1 of Parcel Map 28525-2, located immediately to the northwest of the
subject property, is the location of a proposed car dealership approved under Site
Development Permit 2004-821. Earlier this year, a one-year time extension for the
project was granted by the Planning Commission, extending the expiration date to
September 9, 2009. No construction plans for the dealership have been submitted
to the Building and Safety Department at this time.
PROJECT REQUEST:
The proposed Reversion to Acreage will undo the existing 13 parcels and lettered
lots created under Parcel Map 34855 into a single parcel. The applicant has
identified the existing improved portion of Auto Centre Way South and property
along Adams Street to be dedicated as public rights -of -way. The portion of
property along Adams Street is intended to be used as a future deceleration lane
leading into the property, as previously identified on the approved JC Penney's Site
Development Permit. Any bonding or assurances for physical improvements
PAReports - PC\2008\1 1-1 2-08\RA 08-005\PC Rpt RA 08-005.doc 2
required under Parcel Map 34855 will be absolved with the approval and recording
of this Reversion to Acreage.
ANALYSIS:
The applicant is proposing to revert the existing parcel map into acreage, a process
which erases all parcel lines and reverts the overall site into a single property. The
approval and recordation of this map would release the developer from the
conditions of approval and required improvements under Parcel Map 34855 unless
otherwise conditioned as a part of this map.
As the approved JC Penney's Site Development Permit 2007-891 is still active but
contingent upon the conditions of approval from Parcel Map 34855, the applicant
will be required to obtain approval and record a new tentative parcel map for this
property in order to proceed with the construction of the department store.
Staff has concerns with the long-term condition of the property since it has been
graded. Because the site has been graded multiple times, dust control measures are
required under PM-10 air quality rules. These measures typically include the use of
green -screen temporary construction fencing and the application of soil stabilizer on
the property. These types of dust control methods are typically an interim measure
which is taken until the completion of a project's construction, but without an
approved project, the dust control will continue on this property for an indefinite
period of time. Although there are alternatives to these dust control measures such
as covering the site with gravel or mulch, or re -vegetation of the site through the
use of irrigated grasses or hydroseeding, these methods are often expensive and/or
require a greater level of maintenance.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
The La Quinta Planning Department has determined that this project is exempt
from environmental review pursuant to Section 15305 (Class 5c) of the California
Environmental Quality Act in that the proposed reversion to acreage constitutes a
minor alteration in land use which does not result in any changes in land use or
density and is consistent with the current General Plan policies, zoning
regulations, and zoned land use.
PUBLIC COMMENTS AND NOTICE
This project was advertised in the Desert Sun newspaper and posted on November
1, 2008. All property owners within 500 feet of the site were mailed a copy of the
public hearing notice. Staff received two phone enquiries regarding the proposal.
PAReports - PC\2008\1 1-1 2-08\RA 08-005\PC Rpt RA 08-005.doc 3
FINDINGS
The findings necessary to recommending to the City Council approval of the
Reversion to Acreage to the City Council can be made provided the recommended
Conditions of Approval are imposed per Section §13.40.060 (Reversion to
Acreage, Findings for Approval) of the Subdivision Ordinance, as noted in the
attached Resolution.
RECOMMENDATION
Adopt Planning Commission Resolution 2008-_, approving Reversion to Acreage
2008-005, subject to the attached Findings and Conditions of Approval.
Attachments:
1. Reversion to Acreage Map 36058-R
2. Parcel Map 34855
Prepared by:
Ae&===
A w J. Mogensen
P ncipal Planner
PAReports - PC\2008\1 1-1 2-08\RA 08-005\PC Rpt RA 08-005.doc 4
PLANNING COMMISSION RESOLUTION 2008-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT 36058-R, A
REVERSION TO ACREAGE TO CONSOLIDATE
TENTATIVE PARCEL MAP 34855
CASE NO.: REVERSION TO ACREAGE RA 08-005 (36058-R)
APPLICANT: STANTEC CONSULTING
WHEREAS, The Planning Commission of the City of La Quinta,
California, did on the 12 day of November, 2008, hold a duly noticed Public
Hearing to consider the request of Stantec Consulting, a Reversion to Acreage to
consolidate the land within Parcel Map 34855 by means of Tentative Tract 36058-
R, generally located east of Adams Street, South of Auto Centre Way, and west of
La Quinta Drive, more particularly described as:
PARCEL MAP 34855
WHEREAS, said Reversion to Acreage has complied with the
requirements of the "Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-63), in that the Planning Department has
determined that the proposed Reversion to Acreage is exempt from CEQA review
under Guidelines Section 15305 (Minor Alterations in Land Use Limitations); and,
WHEREAS, the Planning Department published the public hearing
notice in the Desert Sun newspaper on the 1 s` day of November, 2008, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and
WHEREAS, at said public hearing, upon hearing and considering the
staff report, staff presentation, all project exhibits, and testimony and arguments, if
any, of all interested persons wanting to be heard, said Planning Commission did
make the following mandatory findings recommending approval of said Reversion
to Acreage:
Finding A - All owners of an interest in the real property within the subdivision
have consented to reversion.
The property owner, Stamko Development Company, is the sole owner of the real
property in question and has requested this reversion to acreage.
5
PAReports - PC\2008\11-12-08\RA 08-005\PC Reso RA 08-005.DOC
Planning Commission Resolution 2008-
Reversion to Acreage / Tentative Map 36058-R
Stamko Development Co.
November 12, 2008
Finding B - None of the improvements required have been made within two years
from the date the final or parcel map was filed for record, or within the time
allowed by agreement for completion of the improvements, whichever is the later.
Parcel Map 34855 was recorded by the County of Riverside on the 26" day of
December, 2007. The applicant has not made any of the required improvements
under Parcel Map 34855.
Finding C - No lots shown on the final or parcel map have been sold within five
years from the date such map was filed for record.
None of the properties identified on Parcel Map 34855 have been sold or
transferred to another property owner since the recordation of the map on
December 26, 2007. Stamko Development Company is the sole owner of the
properties and has been since the recordation of Parcel Map 34855.
Finding D - The dedications or offers of dedication to be vacated or abandoned by
the reversion to acreage are unnecessary for present or prospective public
purposes.
The property owner has offered to dedicate "Lot A" and "Lot B" for public street
and public utility purposes. No necessary prior dedications will be abandoned by
the reversion to acreage.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case;
2. That the Planning Commission does hereby recommend to the City Council
approval of Tentative Map 36058-R, as referenced in the title of this
Resolution, for the reasons set forth in this Resolution, and subject to the
Conditions of Approval as attached.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 12" day of November, 2008, by the
following vote, to wit:
AYES:
R
PAReports - PC\2008\1 1-1 2-08\RA 08-005\PC Reso RA 08-005.DOC
Planning Commission Resolution 2008-
Reversion to Acreage / Tentative Map 36058-R
Stamko Development Co.
November 12, 2008
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
LES JOHNSON, Planning Director
City of La Quinta, California
7
PAReports - PC\2008\1 1-1 2-08\RA 08-005\PC Reso RA 08-005.DOC
PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
REVERSION TO ACREAGE RA 2008-005 /
TENTATIVE PARCEL MAP 36058-R
STAMKO DEVELOPMENT
NOVEMBER 12, 2008
GFNFRAI
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Reversion to
Acreage with associated Tentative Parcel Map, or any Final Map recorded
thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Reversion to Acreage with associated Tentative Parcel Map 36058-R, 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-guinta.org.
3. Prior to the issuance of any grading or construction permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Planning Department
Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• South Coast Air Quality Management District Coachella Valley
f?
Planning Commission Resolution 2008-
Conditions Of Approval - Recommended
Reversion to Acreage RA 2008-005
Tentative Parcel Map No. 36058-R
Stamko Development
November 12, 2008
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.
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; 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 Permittee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
0
Planning Commission Resolution 2008-
Conditions Of Approval - Recommended
Reversion to Acreage RA 2008-005
Tentative Parcel Map No. 36058-R
Stemko Development
November 12, 2008
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
PROPERTY RIGHTS
5. 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.
6. 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.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Adams Street (Primary Arterial - Option A, 1 10' ROW) - No
additional right-of-way is required for the standard 55 feet from
the centerline of Adams Street for a total 110-foot ultimate
developed right of way except for an additional right-of-way
dedication for future Parcel Map access as shown as Lot "B" on
the Tentative Parcel Map No. 36058-R.
10
Planning Commission Resolution 2008-
Conditions Of Approval - Recommended
Reversion to Acreage RA 2008-005
Tentative Parcel Map No. 36058-R
Stamko Development
November 12, 2008
2) Auto Centre Way South, Lot "A" (Collector, 74' ROW) - The
standard total 74-foot ultimate developed right of way shown as
Lot "A" on Tentative Parcel Map No. 36058-R.
8. When the City Engineer determines that access rights to the proposed street
rights -of -way shown on the approved Tentative Parcel Map are necessary prior
to approval of the Final Map dedicating such right-of-ways, the applicant shall
grant the necessary rights -of -way within 60 days of a written request by the
City.
9. The applicant shall create perimeter landscaping/ setbacks along all public rights -
of -way as follows:
A. Adams Street (Primary Arterial) - 20 feet from the R/W-P/L.
B. Auto Centre Way South (Collector Street) - As required by the General
Plan and City Code unless otherwise approved in the Specific Plan.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
10. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, and drainage basins on
the Final Map.
11. Direct vehicular access along Adams Street, Auto Centre Way South, Auto
Centre Drive and La Quinta Drive are restricted or as otherwise conditioned in
these conditions of approval. The vehicular access restriction shall be shown on
the recorded parcel map.
12. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
13. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Parcel Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
Planning Commission Resolution 2008-
Conditions Of Approval - Recommended
Reversion to Acreage RA 2008-005
Tentative Parcel Map No. 36058-R
Stamko Development
November 12, 2008
FINAL PARCEL MAP
14. 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.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers to persons currently certified or licensed
to practice their respective professions in the State of California.
15. 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), LOMC.
16. 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 Mass Grading Plan
1 "
= 40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
17. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and
Design Guidance" section of the Public Works Department at the City website
12
Planning Commission Resolution 2008-
Conditions Of Approval - Recommended
Reversion to Acreage RA 2008-005
Tentative Parcel Map No. 36058-R
Stamko Development
November 12, 2008
(www.la-guinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
18. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
IMPROVEMENT SECURITY AGREEMENTS
19. Prior to the granting of any permits for mass grading, the applicant shall furnish
full security 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 Reversion to Acreage and associated Tentative Parcel Map to
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
20. 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.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on -site
improvements for checking and approval 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.
13
Planning Commission Resolution 2008-
Conditions Of Approval - Recommended
Reversion to Acreage RA 2008-005
Tentative Parcel Map No. 36058-R
Stamko Development
November 12, 2008
MASS GRADING
21. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
22. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a mass grading permit approved by the City Engineer.
23. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A mass grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report per the approved SWPPP 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 Parcel Map that a soils report has been
prepared in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
24. 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 and SWPPP for this Reversion to Acreage RA 2008-005 and Tentative
14
Planning Commission Resolution 2008-
Conditions Of Approval - Recommended
Reversion to Acreage RA 2008-005
Tentative Parcel Map No. 36058-R
Stamko Development
November 12, 2008
Parcel Map 36058-R.
DRAINAGE
25. Stormwater handling shall be revised and approved by the City Engineer to
conform with the approved hydrology and drainage reports associated with the
approved Mass Grading Plan for this Reversion to Acreage and Tentative Parcel
Map 36058-R.
MAINTENANCE
26. The applicant shall maintain all fencing and screening materials in good working
condition and repair any damages, including those resulting from wind or
vandalism, within 48 hours of occurrence.
27. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
28. The applicant shall be responsible for the cleaning and removal of tracked out
gravel and dirt on the adjacent public rights -of -way.
15
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
October 28, 2008 7:03 P.M.
I. CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:03
p.m. by Chairman Ed Alderson who asked Commissioner Barfows to lead
the flag salute.
B. Present: Commissioners Katie Barrows, Paul Quill, Mark Weber, Robert
Wilkinson, and Chairman Ed Alderson.
C. Staff present: Planning Director Les Johnson, Principal Engineer Ed
Wimmer, Planning Manager David Sawyer, Assistant City Attorney
Michael Houston, Principal Planner Andrew Mogensen, Assistant Planner
Eric Ceja, and Executive Secretary Carolyn Walker.
II. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Confirmed
IV. CONSENT CALENDAR:
Chairman Alderson asked if there were any changes to the Minutes of October
14, 2008. Commissioner Weber requested the following amendment:
Page One, Item I(A) should read: This meeting of the Planning Commission was
called to order at 7:04 p.m. by Chairman Ed Alderson who led the flag salute.
With that correction, it was moved and seconded by Commissioners
Barrows/Wilkinson to approve the minutes as submitted. Unanimously
approved.
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V. PUBLIC HEARINGS:
A. Continued - Conditional Use Permit 2008-114; a request of La Quinta
Farmers Market/Bazaar for consideration of an Outdoor Market, located at
77-880 Calle Tampico; Benjamin Franklin Elementary School in the La
Quinta Village.
Chairman Alderson noted that the applicant has requested a continuation
of this item to November 25, 2008, and he opened the public hearing.
There were no comments from the public, and he then closed the public
hearing portion of the meeting.
There being no further discussion, from either the public or the
Commissioners, it was moved and seconded by Commissioners
Barrows/Quill to continue Conditional Use Permit 2008-114 to the
Planning Commission meeting of November 25, 2008. Unanimously
approved
B. Tentative Parcel Map 35559 and Site Development Permit 2008-903; a
request for consideration of a Tentative Parcel Map and Site Development
Permit for a 50,000± square foot retail commercial center located east
of Washington Street, West of Caleo Bay Road, 500 Feet North of
Avenue 48.
Chairman Alderson opened the public hearing and asked for the staff
report.
Principal Planner Andrew Mogensen presented the staff report, a copy of
which is on file in the Planning Department, corrected the size of the site
as 3.8 acres instead of 4.8, as noted. He then presented the information
contained in the staff report.
Chairman Alderson asked about the height of the projections. Staff gave
the measurements and allowable standards.
Principal Planner Andrew Mogensen read a memo, submitted by the
Public Works Department requesting the following addition to the
recommended conditions of approval:
1. Ongoing maintenance of all permeable paver systems shall
include sweeping the pavers at a minimum of once per
month as approved by the City Engineer.
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Commissioner Wilkinson had a question about one of the line of sight
studies. Staff replied it represented the view of the project from a point
six feet from the ground and noted the adjacent properties had a wall.
Staff deferred additional questions to the project architect.
Chairman Alderson asked about the Line of Sight Exhibit LS-10 wanting
to know if the figure standing was in the dwelling. Staff said the figure
was supposed to be standing behind a block wall.
Commissioner Weber asked about the water feature. Staff pointed to the
graphics showing four water features which are conditioned to comply
with the current Water Efficiency Ordinance. Part of that Ordinance
requires the water feature to actually have a function. In this instance
the developer intends to have water features that act as cooling features
to the adjacent seating.
Chairman Alderson asked about the volume of water used on the water
features. Staff deferred to the developer to respond to this question.
Chairman Alderson asked about the plans for the property to the north.
Staff answered there is no application on file for that property.
Chairman Alderson asked about the hydrology of the project. He was
concerned about the grade difference between the street and the pad.
He asked for information on the storm drains. Principal Engineer Wimmer
replied he had included some slides in anticipation of any hydrology
questions and he complimented the developer on working with the City
on efforts to resolve any possible hydrology issues.
Principal Engineer Wimmer described the retention basin and underground
storage areas planned to remove project -related water to Washington
Street. He also provided information on removal of stormwater through a
series of storm drain pipes to direct the water out to Caleo Bay and
eventually into Lake La Quinta.
Commissioner Quill asked if the original intent, when this parcel was set
up, was to drain the stormwater into Lake La Quinta.
Commissioner Weber asked if the parcel next to it would be set up to
drain into Lake La Quinta also.
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Principal Engineer Wimmer said he was unsure, but he believed the
original intent was for this whole area to drain into Lake La Quinta.
Chairman Alderson asked about the three ways water was drained off the
site and Principal Engineer Wimmer confirmed his information.
Chairman Alderson asked if the shoe box light fixtures would be shielded
for the neighbors. Staff said they would be.
There being no further questions of staff, Chairman Alderson asked if
there were any applicant representatives or comments.
Mr. Dick Talbert, President of Talbert Development, 1719 Rudell Road,
Burbank, California 91501, presented an e-mail, in support of the project,
from the President of the Lake Quinta Homeowners' Association. Copies
of the e-mail were distributed to the Commissioners. He said the design
team (Perkowitz and Ruth), the civil engineer (SC Engineering) and the
landscape architect (Michael Buccino) were present to explain their
contributions to the development.
Mr. Brian Wolf with Perkowitz and Ruth, 111 West Ocean Boulevard,
Long Beach, California, presented information on the design of the plan
and the layout of the center. He spoke about the building height and
variations and emphasized the uniqueness of the design and the clock
tower feature. He discussed the trellis areas and the fact that the project
is sustainable. They have tried to be very attentive to pedestrian linkage
including the driveway linkage to Caleo Bay. He explained the ADA
linkage accessible to the street and pedestrian linkages in various areas of
the site. He explained the use and purpose of the water features.
Mr. Wolf said all of the cross sections were taken at eye level and
explained the site/elevations. Chairman Alderson asked if that was the
worst case scenario and Mr. Brian said it was.
Commissioner Wilkinson had a question about Section AA and the height
of which the point prospective was taken. Mr. Wolf replied it was five
feet, five inches. Commissioner Wilkinson asked if the lowest building
perspective was 28 feet and Mr. Wolf replied it was actually 23 feet.
Commissioner Wilkinson asked if the Section DD building height was the
same. Mr. Wolf said the height was actually 25 feet high. Commissioner
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Wilkinson asked if that showed the rotunda area. Mr. Wolf gave details
of the parapets and pitch tiled roofs. He explained the maximum height
of each building.
Commissioner Wilkinson asked about the 40 foot building height
projection. Mr. Brian said the 40 foot tower is approximately 60 to 65
feet inward. He pointed out where it on the site plan.
Commissioner Wilkinson wanted to get a prospective of the tower and
rotunda versus the residences nearby. He asked if it would encroach on
the line of site. Mr. Brian said it would. He commented on the size of
the element at the end of the building. He added there was a pretty
significant screen wall.
Chairman Alderson said the Commission was very concerned about the
line of site for the residents nearby.
Commissioner Wilkinson said there was a slide showing the adjacent
street and properties. He wondered if the first few houses on the corner
would be looking at the development and wanted to determine what their
line of site since it would make a difference to the residents.
Chairman Alderson commented on the configuration of the site and the
fact the applicant had been sensitive to the line of site of the buildings for
vehicles passing.
Commissioner Barrows said she was delighted to see the LEED
certification. She asked the applicant to walk through the features of the
LEED certification; with specific emphasis on the glass exposure.
Mr. Wolf pointed out various features and said dual -glazed windows
would be added where they were unable to fully shade the windows.
Commissioner Barrows asked if they would anticipate making any major
changes in the building because of the LEED process. Mr. Wolf said they
did not anticipate any major changes.
Mr. Dick Talbert said they have had half a dozen meetings with the Lake
La Quinta Homeowners' Association. He pointed out an aerial view of
one of the houses and stated that was the only homeowner who voiced
concern. He said the only other homeowners directly affected had a very
high wall and the impact would not be significant for them.
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Chairman Alderson said he thought the previously approved plan was a
three story hotel and this plan would not impact the view as significantly.
Commissioner Quill said this was a condominium parcel map. He asked
about the footprint of the building and the fact that there would be four
separate condominiums on the project with the homeowners' association
maintaining each of the individual condominium units. He asked if each
individual building could be sold to a separate owner. He also had
questions about the ownership and long term maintenance of the
properties. He asked if there would be an association of the four
properties that would own, operate, maintain, take care of, and pay
insurance on all of the building improvements, the parking lots,
everything. Mr. Talbert replied that was correct.
Commissioner Quill asked if everything outside of the individual building
was common area. Mr. Talbert said that was correct.
Michael Buccino, 77734 County Club Drive, Palm Desert, landscape
architect on the project commented on how the developer appreciated
the sensitivity of the architecture to human use. He said the various
textures and colors have a bit of a European style. This would be more
of a pedestrian space, encircled by pedestrian walkways. He described
the walkability of the area. He wanted to draw attention to the interior
space. He described the screening of the project by trees. He pointed out
the design highlights of the area and the fact that people could come in
walk around and enjoy a cup of coffee, sit and relax, and enjoy the
ambiance that the development had to offer. The water features area is
an extension of the architecture. The developer has been working to
have water features that work with the architecture and spread out a bit
to cool the air around them.
Mr. Buccino said they didn't just want to include a three -tiered fountain.
Chairman Alderson asked if he could share any details on the water
feature. Mr. Buccino said the water features would be shallow and
would include no large flow. It was more of a human scale to sit next to
it and not be drowned out.
Commissioner Barrows had a question about the water features in that
they have tried to limit water features and have requested they be
functional. She appreciated the atmosphere they provide but she was
concerned about the fact there were four water features and it appears
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there is an intent to install a misting system and a lush landscaping
palette. She was also concerned that the fountains were described as
being cooling features.
Mr. Buccino described how the water features would have a cooling
effect on people who gathered to sit near those features. The trees give
off moisture, and the water features would have a lot of positive effects.
Commissioner Barrows said since there was not a definite plan on the
water feature. She asked if he would be amenable to some limited
surface area or quantity. She said, even though they are going for LEED
certification, it is not just the water; it's the pumping and treating.
Mr. Buccino said a very important part of the design includes following
the requirements of the City.
Mr. Talbert said they designed it to make it functional and they are going
to be small water features. He was not sure how they could best satisfy
the Commission. Possibly they could provide the Planning Director with a
precise design.
Commissioner Quill suggested they deal with that during their discussion.
Chairman Alderson had a question about the final landscaping plans.
Staff said the final landscaping plans are not conditioned to come back to
the Commission.
Commissioner Barrows asked Mr. Buccino how a bicyclist would
maneuver through the project. Mr. Buccino described the areas set up
with bike racks and the circulation of the project.
Chairman Alderson asked about the landscaping which currently exists on
Washington Street. He commented that about 50% of what is there
now does not match what is on the plans. He asked how the
landscaping would be changed to match the plan of the new
development. Mr. Buccino said there were date palms that currently
existed and he did not want to take them out. He pointed out what
would be replaced and what would be retained.
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Chairman Alderson asked for confirmation that they were going to be
modifying the existing landscaping to work with their development, and
asked if they were, or were not, going to take out the large palms. Mr.
Buccino said they were not and then explained the reasons why.
There being no further applicant comments Chairman Alderson asked if
there was any public comment.
There being no further questions, or public comment, Chairman Alderson
closed the public participation portion of the meeting and opened the
matter for Commission discussion.
Commissioner Wilkinson asked about the deceleration lane and the
landscaping to the north of the shade structure near the bus stop. He
was concerned about issues where the sidewalk was right next to the
street.
Chairman Alderson said the situation he was referring to was near a
school.
Commissioner Wilkinson said it was difficult to tell what was being
removed due to the inclusion of the deceleration lane. His major concern
was public safety with the sidewalk adjacent to the street. However, he
commented he did like the architecture of the buildings.
Commissioner Quill said everything was beautiful and he had no issues.
He said the sidewalk was adjacent to the curb right now and the
applicant did not own that property. He said there was another area
where there was grass that did not have any useful purpose, but the
grass would have to be redone by the time the project was built.
Commissioner Quill said he really liked the idea of some limited gpm
(gallons per minute) or limited cubic feet of water. He said there should
be some limiting factor in the four water features to make them more
_acceptable, with certain criteria, to provide an evaporative cooling effect
of the water. He said he would support getting rid of the turf.
Planning Director Johnson said this is the first project that's come before
the Commission with the new water efficient provisions in effect. The
applicant is requesting multiple water features to be established within a
project and as designed, the new provisions require specific approval of
the fountains by the Planning Commission. He said staff shared in the
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Commissioners' concerns on saving electricity and water and was
receptive to the direction of the Commission to handle the fountains
issue at either an administrative level, or by bringing it back to the
Commission for consideration. He was sure the applicant was concerned
about the Commissions' direction.
Commissioner Quill gave examples of water features and their capacity.
He gave suggestions of how the water features could be limited. He also
included the possibility of limiting the pumping features of the water
features with no more than t/2 horsepower of pumping capacity. He said
that was the equivalent of a pool pump.
Commissioner Weber said there would be an efficiency on the motors
that the LEED certification would address. He suggested the applicant
come back with some creative ways to deal with the problem and set a
precedent to follow in the future. He commented on the water features
and how the problem could be resolved. He suggested it could come
back as a business item.
Commissioner Barrows suggested one of the water features be removed.
She suggested the applicant could use sculpture instead of a water
feature. She thought the water features could do some cooling but
thought there were too many water features. She suggested a waterfall
or other water feature that was shallower and gave more of a feeling
than an actual pool. She strongly encouraged the use of a sculpture with
water that trickled down rather than a pool. She said the applicant could
look into how water can be used more creatively and then bring it back
to the Commission.
Commissioner Quill agreed with Commissioner Barrows. He said the
most common water features don't have a pond with them, the sculpture
shows the water and the water stays below the surface without the
opportunity to evaporate as much. He suggested the water feature in the
middle of the parking lot be removed or replaced with a dry sculpture
feature.
Discussion followed of where the water feature was.
Chairman Alderson re -opened the public hearing.
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Rob Bernheimer, 45025 Manitou, Indian Wells, pointed out the locations
of the water features, and said the applicant is amenable to having this
come back as a business item, but it would be a number of months
before that would happen. He asked if these water features ultimately
could comply with any standards adopted in the interim, would they still
have to come back or could they be approved by staff.
Chairman Alderson asked if the applicant was willing to accept the
standards if the Commission elected to do something in the future. Mr.
Bernheimer said yes.
There being no further questions, or public comment, Chairman Alderson
closed the public participation portion of the meeting and opened the
matter for Commission discussion.
Commission Barrows asked about the landscaping on Washington and
commented on a retention basin replacing turf. She was amenable to
having staff work with the applicant.
Chairman Alderson was concerned about overloading conditions on the
applicant to the overall detriment of this project. He said the Commission
did not want to impede their progress.
Chairman Alderson asked the applicant if he was familiar with all the
conditions of approval included in the staff report; including those
regarding landscaping. Mr. Talbert said yes.
Chairman Alderson applauded the LEED certification. He asked about the
shared parking agreements with the properties to the north and south.
Staff said it was a shared access to both of the properties to the north
and the south.
Chairman Alderson said Committee Member Rooker of the Architecture
and Landscaping Review Committee (ALRC), commented he did not like
the orientation of the buildings. Chairman Alderson said it was good that
he was concerned. Staff explained what Committee Member Rookers'
concerns were such as visibility along Washington.
Chairman Alderson asked if there were seats around the fountain. Mr.
Buccino said there were but they were small.
Chairman Alderson said this was a wonderful project.
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Commissioner Wilkinson said if there was a reclaimed water situation
then the Commission did not have a problem with it. Staff gave an
explanation about potable water and special consideration to grant that
use.
Commissioner Wilkinson said if the applicant used reclaimed water from
landscaping or air conditioning condensation there would be no restriction
on sizes. If they used a solar powered pump, there would be no power
issues. Staff gave an explanation of reclaimed water and the public
interacting with it.
Chairman Alderson commented on the timely completion of project and
bonding. He referenced Page 27 of the staff report.
Staff explained the stipulation which had to do with the subdivision
improvement agreement (SIA) that is put on all tract and parcel maps.
He explained the time frame and stipulation of the SIA and requesting
time extensions from the City Council. There is a time established. It is
one year, the first time around, and then up to the Council thereafter.
There was no further discussion, and it was moved and seconded by
Commissioners Barrows/Quill to approve Resolution 2008-030 for
Tentative Parcel Map 35559 with conditions (#75) as provided by staff
added to the Parcel Map. Unanimously approved.
There was no further discussion, and it was moved and seconded by
Commissioners Barrows/Quill to approve Resolution 2008-031 for Site
Development Permit 2008-903 with condition (#85) added and (#88)
was modified, as provided by staff, as well as applicant and staff
working to address water features for future Commission review as a
Business Item (#81). Unanimously approved.
VI. BUSINESS ITEMS:
A. Appeal 2008-002; a request of Standard Pacific Homes for consideration
of an Appeal of Director's Determination, Dated September 24, 2008,
that Tentative Tract 33336 Does Not Qualify for the Automatic Time
Extension Provided for in Section 66425.6(A)(1) of the California
Government Code. The development is located at Avenue 58, One -
Quarter Mile West of Madison Street.
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Chairman Alderson opened the public hearing and asked for the staff
report.
Planning Director Les Johnson informed the Commission this item was
being pulled from the agenda as there was a possible administrative
remedy for this item. If it needed to come back it would be agendized.
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
A letter and material were distributed from the new Fresh & Easy Neighborhood
Market.
Chairman Alderson thanked the Public Works Department for their cooperation
in providing the monthly Capital Improvement Reports.
Vill. COMMISSIONER ITEMS:
Commissioner Wilkinson gave a report on the City Council Meeting of October
21, 2008.
Chairman Alderson is scheduled to present the next Council report.
Commissioners requested the "Smart Controllers" and Landscaping
Requirements be continued, from the October 14, 2008, meeting to this
meeting for discussion.
At the Planning Commissioners' request, Planning Director Les Johnson
presented information on the City's requirements for Smart Controllers. A copy
of the memo from the October 14, 2008, meeting was distributed to the
Commissioners.
Commissioner Wilkinson commented about not having a request for a Smart
Controller followed through with. Staff said it was a very excellent program and
said they would look into it.
Chairman Alderson commented on the process, costs, and location of the Smart
Controllers.
Commissioner Weber said he signed up for the next Planning Commissioner's
Training which was scheduled to be about demystifying traffic studies, etc. He
said he will report back to the Commission and thanked the City for the
opportunity to attend.
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Commissioner Weber commented on a Builder's workshop at the Woodhaven
Country Club on global greening and incentives. He said it might be a good
primer on Title 24, and added CVWD is also having a golf and water
symposium. It would be a comprehensive agenda on water in the Valley and
its impact on tourism, as well as the Mid Valley Water Project.
Commissioner Weber commented on Trails Day print out and information on the
City's promotion through Community Services.
Commissioner Quill asked to make a presentation at the November 12, 2008,
meeting.
Staff pointed out there would be several items, but Commissioner Quill could be
added to the agenda.
Chairman Alderson commented on the Smart Controllers memo, 2ntl paragraph,
regarding public areas. He asked what options are available if the developer
doesn't elect to do the landscaping on that project. Could the Commission
consider mandating Smart Controllers be required everywhere.
Staff said the memo focused on requirements for all tract homes. The
applicant/developer receives approval (via the Site Development Permit) for all
land activities including the front yards of the homes, etc. He described the
requirements that have to be addressed as part of the Certificate of Occupancy
for those homes and the fact that Building & Safety validates that a controller is
a part of the landscaping for those homes.
Staff added the regulations for the City could be amended that would impose
Smart Controllers on all single family homes. Custom homes are currently
exempt. However, because of the price point of those homes they are currently
putting in very elaborate controllers on their homes. That does not mean that
they are Smart Controllers, but they are state of the art. The original ordinance
was fairly cutting edge at the time and was ahead of most cities in the Valley.
That was the first step in a more conservation -focused set of standards and in
the future, we can focus on more key items.
IX. DIRECTOR ITEMS:
Planning Director Johnson reminded the Commissioner that the next Planning
Commission meeting would be held on a Wednesday (11/12/08), due to the
Veteran's Day holiday.
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X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Barrows/Quill to adjourn this regular meeting of the Planning Commission to the next
special meeting to be held on November 12, 2008. This regular meeting was
adjourned at 8:54 p.m. on October 28, 2008.
Respectfully submitted,
Carolyn Walker, Executive Secretary
City of La Quinta, California
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PH#B
PLANNING COMMISSION
STAFF REPORT
DATE: NOVEMBER 12, 2008
CASE NUMBERS: SITE DEVELOPMENT PERMIT 2006-866, TIME
EXTENSION NO.1
APPLICANT &
PROPERTY OWNER: TRANS WEST HOUSING, INC.
REQUEST: CONSIDERATION OF A ONE-YEAR TIME EXTENSION
FOR SITE DEVELOPMENT PERMIT 2006-866, FOR THE
CONSTRUCTION OF AN EQUESTRIAN FACILITY
LOCATION: EAST SIDE OF MONROE STREET, '/4 MILE SOUTH OF
AVENUE 54
ENVIRONMENTAL
CONSIDERATION: SITE DEVELOPMENT PERMIT 2006-866 WAS
PREVIOUSLY ASSESSED IN CONJUNCTION WITH
ENVIRONMENTAL ASSESSMENT 2006-574, WHICH
WAS CERTIFIED BY THE PLANNING COMMISSION ON
SEPTEMBER 26, 2006. NO CHANGED
CIRCUMSTANCES OR CONDITIONS ARE PROPOSED, OR
NEW INFORMATION HAS BEEN SUBMITTED WHICH
WOULD TRIGGER THE PREPARATION OF A
SUBSEQUENT ENVIRONMENTAL REVIEW PURSUANT
TO PUBLIC RESOURCES CODE SECTION 21166.
ZONING: RL (LOW DENSITY RESIDENTIAL) W/ EQUESTRIAN
OVERLAY
GENERAL PLAN:
LDR (LOW DENSITY RESIDENTIAL)
SURROUNDING
ZONING AND
LAND USES:
NORTH:
RVL / GRIFFIN RANCH / RURAL RESIDENCE
SOUTH:
RL / LA QUINTA ESTATES
EAST:
MONROE STREET / CITY LIMITS / RURAL
FARMLAND
WEST:
RL / GRIFFIN RANCH / RESIDENTIAL
1
BACKGROUND:
The Griffin Ranch Saddle Club facility was approved by the Planning Commission
on September 29, 2006 under Conditional Use Permit 06-099 and Site
Development Permit 06-866 (Attachment 2). Although the Saddle Club was not
included as a part of the Griffin Ranch Specific Plan or associated tentative tract
map approvals, it has been designed to be used in conjunction with the adjacent
residential project. The Saddle Club will primarily serve Griffin Ranch residents but
allows use by outside individuals.
Griffin Ranch Specific Plan 2004-074 and Tentative Tract Map 32879 were
originally approved by the City Council on January 4, 2004 for 303 single-family
lots over approximately 199 acres. The project was later enlarged by 90 lots on 45
acres under Specific Plan Amendment #1 and Tentative Tract 34642, which were
approved by the City Council on April 17, 2007.
On February 12, 2008, the Planning Commission reviewed and approved
Modification by Applicant (MBA) 2008-008, a proposal from Trans West Housing
to delay the construction of off -site street improvements until one year following
the first phase of construction (Attachment 3). This request from Trans West
Housing was due to Site Development Permit 06-866 Condition of Approval #19,
which required that off -site street improvements be completed in the first phase of
construction. The conditions of the MBA approval have been incorporated into the
conditions of this proposed time extension.
The applicant filed for this time extension request on September 23, 2008, three
days prior to the project's expiration date of September 26, 2008. Approval of this
time extension would grant the applicant a one-year extension, expiring on
September 26, 2009.
Project Description
The Griffin Ranch Saddle Club consists of an equestrian boarding facility for the
use of Griffin Ranch residents and the general public (Attachment 1). All of the
buildings are intended to be metal paneled, steel -framed structures designed for
agricultural uses. Two existing residential buildings located on site will be
incorporated into the project for use as an office/clubhouse and second caretaker's
residence.
Project Layout
Main entry to the Saddle Club will be via Monroe Street. The interior roads will
consist of decomposed gravel or other similar material stabilized for dust control. A
second entry will be provided at the northwest corner of the site and will be for the
use of Griffin Ranch residents. The interior drive will be designed to accommodate
large vehicles as the trash, recycling, manure, chips, and hay storage areas are
2
located in the northwest corner of the site. The drive along the south property line,
immediately south of the covered stalls, will be blocked via gates and will only
available for occasional oversized vehicles and emergency use. The primary fencing
used along Monroe Street, the Griffin Ranch residential perimeter, and the turn out
pastures and pens will consist of white split -rail fencing. The southern perimeter
adjacent to the existing residences currently has a six foot block wall with some
sections having an additional two feet of blocks added.
Turnout pastures located along the northeast portion of the site have been leased
from the adjoining property owner who also lives adjacent to the property. The hot
walker and circular pen have been placed at the northwest portion of the site,
distanced from the southern properties, and in close proximity to the stables. Horse
trails are proposed between the barns, stalls, covered arena, exercise pen, outdoor
arena, and turnout pastures.
Landscaping
The Saddle Club Site Development Permit includes a conceptual landscaping plan
with an extensive plant palate. The primary ground cover throughout the project
will be turf, necessary for both equestrian functions and dust control. Monroe
Street and the main entry road are identified to be lined with canopy trees in the
conceptual landscaping plan. The gated entry has been identified to be planted with
perennials and includes a small water feature. A main focal point of the project site
will be the landscaped center turnaround adjacent to the covered arena and barns.
Although the original Site Development Permit plans identify this center turnaround
to have a flower bed and water fountain, the applicant has removed this water
feature in the most recent set of Final Landscape Plans reviewed by staff, and has
replaced it with a statue of horses. Landscaping along the southern property
boundary is limited due to an existing Coachella Valley Water District (CVWD)
easement which restricts all trees except palms due to potential root interference
with water lines.
The applicant will be utilizing Bureau of Reclamation water from the All -American
Canal to provide landscaping irrigation and dust control. An automated water
cannon system will be used to spray down the entire site. The existing pastures
have been irrigated with, and will continue to utilize, flood irrigation methods.
Proposed Buildings
Covered Riding Arena with Attached Stalls - At the center of the Saddle Club, the
applicants are proposing to construct a 37,500 SF covered riding arena. The 24'6"
tall covered arena will be open -sided with the exception of the north and south
sides flanked by covered stalls. The roof material will consist of 26 gauge
zincaiume steel with a light tan ("light -stone") colored, baked enamel coating. The
roofline fascia will consist of green painted aluminum trim. The attached covered
stalls will also be constructed of the same roofing material, but will consist of
3
sidewalls manufactured from steel -sided plywood, coated with a similar baked
enamel material as the roofing, colored a slightly darker tan than the roofing
material. The wall beams identified in the colored elevations will be a darker tan
color than the adjacent wall paneling. The closest point from the covered stalls to
the southern property line will be 56 feet.
Horse Barns - The project will include two inward -facing, elongated, horse barns
consisting of 20 stalls each. The roofline of the barns will be 15'3" in height and
will be constructed from the same materials and utilize the same color scheme as
the covered arena and stalls. The center aisle will be constructed with paver
flooring. Each stall will be connected to a 12' x 12' run with an exit gate. The
horse barns will be 60 feet to the northern property line and approximately 350
feet from the southern property line.
Accessory Buildings - Accessory buildings will be constructed of the same
materials and color scheme as the other structures. The site will have four
accessory buildings: a manure storage building, wood shaving storage building, hay
storage building, and maintenance building.
The manure storage building will be the smallest of the four structures, 14' x 26' in
size (364 SF) and 17' in height, designed to fully enclose a single roll -off waste
hauler which is proposed to be removed of manure every other day. Staff has
recommended the manure building be installed with a fly -spray system and odor
control blocks and that the roll -off containers be covered or enclosed when
removed from the site. The manure storage building will be 25 feet from the
northern property line, 64 feet from the western property line, and 307 feet from
the southern property line.
The wood shaving and hay storage buildings will each be identical in size and
height, 40' x 75' in size (3,000 SF) and 21'6" in height at the peak of their
roofline. These two buildings are proposed to be open on one side. These two
buildings are respectively 32 and 34 feet from the eastern property line. The wood
shavings storage building is 235 feet and the hay storage building is 185 feet from
the southern property line.
An enclosed maintenance building will also be included to house machinery, and
will be 24' x 50' in size (1,200 SF) and 17' 6" in height. The maintenance building
will be 30 feet from the eastern property line and 120 feet from the southern
property line.
Caretaker's Residences - At the southwest corner of the site, the applicants are
proposing a 999 SF caretaker's residence (The site plan on the last page of
Attachment 1 erroneously cites 1,400 SF). The 14' 2 7/8" high, three bedroom,
ranch -style home will have a concrete tile roof, stucco walls, wood trim and
columns, and a carport. The applicants have stated the proposed caretaker's
residence will be painted with the same color scheme as the adjacent accessory
4
structures. A second, additional caretaker's residence for the manager will occupy
one of the two existing residences.
ANALYSIS
The applicants are requesting a one-year time extension for the construction of the
buildings approved under Site Development Permit 2006-866. No changes are
proposed to the Site Development Permit by the applicant. Although building plans
were submitted and approved by the Building and Safety Department for portions
of the Saddle Club, they expired prior to the commencement of construction. This
time extension request will grant the developer one additional year to renew their
building permits and begin construction on the buildings approved under Site
Development Permit 2006-866 and incorporates the Modification by Applicant
2008-008 conditions approved by the Planning Commission on February 12, 2008.
Proposed changes to the original conditions of approval generally involve updated
references to the Public Works Engineering Bulletin, recent changes to development
policies, and Modification by Applicant 2008-008. The applicant has reviewed the
proposed changes to the Conditions of Approval and has accepted them.
As the Saddle Club has an established use as an equestrian center, currently
boarding horses on -site, no time extension was deemed necessary for Conditional
Use Permit 2006-099, which was approved by the Planning Commission with the
original Site Development Permit on September 29, 2006. The Site Development
Permit requires a time extension because construction activities approved through
that entitlement have not commenced within a two-year period.
PUBLIC NOTICE AND COMMENT:
This proposal was advertised in the Desert Sun newspaper and posted on
November 1, 2008. All property owners within 500 feet of the site were mailed a
copy of the public hearing notice. No public comments were received by staff at
the time of the filing of this report.
RECOMMENDATION:
Adoption of a Planning Commission Minute Motion approving a one-year time
extension for Site Development Permit 2006-866, to expire on September 26,
2009, pursuant to the applicant's acceptance of the attached Conditions of
Approval.
Attachments:
1. Saddle Club Vicinity Map and Exhibits
2. Staff Report from Site Development Permit 2006-866
5
3. Staff Report from Modification By Applicant 2008-008
Prepared by:
A ew J. Mogensen
P ncipal Planner
PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL — RECOMMENDED (EDITS IDENTIFIED)
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This time extension shall grant the Site Development Permit an additional one-
year period of validity, expiring on September 26, 2009.
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 County Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• South Coast Air Quality Management District Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
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PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
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 ("NO1"), 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, 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; the California Regional Water Quality
Control Board - Colorado River Basin Region Board Order No. R7-2008-001. the
State Water Resources Control Board's Order No. 99-08-DWQ and conditions of
Specific Plan 2003-066, Site Development Permit 2004-807.
For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more than
one (1) acre of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
The applicant's SWPPP shall be approved by the City Engineer prior to any on or
off -site grading being done in relation to this project.
The applicant shall ensure that the required SWPPP is available for inspection at
the project site at all times through and including acceptance of all
improvements by the City.
The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
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PLANNING COMMISSION MINUTE MOTION 2008-
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SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
7) 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.
8) 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.
Additionally, the applicant shall comply with applicable provisions for
post -construction runoff per 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 California Regional Water Quality
Control Board - Colorado River Basin (CRWQCB-CRB) Region Board
Order No. 137-2008-0001.
9) For post -construction urban runoff from New Development and
Redevelopment Projects the applicant shall implement
requirements of the NPDES permit for the design, construction and
perpetual operation and maintenance of BMPs per the approved
Water Quality Management Plan (WQMP) for the project as
required by the California Regional Water Quality Control Board -
Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-
2008-001.
10) The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2008-0001 utilizing
BMPs approved by the City Engineer.
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.
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PLANNING COMMISSION MINUTE MOTION 2008-
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SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements. Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti removal by City
staff or assigned agent in perpetuity and agreement to the method to remove
graffiti and to paint over to best match existing. The applicant shall establish the
aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer. Pursuant to the aforementioned,
the applicant shall submit an executed "AUTHORIZATION TO REMOVE
GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works
Department Counter prior to Certificate of Occupancy. The applieant shall offer
Gen8FaI Plan, Muniewpal Cede, app"Gable speeifie plans, and/OF as FeqWiFed by
7. The applicant shall 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:
PUBLIC STREETS
A. 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 except for an additional right of way dedication at
the Primary Entry of 67 feet from the centerline and 248 feet long plus a
transitional taper dedication of an additional 150 feet to accommodate
improvements conditioned under the STREET AND TRAFFIC
IMPROVEMENTS section of these conditions of approval.
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
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PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
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:
PRIVATE STREETS
A. Circulation Road. The typical street section shall be as shown on the site
plan and to be a minimum 24 feet right-of-way except for areas where
parking stalls are provided. The applicant may be required to provide
additional roadway width to accommodate turnaround, unloading and
loading of horse transport vehicles as required by the City Engineer or
Planning Director.
B. Emergency and Oversized Vehicles Turnaround " Loop" Road. The typical
street section shall be as shown on the site plan and to be a minimum 20
feet roadway except for additional roadway as required by the Fire
Marshal. The emergency and oversized vehicle turnaround road along the
southerly boundary shall conform to the shape shown on the site map
except for minor revisions as may be required by the City Engineer or
Planning Director.
11. Direct vehicular access to Monroe Street is restricted, except for those access
points identified on the Site Plan, or as otherwise conditioned in these
conditions of approval.
12. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L.
The 20-foot perimeter landscaping setback shall be maintained along the
deceleration and acceleration lanes proposed at the entrance and in addition
to the roadway parkway. The multi -purpose trail and perimeter landscaping
shall be adjusted accordingly.
13. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
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PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
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.
14. 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.
15. 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.
PM1O Plan
1"
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
D. On -Site Precise Grading Plan
E. Storm Drain Plans
F. Off -Site Street Plan
Vertical
1 " = 30' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal, 1 " = 4'
G. On -Site Street Plans 1 " = 40' Horizontal, 1 " = 4'
Vertical
NOTE: D through G to be submitted concurrently.
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PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
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.
All On -Site Signing & Travel Surface Delineation Plans shall show, at a
minimum; Stop Signs, Limit Line and Parking Stall Delineation, No Parking Signs,
Fire Hydrant delineation as approved by the Fire Marshal and Street Name Signs
per Public Works Standard Plans and/or as approved by the Engineering
Department.
16. 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.
17. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via Qn#Re 9ineef#?g Libra
the "Plans, Notes and Design Guidance" section of the Public Works
Department at the City website (www.la-quinta.org). Please navigate to the
Public Works Department home page and look for the Standard Drawings
hyperlink.
The applicant shall furnish a complete set of the AuireGAD Ailess mylars of all
approved improvement plans on a storage media acceptable to the City
Engineer.
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PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
At the Upon completion of construction, and prior to the final acceptance of
improvements by the City, the applicant shall update fhe ufegFid gin,; W nFda
to R-ftornt the as build eendiE 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 employ or retain the Engineer Of Record during
the construction phase of the project so that the EOR. can make site visits in
support of preparing As Built drawings. 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.
IMPROVEMENT SECURITY AGREEMENT
18. 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.
19. 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. Pursuant to the aforementioned
condition, the applicant shall submit detailed construction cost estimates
for all proposed off -site improvements, for checking and approval by the
City Engineer. Such estimates shall be approved by the City Engineer.
B. Construct additional off -site improvements, subject to the reimbursement
of its costs by others.
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PLANNING COMMISSION MINUTE MOTION 2008-
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
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
20. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
21. 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.
22. 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.
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TRANS WEST HOUSING
NOVEMBER 12, 2008
23. 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.
24. 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.
25. 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 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.
26. 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
27. AWesed Fetentien basins The applicant shall comply with the provisions of
LOMC Section 13.24.120 (Drainage),
and 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. Retention basin freeboard shall be 1 foot or alternatively, 25% of
the total retention basin volume for the dressage arena and open arena.
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PLANNING COMMISSION MINUTE MOTION 2008-
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
Systems and Engineering Bulletin Underund RefentioR oasis? Design
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 tributary drainage area shall extend to the
centerline of adjacent public streets. The design storm shall be either the 1 hour,
3 hour, 6 hour or 24 hour event producing the greatest total run off.
28. 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. As proposed by the applicant, nuisance water shall be disposed
of in Maxwell Systems approved by the City Engineer. The proposed
aforementioned system shall be designed to contain nuisance water surges from
landscape areas, commercial units, and off -site and on -site street nuisance
water. Flow from adjacent well sites shall be designed for retention area
percolation by separate infiltration system approved by the City Engineer.
29. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
30. For properties where sump conditions exist, the applicant must either define a
diversion/overflow strategy or retain upstream stormwater as required for
existing as -built conditions from all off -site tributary flow from the respective
high points. The applicant must provide either on -site retention or alternative
facilities of diversion/pass through, if selected. Historical flow paths should be
identified and routing provided in the hydrology analysis equivalent to historical
flow direction. As local topography allows, tributary areas may exceed limits of
property lines adjacent to public roads. The 100-year storm shall be the
governing event in the designer's evaluation.
31. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1.
32. 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
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
33. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
UTILITIES
34. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
35. 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.
36. 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.
37. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
38. 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.
39. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
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PLANNING COMMISSION MINUTE MOTION 2008-
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SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
A. OFF -SITE STREETS
1) Monroe Street (Primary Arterial - Option A; 1 10' R/W):
Widen the west side of the street along all frontage adjacent to the Site
Development Permit boundary 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, except at locations
where additional street width is needed to accommodate:
a) A deceleration/right turn only lane and acceleration lane at
Monroe Street Primary Entry. The west curb face shall be
located fifty five feet (55') west of the centerline. As a
minimum, the required right of way shall be for a length of
248 feet plus a transitional taper dedication of an additional
150 feet.
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) Half width of an 18 - foot wide raised landscaped median
along the entire boundary of the Site Development Permit.
An AC curb shall be installed along the centerline of Monroe
Street as approved by Riverside County and the City
Engineer in order to segment the median.
d) Establish a benchmark in the Monroe Street right of way
and file a record of the benchmark with the County of
Riverside.
e) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Site Development Permit frontage within the landscaped
setback. Multi -Purpose Trail boundaries shall be delineated
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TRANS WEST HOUSING
NOVEMBER 12, 2008
by a 4-inch wide concrete or similar approved inflexible
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.
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) Circulation Road - Construct full 24-foot wide travel width
improvements per the Saddle Club Site Plan Section B-B except for
areas where parking stalls are provided. The applicant shall provide
additional street widening to accommodate turnaround, unloading
and loading of horse transport vehicles as required by the City
Engineer. Where on -street parking is prohibited, the applicant shall
make provisions for perpetual enforcement of the No Parking
restriction.
2) Emergency Turnaround and Oversized Vehicle "Loop" Road -
Construct full 20-foot wide travel width improvements per the
Saddle Club Site Plan Section A -A to conform to the lay -out
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PLANNING COMMISSION MINUTE MOTION 2008-
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
shown on the Site Development Permit site plan, except for
revisions as may be required by the City Engineer and the Fire
Department.
3) Main Entry — The applicant shall increase the entry paving as
identified in the Site Development Permit to 200 feet from the
proposed Monroe Street curb face. Should it later be determined
that the required entry paving is insufficient to control the
collection of track out debris onto the right-of-way, entry paving
shall be increased to a length which can adequately prevent track
out debris from entering the right-of-way.
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.
40. The Monroe Street gated entry 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 the main gated entry,
one lane shall be for members 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.
41. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
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PLANNING COMMISSION MINUTE MOTION 2008-
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
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.
The applicant proposes the use of a decomposed granite and crushed aggregate
base for the on -site street system. The on -site street section shall be as
approved by the City Engineer in the plan review process.
42. 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.
43. 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.
44. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Monroe Street): Right turn movements in and out and left turn in
movements are permitted. Left turn movements out are prohibited.
CONSTRUCTION
45. 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
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
devices, pavement markings and street name signs.
LANDSCAPING AND SCREENING
46. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
47. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
48. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and open space shall be signed and stamped by a licensed
landscape architect.
49. 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.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director and the City Engineer. Use of lawn areas
shall utilize spray irrigation being placed within 18 inches of curbs along public
streets.
51. 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.
52. 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.
53. Oleanders and any other plant species deemed poisonous to horses and people
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PLANNING COMMISSION MINUTE MOTION 2008-
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
shall be removed from the approved landscaping plant list. Any existing plant
species deemed poisonous shall be removed from the project site.
54. Measures shall be taken to replace and repair any landscaping or irrigation
equipment which is damaged or eaten by horses.
55. The applicants shall plant a hedge such as Carolina Cherry (Prunus Caroliniana)
or similar material approved by the Planning Department, in order to provide a
screening buffer within the Coachella Valley Water District easement along the
southern property boundary. Hedge material suitable for screening shall provide
significant foliage and shall be permitted to grow and be maintained at a
minimum of 8 feet in height.
56. Non -turf ground cover within landscaping areas shall contain a surface
treatment for erosion and dust control purposes. Non -turf landscaping areas
shall be maintained and included in the overall dust control program.
57. The Monroe Street perimeter shall be redesigned to more closely match the City
of La Quinta standard multi -purpose trail detail in order to allow for a minimum
of 3' to 4' feet of additional landscaped space between the trail and sidewalk in
order to provide separation of equestrian trail users from the street and
sidewalk.
58. Enhanced landscape screening consisting of additional trees and shrubs with
significant foliage shall be planted along Monroe Street. Enhanced landscape
screening shall be reviewed and approved by the Planning Department during
the landscaping plan check process.
59. The applicants shall provide a gated pedestrian/equestrian connection at the end
of the on -site horse trail between the turnout pastures and the multi -purpose
trail along Monroe Street.
60. A solid concrete, Tex brand, or similar type of inflexible edging material shall be
installed along the edges of all on -site and perimeter equestrian and multi-
purpose trails.
61. The applicants shall provide enhanced landscape screening between the
southern face of the covered arena stalls and the access road, to be reviewed
and approved by the Planning Department during the landscaping plan check
process.
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TRANS WEST HOUSING
NOVEMBER 12, 2008
62. The applicants shall provide enhanced landscape screening between the manure
storage building, accessory buildings, and their adjacent perimeter, to be
reviewed and approved by the Planning Department during the landscaping plan
check process.
63. Any ground -mounted mechanical equipment shall be screened by a wall,
landscaping, or combination of the two, of a sufficient height and/or density to
fully screen such equipment above its horizontal plane.
64. 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.
65. Permanent, immovable, or fixed location water cannons utilized for irrigation and
dust control shall be placed or mounted to a decorative column, pilaster, or
foundation approved by the Planning Director. Landscaped screening of said
water cannons shall be provided if deemed necessary.
67.
5,ROOM~NO
I - E:o
IMM
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PLANNING COMMISSION MINUTE MOTION 2008-
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
MAINTENANCE
70. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
71. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
72. The applicant shall be responsible for the cleaning and removal of tracked out
gravel and dirt on to the adjacent public right-of-way.
FEES AND DEPOSITS
73. 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.
74. 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).
75. The applicant shall pay the Coachella Valley Multi -Species Habitat Conservation
Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accord
with Chapter 3.34 of the Municipal Code.
FIRE DEPARTMENT
76. For any buildings with public access i.e. recreational halls, clubhouses, etc. or
buildings with a commercial use i.e. gatehouses, 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.
77. Gates may be automatic or manual and shall be equipped with a rapid entry
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PLANNING COMMISSION MINUTE MOTION 2008-
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
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.
78. 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.
79. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane signs.
80. Final conditions shall be reviewed and approved by the Fire Marshall during the
plan check stage.
MODIFICATION BY APPLICANT (MBA 08-008)
81. The construction of all Monroe Street improvements including frontage
landscaping, the construction of the raised center aisle -way barns, and the
construction of one storage building may be delayed for a one year period
following occupancy of the first phase of the Saddle Club development. Any
additional time extension requests beyond this one year period shall be
submitted in writing by the applicant for review and approval by the Planning
Director. Should the applicant fail to obtain a time extension, then the use of the
Saddle Club shall cease and desist until all required improvements are
completed.
82. All horse trailers and service vehicles shall access the Saddle Club during the
one-year temporary phasing period from the temporary construction entrance
located on Avenue 54, and proceed to the Saddle Club via the temporary access
road at the location of Ardennais Drive. The temporary Avenue 54 entry shall be
manned by a security guard and include temporary signage to direct horse
trailers and service vehicles to this temporary entry point. All other Saddle Club
traffic shall access the site via the existing Griffin Ranch main entry and proceed
to the Saddle Club via Mery Griffin Way and Macbeth Street.
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PLANNING COMMISSION MINUTE MOTION 2008-
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
83. The applicant and patrons of the Saddle Club agree to indemnify, defend and
hold harmless the City of La Quinta, its agents, officers, and employees from
any claim action, or proceeding to attack, set aside, void, or annul the approval
of this phasing plan. The City of La Quinta shall have the right to select its
defense counsel at its sole discretion.
The City of La Quinta shall promptly notify the applicant of any claim, action, or
proceeding and shall cooperate fully in the defense.
84. All persons using the Saddle Club during the temporary phasing period shall be
required to sign and submit to the City of La Quinta a "hold harmless" indemnity
agreement which shall clearly state that the City of La Quinta shall not be held
liable for any damage or other incidents related to the use of and access to the
site via unimproved access roads.
85. Temporary emergency access to the Saddle Club shall be provided from Monroe
Street and the construction entrance on Avenue 54.
86. The applicant shall install and have all pest odor, sanitation, and dust control
measures operational prior to occupancy of the riding arena and attached
stables.
87. As the applicant proposes not to construct off -site improvements on Monroe
Street abutting the Site Development Permit 2006-866 site, the applicant shall
furnish full security in the form of a bond guaranteeing the construction of such
improvements and the satisfaction of its obligations as conditioned in Site
Development Permit 2006-866 for same or shall agree to any combination
thereof, as may be required by the City. The bond amount shall be for 100% for
the Performance and 100% for Labor and Material and as approved by the City
Engineer. The applicant is required to construct all improvements conditioned of
the Site Development Permit 2006-866 site within one year of occupancy
unless an extension is granted by the Planning Director.
88. Pursuant to the aforementioned condition, the applicant shall submit detailed
construction cost estimates for all proposed off -site improvements, for checking
and approval by the City Engineer. Such estimates shall conform to the unit
cost schedule adopted by City resolution, or ordinance.
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PLANNING COMMISSION MINUTE MOTION 2008-
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TRANS WEST HOUSING
NOVEMBER 12, 2008
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
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PLANNING COMMISSION MINUTE MOTION 2008-
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This time extension shall grant the Site Development Permit an additional one-
year period of validity, expiring on September 26, 2009.
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 County Environmental Health Department
• Coachella Valley Unified School District
Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• South Coast Air Quality Management District Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
OF,
PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
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NOVEMBER 12, 2008
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
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, LQMC Sections 8.70.010 at seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality
Control Board - Colorado River Basin Region Board Order No. R7-2008-001. the
State Water Resources Control Board's Order No. 99-08-DWQ and conditions of
Specific Plan 2003-066, Site Development Permit 2004-807.
For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more than
one (1) acre of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
The applicant's SWPPP shall be approved by the City Engineer prior to any on or
off -site grading being done in relation to this project.
The applicant shall ensure that the required SWPPP is available for inspection at
the project site at all times through and including acceptance of all
improvements by the City.
The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
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NOVEMBER 12, 2008
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
7) 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.
8) 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.
Additionally, the applicant shall comply with applicable provisions for
post -construction runoff per 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 California Regional Water Quality
Control Board - Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2008-0001.
9) For post -construction urban runoff from New Development and
Redevelopment Projects, the applicant shall implement
requirements of the NPDES permit for the design, construction and
perpetual operation and maintenance of BMPs per the approved
Water Quality Management Plan (WQMP) for the project as
required by the California Regional Water Quality Control Board -
Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-
2008-001 .
10) The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2008-0001 utilizing
BMPs approved by the City Engineer.
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
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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. Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti removal by City
staff or assigned agent in perpetuity and agreement to the method to remove
graffiti and to paint over to best match existing. The applicant shall establish the
aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer. Pursuant to the aforementioned,
the applicant shall submit an executed "AUTHORIZATION TO REMOVE
GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works
Department Counter prior to Certificate of Occupancy.
7. The applicant shall 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:
PUBLIC STREETS
A. 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 except for an additional right of way dedication at
the Primary Entry of 67 feet from the centerline and 248 feet long plus a
transitional taper dedication of an additional 150 feet to accommodate
improvements conditioned under the STREET AND TRAFFIC
IMPROVEMENTS section of these conditions of approval.
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
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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:
PRIVATE STREETS
A. Circulation Road. The typical street section shall be as shown on the site
plan and to be a minimum 24 feet right-of-way except for areas where
parking stalls are provided. The applicant may be required to provide
additional roadway width to accommodate turnaround, unloading and
loading of horse transport vehicles as required by the City Engineer or
Planning Director.
B. Emergency and Oversized Vehicles Turnaround " Loop" Road. The typical
street section shall be as shown on the site plan and to be a minimum 20
feet roadway except for additional roadway as required by the Fire
Marshal. The emergency and oversized vehicle turnaround road along the
southerly boundary shall conform to the shape shown on the site map
except for minor revisions as may be required by the City Engineer or
Planning Director.
11. Direct vehicular access to Monroe Street is restricted, except for those access
points identified on the Site Plan, or as otherwise conditioned in these
conditions of approval.
12. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L.
The 20-foot perimeter landscaping setback shall be maintained along the
deceleration and acceleration lanes proposed at the entrance and in addition
to the roadway parkway. The multi -purpose trail and perimeter landscaping
shall be adjusted accordingly.
13. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
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occur.
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.
14. 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.
15. 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
C.
SWPPP
1"
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
D. On -Site Precise Grading Plan
E. Storm Drain Plans
F. Off -Site Street Plan
Vertical
G. On -Site Street Plans
I" = 30' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal, 1 " = 4'
1 " = 40' Horizontal, 1 " = 4'
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Vertical
NOTE: D through G to be submitted concurrently
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans 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.
All On -Site Signing & Travel Surface Delineation Plans shall show, at a
minimum; Stop Signs, Limit Line and Parking Stall Delineation, No Parking Signs,
Fire Hydrant delineation as approved by the Fire Marshal and Street Name Signs
per Public Works Standard Plans and/or as approved by the Engineering
Department.
16. 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.
17. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and
Design Guidance" section of the Public Works Department at the City website
(www.la-quinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
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The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
Upon completion of construction, and prior to the final acceptance of
improvements by the City, 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 employ or retain the Engineer
Of Record during the construction phase of the project so that the EOR. can
make site visits in support of preparing As Built drawings. 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.
IMPROVEMENT SECURITY AGREEMENT
18. 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.
19. 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. Pursuant to the aforementioned
condition, the applicant shall submit detailed construction cost estimates
for all proposed off -site improvements, for checking and approval by the
City Engineer. Such estimates shall be approved by the City Engineer.
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.
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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
20. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
21. 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.
22. 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.
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23. 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.
24. 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.
25. 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 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.
26. 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
27. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), and 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. Retention basin freeboard shall be 1 foot or alternatively,
25% of the total retention basin volume for the dressage arena and open arena.
More specifically, stormwater falling on site during the 100 year storm shall be
retained within the development, unless otherwise approved by the City
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Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24
hour event producing the greatest total run off.
28. 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. As proposed by the applicant, nuisance water shall be disposed
of in Maxwell Systems approved by the City Engineer. The proposed
aforementioned system shall be designed to contain nuisance water surges from
landscape areas, commercial units, and off -site and on -site street nuisance
water. Flow from adjacent well sites shall be designed for retention area
percolation by separate infiltration system approved by the City Engineer.
29. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
30. For properties where sump conditions exist, the applicant must either define a
diversion/overflow strategy or retain upstream stormwater as required for
existing as -built conditions from all off -site tributary flow from the respective
high points. The applicant must provide either on -site retention or alternative
facilities of diversion/pass through, if selected. Historical flow paths should be
identified and routing provided in the hydrology analysis equivalent to historical
flow direction. As local topography allows, tributary areas may exceed limits of
property lines adjacent to public roads. The 100-year storm shall be the
governing event in the designer's evaluation.
31. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1.
32. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
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33. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
UTILITIES
34. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
35. 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.
36. 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.
37. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
38. 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.
39. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
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1) Monroe Street (Primary Arterial - Option A; 110' R/W):
Widen the west side of the street along all frontage adjacent to the Site
Development Permit boundary 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, except at locations
where additional street width is needed to accommodate:
a) A deceleration/right turn only lane and acceleration lane at
Monroe Street Primary Entry. The west curb face shall be
located fifty five feet (55') west of the centerline. As a
minimum, the required right of way shall be for a length of
248 feet plus a transitional taper dedication of an additional
150 feet.
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) Half width of an 18 - foot wide raised landscaped median
along the entire boundary of the Site Development Permit.
An AC curb shall be installed along the centerline of Monroe
Street as approved by Riverside County and the City
Engineer in order to segment the median.
d) Establish a benchmark in the Monroe Street right of way
and file a record of the benchmark with the County of
Riverside.
e) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Site Development Permit frontage within the landscaped
setback. Multi -Purpose Trail boundaries shall be delineated
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by a 4-inch wide concrete or similar approved inflexible
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.
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) Circulation Road - Construct full 24-foot wide travel width
improvements per the Saddle Club Site Plan Section B-B except for
areas where parking stalls are provided. The applicant shall provide
additional street widening to accommodate turnaround, unloading
and loading of horse transport vehicles as required by the City
Engineer. Where on -street parking is prohibited, the applicant shall
make provisions for perpetual enforcement of the No Parking
restriction.
2) Emergency Turnaround and Oversized Vehicle "Loop" Road -
Construct full 20-foot wide travel width improvements per the
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Saddle Club Site Plan Section A -A to conform to the lay -out
shown on the Site Development Permit site plan, except for
revisions as may be required by the City Engineer and the Fire
Department.
3) Main Entry - The applicant shall increase the entry paving as
identified in the Site Development Permit to 200 feet from the
proposed Monroe Street curb face. Should it later be determined
that the required entry paving is insufficient to control the
collection of track out debris onto the right-of-way, entry paving
shall be increased to a length which can adequately prevent track
out debris from entering the right-of-way.
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.
40. The Monroe Street gated entry 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 the main gated entry,
one lane shall be for members 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.
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41. 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.
The applicant proposes the use of a decomposed granite and crushed aggregate
base for the on -site street system. The on -site street section shall be as
approved by the City Engineer in the plan review process.
42. 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.
43. 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.
44. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Monroe Street): Right turn movements in and out and left turn in
movements are permitted. Left turn movements out are prohibited.
CONSTRUCTION
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45. 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 AND SCREENING
46. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
47. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
48. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and open space shall be signed and stamped by a licensed
landscape architect.
49. 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.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director and the City Engineer. Use of lawn areas
shall utilize spray irrigation being placed within 18 inches of curbs along public
streets.
51. 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.
52. The applicant shall bond for half of the median landscape improvements until
0
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Page 17 of 22
PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
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.
53. Oleanders and any other plant species deemed poisonous to horses and people
shall be removed from the approved landscaping plant list. Any existing plant
species deemed poisonous shall be removed from the project site.
54. Measures shall be taken to replace and repair any landscaping or irrigation
equipment which is damaged or eaten by horses.
55. The applicants shall plant a hedge such as Carolina Cherry (Prunus Caroliniana)
or similar material approved by the Planning Department, in order to provide a
screening buffer within the Coachella Valley Water District easement along the
southern property boundary. Hedge material suitable for screening shall provide
significant foliage and shall be permitted to grow and be maintained at a
minimum of 8 feet in height.
56. Non -turf ground cover within landscaping areas shall contain a surface
treatment for erosion and dust control purposes. Non -turf landscaping areas
shall be maintained and included in the overall dust control program.
57. The Monroe Street perimeter shall be redesigned to more closely match the City
of La Quinta standard multi -purpose trail detail in order to allow for a minimum
of 3' to 4' feet of additional landscaped space between the trail and sidewalk in
order to provide separation of equestrian trail users from the street and
sidewalk.
58. Enhanced landscape screening consisting of additional trees and shrubs with
significant foliage shall be planted along Monroe Street. Enhanced landscape
screening shall be reviewed and approved by the Planning Department during
the landscaping plan check process.
59. The applicants shall provide a gated pedestrian/equestrian connection at the end
of the on -site horse trail between the turnout pastures and the multi -purpose
trail along Monroe Street.
60. A solid concrete, Trex brand, or similar type of inflexible edging material shall be
installed along the edges of all on -site and perimeter equestrian and multi-
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Page 18 of 22
PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
purpose trails.
61. The applicants shall provide enhanced landscape screening between the
southern face of the covered arena stalls and the access road, to be reviewed
and approved by the Planning Department during the landscaping plan check
process.
62. The applicants shall provide enhanced landscape screening between the manure
storage building, accessory buildings, and their adjacent perimeter, to be
reviewed and approved by the Planning Department during the landscaping plan
check process.
63. Any ground -mounted mechanical equipment shall be screened by a wall,
landscaping, or combination of the two, of a sufficient height and/or density to
fully screen such equipment above its horizontal plane.
64. 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.
65. Permanent, immovable, or fixed location water cannons utilized for irrigation and
dust control shall be placed or mounted to a decorative column, pilaster, or
foundation approved by the Planning Director. Landscaped screening of said
water cannons shall be provided if deemed necessary.
MAINTENANCE
66. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
67. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
68. The applicant shall be responsible for the cleaning and removal of tracked out
gravel and dirt on to the adjacent public right-of-way.
FEES AND DEPOSITS
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Page 19 of 22
PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
69. 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.
70. 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).
71. The applicant shall pay the Coachella Valley Multi -Species Habitat Conservation
Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accord
with Chapter 3.34 of the Municipal Code.
FIRE DEPARTMENT
72. For any buildings with public access i.e. recreational halls, clubhouses, etc. or
buildings with a commercial use i.e. gatehouses, 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.
73. 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.
74. 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.
75. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane signs.
76. Final conditions shall be reviewed and approved by the Fire Marshall during the
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Page 20 of 22
PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
plan check stage.
MODIFICATION BY APPLICANT (MBA 08-008)
77. The construction of all Monroe Street improvements including frontage
landscaping, the construction of the raised center aisle -way barns, and the
construction of one storage building may be delayed for a one year period
following occupancy of the first phase of the Saddle Club development. Any
additional time extension requests beyond this one year period shall be
submitted in writing by the applicant for review and approval by the Planning
Director. Should the applicant fail to obtain a time extension, then the use of the
Saddle Club shall cease and desist until all required improvements are
completed.
78. All horse trailers and service vehicles shall access the Saddle Club during the
one-year temporary phasing period from the temporary construction entrance
located on Avenue 54, and proceed to the Saddle Club via the temporary access
road at the location of Ardennais Drive. The temporary Avenue 54 entry shall be
manned by a security guard and include temporary signage to direct horse
trailers and service vehicles to this temporary entry point. All other Saddle Club
traffic shall access the site via the existing Griffin Ranch main entry and proceed
to the Saddle Club via Mery Griffin Way and Macbeth Street.
79. The applicant and patrons of the Saddle Club agree to indemnify, defend and
hold harmless the City of La Quinta, its agents, officers, and employees from
any claim, action, or proceeding to attack, set aside, void, or annul the approval
of this phasing plan. The City of La Quinta shall have the right to select its
defense counsel at its sole discretion.
The City of La Quinta shall promptly notify the applicant of any claim, action, or
proceeding and shall cooperate fully in the defense.
80. All persons using the Saddle Club during the temporary phasing period shall be
required to sign and submit to the City of La Quinta a "hold harmless" indemnity
agreement which shall clearly state that the City of La Quinta shall not be held
liable for any damage or other incidents related to the use of and access to the
site via unimproved access roads.
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Page 21 of 22
PLANNING COMMISSION MINUTE MOTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 1
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
NOVEMBER 12, 2008
81. Temporary emergency access to the Saddle Club shall be provided from Monroe
Street and the construction entrance on Avenue 54.
82. The applicant shall install and have all pest, odor, sanitation, and dust control
measures operational prior to occupancy of the riding arena and attached
stables.
83. As the applicant proposes not to construct off -site improvements on Monroe
Street abutting the Site Development Permit 2006-866 site, the applicant shall
furnish full security in the form of a bond guaranteeing the construction of such
improvements and the satisfaction of its obligations as conditioned in Site
Development Permit 2006-866 for same, or shall agree to any combination
thereof, as may be required by the City. The bond amount shall be for 100% for
the Performance and 100% for Labor and Material and as approved by the City
Engineer. The applicant is required to construct all improvements conditioned of
the Site Development Permit 2006-866 site within one year of occupancy
unless an extension is granted by the Planning Director.
84. Pursuant to the aforementioned condition, the applicant shall submit detailed
construction cost estimates for all proposed off -site improvements, 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.
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Page 22 of 22
ATTACHMENT 2
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 26, 2006
CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2006-574,
CONDITIONAL USE PERMIT CUP 2006-099, AND SITE
DEVELOPMENT PERMIT 2006-866
APPLICANT &
PROPERTY OWNER: TRANS WEST HOUSING, INC.
REQUEST: CONSIDERATION OF ARCHITECTURAL AND
LANDSCAPING PLANS AND CONSIDERATION OF A
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT
PERMIT FOR AN EQUESTRIAN FACILITY
LOCATION: EAST SIDE OF MONROE STREET, '/4 MILE SOUTH OF
AVENUE 54
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS PREPARED ENVIRONMENTAL
ASSESSMENT 2006-574 FOR CONDITIONAL USE
PERMIT 2006-099 AND SITE DEVELOPMENT PERMIT
2006-866 IN COMPLIANCE WITH THE REQUIREMENTS
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
OF 1970, AS AMENDED. THE COMMUNITY
DEVELOPMENT DIRECTOR HAS DETERMINED THAT THE
PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE
IMPACT ON THE ENVIRONMENT AND THEREFORE
RECOMMENDS A MITIGATED NEGATIVE DECLARATION
OF ENVIRONMENTAL IMPACT BE CERTIFIED.
ZONING: RL (LOW DENSITY RESIDENTIAL) W/ EQUESTRIAN
OVERLAY
GENERAL PLAN: LDR (LOW DENSITY RESIDENTIAL)
SURROUNDING
ZONING AND
LAND USES: NORTH:
RVL / GRIFFIN RANCH / RURAL RESIDENCE
SOUTH:
RL / LA QUINTA ESTATES
EAST:
MONROE STREET / CITY LIMITS / RURAL
FARMLAND
WEST:
RL / GRIFFIN RANCH / RESIDENTIAL 52
ATTACHMENT 2
BACKGROUND:
Griffin Ranch was originally approved by the City Council on January 4, 2004 by
means of multiple submittals. As an equestrian -oriented community, Griffin Ranch
was designed with its own private riding trail system and has access to the City's
multi -purpose trail system. The proposed Saddle Club will serve as the equestrian
boarding facility. The separate residential portions of Griffin Ranch are currently
being developed with a clubhouse and 393 single-family lots over approximately
245 acres.
The existing site for the proposed Griffin Ranch Saddle Club has historically been
used as an equestrian facility. In previous years, the property has boarded a greater
number of horses than what is currently proposed and has been used for riding
shows and equestrian -related events, including nighttime events.
The property is within an existing Equestrian Overlay District (EOD) in which
equestrian centers require a conditional use permit. Commercial equestrian facilities
are permitted use in the EOD with an approved Conditional Use Permit.
PROJECT PROPOSAL
The Griffin Ranch Saddle Club will consist of an equestrian boarding facility for the
use of Griffin Ranch residents and the general public. The applicant has submitted
colored elevations, landscaping plans, operational plans, and site plans for stables,
a covered arena, a caretaker's residence, and related accessory buildings. All of the
buildings proposed are intended to be metal paneled, steel -framed structures
designed for agricultural uses. The two existing residential buildings located on site
will be incorporated into the project for use as an office/clubhouse and second
caretaker's residence. The applicants are proposing the Saddle Club for daily
operation from lam to 9pm in the summer and closing an hour earlier during the
darker winter season. The Saddle Club will have 24-hour onsite supervision from
both a resident manager and caretaker. In addition to boarding horses, the facility
will be used for educational clinics and riding and jumping classes. No
competitions, rodeos, or similar public events will be held at the facility. The
applicants have made modifications to the proposal from their initial submittal. The
draft environmental assessment for this project has been revised to reflect those
changes to the project proposal.
PROJECT LAYOUT
Main entry to the Saddle Club will be via Monroe Street (Attachment 1). The main
entry is the only portion of the project proposed to be paved. The interior roads will
consist of decomposed gravel or other similar material stabilized for dust control. A
second entry will be provided at the northwest corner of the site and will be for the
use of Griffin Ranch residents. The interior drive will be designed to accommodate
large vehicles as the trash, recycling, manure, chips, and hay storage areas 5gre
ATTACHMENT 2
located in the northwest corner of the site. The drive along the south property line,
immediately south of the covered stalls, will be blocked via gates and will only
available for occasional oversized vehicles and emergency use. The primary fencing
used along Monroe Street, the Griffin Ranch residential perimeter, and the turn out
pastures and pens will consist of white split -rail fencing. The southern perimeter
adjacent to the existing residences currently has a six foot block wall with some
sections having an additional two feet of blocks added.
Turnout pastures located along the northeast portion of the site have been leased
from the adjoining property owner who also lives adjacent to the property. The hot
walker and circular pen have been placed at the northwest portion of the site,
distanced from the southern properties, and in close proximity to the stables.
The applicants have already made a number of site plan modifications at the
request of neighbors and staff. Modifications included re -orientation of the barn and
manure storage buildings away from the southern property line. The exercise pens
have been shifted to the north and will be surrounded with landscaping, but are
limited from further modification due to drainage retention.
Horse trails are proposed between the barns, stalls, covered arena, exercise pen,
outdoor arena, and turnout pastures. A gated horse trail connection has been
recommended from the turnout pastures to the multi -purpose trail along the west
side of Monroe Street.
LANDSCAPING
The applicants have submitted a conceptual landscaping plan with an extensive
plant palate (Attachment 2). The primary ground cover throughout the project will
be turf, necessary for both equestrian functions and dust control. Monroe Street
and the main entry road are identified to be lined with canopy trees in the
conceptual landscaping plan. The gated entry has been identified to be planted with
perennials and includes a water feature. A main focal point of the site will be the
landscaped center turnaround adjacent to the covered arena and barns. Plans
identify this center turnaround to have a flower bed and fountain. Landscaping
along the southern property boundary is limited due to an existing Coachella Valley
Water District (CVWD) easement.
The applicant will be utilizing Bureau of Reclamation water from the All -American
Canal to provide landscaping irrigation and dust control. An automated water
cannon system will be used to spray down the entire site. The existing pastures
have been irrigated with, and will continue to utilize, flood irrigation methods.
Staff has recommended removing Oleander and other plants which may be
poisonous to horses from the plant list. Conditions have been added to ensure the
applicant replaces landscaping and irrigation materials damaged or eaten by horses.
Landscaping in the CVWD Easement
54
ATTACHMENT 2
Although the Coachella Valley Water District (CVWD) does not permit trees to be
planted within their easement along the southern boundary, the applicants have
been allowed to replace pre-existing palm trees. The CVWD has commented that
the replaced palm trees do not have a significant enough root structure to impact
the underlying utility lines. The applicants will be planting a hedge such as Carolina
Cherry (Prunus Caroliniana) or similar material, in order to provide a screening
buffer. Carolina Cherry is specifically recommended since it can readily reach 8 feet
or more in height and will not impact the underlying utilities. It has been suggested
that the existing block wall along the southerly property line be raised from 6 to 8
feet, however the existing residential subdivision's block wall cannot be safely
raised to support an additional two courses under the building code. The applicants
have provided a certified letter with calculations from a licensed engineer to verify
this.
7,191a91114111011MIA01 LIDR,
Covered Riding Arena with Attached Stalls - At the center of the Saddle Club, the
applicants are proposing to construct a 37,500 SF covered riding arena. The 24'6"
tall covered arena will be open -sided with the exception of the north and south
sides flanked by covered stalls. The roof material will consist of 26 gauge
zincaiume steel with a light tan ("light -stone") colored, baked enamel coating. The
roofline fascia will consist of green painted aluminum trim. The attached covered
stalls will also be constructed of the same roofing material, but will consist of
sidewalls manufactured from steel -sided plywood, coated with a similar baked
enamel material as the roofing, colored a slightly darker tan than the roofing
material. The wall beams identified in the colored elevations will be a darker tan
color than the adjacent wall paneling. The closest point from the covered stalls to
the southern property line will be 56 feet.
Horse Barns - The project will include two inward -facing, elongated, horse barns
consisting of 20 stalls each. The roofline of the barns will be 15'3" in height and
will be constructed from the same materials and utilize the same color scheme as
the covered arena and stalls. The center aisle will be constructed with paver
flooring. Each stall will be connected to a 12' x 12' run with an exit gate. The
horse barns will be 60 feet to the northern property line and approximately 350
feet from the southern property line.
Accessory Buildings - Accessory buildings will be constructed of the same
materials and color scheme as the other structures. The site will have four
accessory buildings: a manure storage building, wood shaving storage building, hay
storage building, and maintenance building.
The manure storage building will be the smallest of the four structures, 14' x 26' in
size (364 SF) and 17' in height, designed to fully enclose a single roll -off waste
hauler which is proposed to be removed of manure every other day. Staff has
recommended the manure building be installed with a fly -spray system and odor
control blocks and that the roll -off containers be covered or enclosed when
removed from the site. The manure storage building will be 25 feet from5pe
ATTACHMENT 2
northern property line, 64 feet from the western property line, and 307 feet from
the southern property line.
The wood shaving and hay storage buildings will each be identical in size and
height, 40' x 75' in size (3,000 SF) and 21'6" in height at the peak of their
roofline. These two buildings are proposed to be open on one side. These two
buildings are respectively 32 and 34 feet from the eastern property line. The wood
shavings storage building is 235 feet and the hay storage building is 185 feet from
the southern property line.
An enclosed maintenance building will also be included to house machinery, and
will be 24' x 50' in size (1,200 SF) and 17' 6" in height. The maintenance building
will be 30 feet from the eastern property line and 120 feet from the southern
property line.
Caretaker's Residences - At the southwest corner of the site, the applicants are
proposing a 999 SF caretaker's residence (The site plan erroneously cites 1,400
SF). The 14' 2 7/8" high, three bedroom, ranch -style home will have a concrete the
roof, stucco walls, wood trim and columns, and a carport. The applicants have
stated the proposed caretaker's residence will be painted with the same color
scheme as the adjacent accessory structures. A second, additional caretaker's
residence for the manager will occupy one of the two existing residences.
VISUAL STUDY
The applicants installed story poles for the covered arena and staked the locations
of all the proposed buildings on the site. Staff visited the site and took photographs
of the poles and the locations of buildings. The neighboring homeowners
association was notified by the applicant and the poles and stakes were kept in
place for a few weeks so that residents were ensured an opportunity to view them.
The applicants also prepared a DVD exhibit as a visual example of the proposed
layout (Attachment 3).
EXISTING BUILDINGS
Two existing buildings are located onsite. The applicants have stated that no
architectural modifications will be made to these buildings but that the interiors will
be remodeled and the exteriors will be repainted with the same color scheme as the
other proposed structures. The single story residence will be used as an office and
clubhouse for patrons of the equestrian club and the two story residence will be
used by the stable manager. The clubhouse will not be staffed, will not provide any
specific amenities, and will essentially serve as a waiting room. The existing pool
will be fenced in and used by the on -site caretaker and manager. Griffin Ranch will
have a separate clubhouse and pool for use of the residents, the site development
permit for which is currently being processed by staff (SDP 2006-872).
FACILITY OPERATIONS
56
ATTACHMENT 2
The applicants are proposing the Saddle Club for daily operation from 7am to 9pm
with 24-hour onsite supervision from both a resident manager and caretaker. The
applicants have stated that winter hours will close earlier at 8pm. The Saddle Club
membership will consist of both residents of Griffin Ranch and paying non-resident
members. The applicants anticipate about 70 to 75 horses to be boarded at a time
but have a maximum occupancy limit of 90 horses. It is expected that the boarding
of horses will be seasonal with the higher figure during winter and spring. The
covered riding arena will primarily be used during the evening hours since the
outdoor pens and pastures will remain unlighted. The applicants have stated that
no competitions, rodeos, or similar public events will be held at the facility. The
design of the facility does not include a grandstand or similar event viewing area.
The applicants have stated that no public announcement or other loudspeaker
system will be used. The Saddle Club will provide daily riding lessons and clinics
two to four times a day. Horse jumping activities will be conducted both within the
covered arena and the exercise pens. The applicants also intend to operate a Coo/
Fog brand misting system to cool the interior of the stables during hot weather.
NUISANCE ABATEMENT
The applicant has worked with staff to identify and preemptively address potential
nuisances from the proposed Saddle Club. A number of the measures involve
routine steps such as regular manure removal and cleaning of the facility. Others,
such as the proposed fly -spray system, are relatively automated. Among the
measures proposed and referenced within the conditions of approval are:
• Stables will contain rubber mats and will be cleaned daily. Fresh wood
shavings will be available as a bedding surface.
• Dust control of riding pens and non -landscaped areas will be by means of
daily watering and will adhere to the City Dust Control Ordinance. The
applicant will be utilizing an automated watering system. Staff has
researched means of dust control for riding facilities and found water to be
the most effective and most commonly used form of dust control. Chemical
applications such as oil or sodium -based coagulation solutions are not
recommended due to limited effectiveness and environmental concerns.
• Existing outdoor lighting will be removed. Only focused and shielded security
lighting will be utilized. A photometric plan to be reviewed and approved by
staff is requested in the proposed conditions of approval to ensure
conformance with the Outdoor Lighting Ordinance.
• No public announcement or other loudspeaker system will be used.
• The proposed insect control system is an automatic pyrethrum -based spray
system. The spray lines and nozzles are installed above stalls, manure areas,
or where needed, and emit at regular pre-set intervals with a timer. Fly -Guy
is state pest control board licensed and utilizes natural insecticide extracts
from chrysanthemum flowers (pyrethrum) and sassafras roots
(http://www.fly-guy.com).
• Odor control blocks will be placed every 50 to 75 feet along the southern
property boundary and other locations as deemed necessary. Staff has
recommended the blocks also be placed within the manure storage buil jing
ATTACHMENT 2
(http://www.goldenbe[Iproducts.com/index.htm►. The proposed Big Time
brand blocks are 20 lbs. and are effective for up to two months. The same
odor blocks are commonly used by municipalities for odor abatement at
sewage treatment facilities and placed in manholes to reduce odors
emanating from sewer lines.
• The manure building will be fully enclosed, contain the proposed insect
control system, and manure will be removed by a licensed hauler every other
day or more frequently if needed. Manure will be disposed of in a roll -off
container which will be covered when removed.
• Manure will be ground mulched when deposited in grass pastures only.
Manure will be removed from all other sites daily.
• Landscaped hedges and shrubs with significant foliage will be placed along
residential boundaries for screening purposes.
COMPLIANCE WITH EQUESTRIAN OVERLAY DISTRICT REGULATIONS
As the project site is located within an existing Equestrian Overlay District (EOD),
the project is required to comply with specific regulations regarding setbacks,
fencing requirements, dust control, manure collection and usage, stall cleaning,
lighting, and loudspeaker usage. The applicants have provided a table comparing
the proposed building setbacks to the minimum setbacks required under the EOD
ordinance in Attachment 4. All of the proposed setbacks comply with or are greater
than the minimum required. In addition, the applicant's operational plan complies
with the stable cleaning and manure usage and removal requirements under Section
9.140.060, the Equestrian Overlay District regulations of the Zoning Code.
ANALYSIS
As the proposed equestrian facility will replace another, rather than involve a
change of use, staff has worked with the applicant with input from the adjacent
homeowners to formulate a plan of action to resolve the nuisance issues associated
with the previous equestrian facility. While there are concerns regarding odor and
dust control related to the operations of the facility, staff believes appropriate
nuisance abatement measures will be taken which have been included in the
recommended conditions of approval. Should these measures later be deemed
insufficient, Conditional Use Permit Condition of Approval No.15 and the City Code
Compliance Department shall require the operator to modify the measures to
reduce public nuisance issues to an acceptable level.
The applicant has requested full turning movements to and from the site onto
Monroe Street, for the purpose of accommodating horse trailers. Public Works has
recommended only permitting a left turn in (SDP COA #44), due to the need for full
turning movements at a proposed residential entry closer to Avenue 54. Staff does
not anticipate significant traffic counts from the Saddle Club facility. Since the
majority of trips will involve residents of Griffin Ranch, staff has recommended the
access gate between the Saddle Club and the residential portions of Griffin Ranch
58
ATTACHMENT 2
remain open during business hours (CUP COA #22).
There has been some interest by the adjacent property owners in regards to raising
the existing block wall height from 6 to 8 feet. The Planning Commission should
anticipate a request for a new 8 foot block wall and the need for discussion.
A Mitigated Negative Declaration of environmental assessment has been prepared.
Mitigation include a number of implemented dust and odor control measures which
include watering, sanitation practices such as regular stall cleaning, and
maintenance practices such as frequent manure removal, to ensure that air quality
impacts are less than significant. All mitigation measures have been incorporated
into the conditions of approval (CUP COA #2).
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE RECOMMENDATION
On August 2, 2006, the Committee adopted Minute Motion 2006-029
recommending approval with a few landscaping -related conditions which have
either been addressed by the applicant or incorporated into the relevant conditions
of approval.
PUBLIC NOTICE AND COMMENT:
This project was advertised in the Desert Sun newspaper and posted on September
16, 2006. All property owners within 500 feet of the site were mailed a copy of
the public hearing notice. Staff has received a number of emails regarding
correspondence between the applicant and neighbors from the adjacent La Quinta
Estates and has received emailed comments from the Director of the La Quinta
Estates Home Owner's Association with questions and concerns over operational
and nuisance abatement measures. At the time of the filing of this report, staff
received one phone call and fifteen letters of support for the application.
RECOMMENDATION:
Adoption of Resolutions of the Planning Commission approving Environmental
Assessment 2006-574, Conditional Use Permit 2006-099, and Site Development
Permit 2006-866 pursuant to the Findings and subject to the attached Conditions
of Approval.
Attachments:
1. Saddle Club Vicinity Map, Color Site Plans, Architectural Elevations, and
Landscaping
2. Saddle Club Site Plan
3. Saddle Club CD -Rom & DVD
4. Saddle Club Operational Plan
5. Correspondence and Letters from the Public 59
6. Staff Photos of the Site
7. ALRC Minutes of August 2, 2006
Prepared by:
AN EW J. MOGENSEN
A ociate Planner
ATTACHMENT 2
coil]
ATTACHMENT 3
PLANNING COMMISSION
STAFF REPORT
DATE: FEBRUARY 12, 2008
CASE NO.: MODIFICATION BY APPLICANT MBA 2008-008
APPLICANT: TRANS WEST HOUSING, INC.
REQUEST: CONSIDERATION OF A REQUEST TO MODIFY A
CONDITION OF APPROVAL REQUIRING OFF -SITE
IMPROVEMENTS AS A PART OF THE FIRST PHASE OF
DEVELOPMENT
LOCATION: EAST SIDE OF MONROE STREET, '/a MILE SOUTH OF
AVENUE 54
PROPERTY
OWNER: THE GRIFFIN SADDLE CLUB, LLC.
LANDSCAPE
ARCHITECT: HSA DESIGN GROUP, LLC.
GENERAL PLAN/
ZONING: LOW DENSITY RESIDENTIAL W/ EQUESTRIAN OVERLAY
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA PLANNING DEPARTMENT HAS
DETERMINED THAT THIS PROJECT IS CATEGORICALLY
EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO
PROVISIONS OF SECTION 15301 (CLASS 1) OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), IN
THAT THE PROPOSED PROJECT CONSTITUTES A MINOR
ALTERATION TO AN EXISTING PROJECT AND,
THEREFORE, WILL HAVE NO PERMANENT EFFECTS ON
THE ENVIRONMENT
SURROUNDING
LAND USES: NORTH: RVL / GRIFFIN RANCH / RURAL RESIDENCE
SOUTH: RL / LA QUINTA ESTATES
EAST: MONROE STREET / CITY LIMITS / RURAL
FARMLAND
WEST: RL / GRIFFIN RANCH / RESIDENTIAL
61
BACKGROUND:
The Griffin Ranch Saddle Club facility was approved by the Planning Commission
on September 29, 2006 under Conditional Use Permit 06-099 and Site
Development Permit 06-866. Although the Saddle Club was not included as a part
of the Griffin Ranch Specific Plan or associated tentative tract map approvals, it has
been designed to be used in conjunction with the adjacent residential project. The
Saddle Club will primarily serve Griffin Ranch residents but allows use by outside
individuals.
Griffin Ranch Specific Plan 2004-074 and Tentative Tract Map 32879 were
originally approved by the City Council on January 4, 2004 for 303 single-family
lots over approximately 199 acres. The project was later enlarged by 90 lots on 45
acres under Specific Plan Amendment #1 and Tentative Tract 34642, which were
approved by the City Council on April 17, 2007.
PROJECT REQUEST
Trans West Housing recently proposed phasing the construction of the Saddle Club.
This phasing plan would delay the construction of the barns, one storage building,
landscaping, and Monroe Street improvements by one year (Attachment 1, Letter).
Site Development Permit 06-866 Condition of Approval #19 requires that off -site
street improvements be completed in the first phase of construction. In order to
accomplish the proposed phasing, they are requesting a Modification by Applicant
to Condition of Approval #19 in order to delay the construction of off -site street
improvements.
DIRECTOR'S DETERMINATION
As per Section 9.200.090 of the Zoning Code, Modifications by Applicant (MBA),
plans modified at the initiative of the applicant from those approved by the
decision -making authority may be submitted to the Director for a determination.
The Director determined that this request to delay the construction of off -site
improvements exceeds the scope of a minor modification, and has thus referred
consideration of the MBA back to the original decision -making authority, the
Planning Commission.
ANALYSIS:
Under the proposed phasing plan, the applicant would be constructing the majority
of the approved Saddle Club project. All pest, odor, sanitation, and dust control
measures required under the conditions of approval are required to be outfitted in
order for the Saddle Club to be operational. All interior landscaping would be
required to be installed. As the Saddle Club site is currently used as pasture area
and is covered by turf, the site of the barns and maintenance building proposed to
be constructed one year later would remain as is.
PAReports - PC\2008\2-12-08\PC Stf Rpt MBA 08-008 Saddle Club.doc 62
Approval of the request would result in the applicant's use of a partially -completed
Saddle Club facility while delaying the landscaping and street improvements along
Monroe Street for a period of one year following occupancy. In order to assure the
street improvements are completed, the applicants will be required to post bonds.
The applicants have proposed access by horse trailers and non-residents to the
Saddle Club site from the existing temporary construction road which follows the
approximate location of Ardennais Drive (Attachment 1, Access Site Plan). Because
staff foresees a liability issue by granting access to the site via an unimproved
temporary road, staff is recommending that all visitors and residents access the site
from existing main entry and proceed along the improved and completed Mery
Griffin Way and Mac Beth Street. The temporary construction road should only be
used for heavy trailers and service vehicles which cannot cross the bridge .at the
project's main entry. The City has also requested the applicant provide a "hold
harmless" indemnity agreement for all users accessing the Saddle Club site.
As the applicant is requesting a one-year delay in their phasing plan, staff
recommends .approval of the following temporary conditions, in addition to the
conditions under Site Development Permit 2006-866, to accommodate the interim
development of Saddle Club under this Modification by Applicant:
1. The construction of all Monroe Street improvements including frontage
landscaping, the construction of the raised center aisle -way barns, and the
construction of one storage building may be delayed for a one year period
following occupancy of the first phase of the Saddle Club development. Any
additional time extension requests beyond this one year period shall be
submitted in writing by the applicant for review and approval by the Planning
Director. Should the applicant fail to obtain a time extension, then the use of
the Saddle Club shall cease and desist until all required improvements are
completed.
2. All horse trailers and service vehicles shall access the Saddle Club during the
one-year temporary phasing period from the temporary construction entrance
located on Avenue 54, and proceed to the Saddle Club via the temporary
access road at the location of Ardennais Drive. The temporary Avenue 54
entry shall be manned by a security guard and include temporary signage to
direct horse trailers and service vehicles to this temporary entry point. All
other Saddle Club traffic shall access the site via the existing Griffin Ranch
main entry and proceed to the Saddle Club via Mery Griffin Way and
Macbeth Street.
PAReports - PC\2008\2-12-08\PC Stf Rpt MBA 08-008 Saddle Club.doc 63
3. The applicant and patrons of the Saddle Club agree to indemnify, defend and
hold harmless the City of La Quinta, its agents, officers, and employees from
any claim, action, or proceeding to attack, set aside, void, or annul the
approval of this phasing plan. The City of La Quinta shall have the right to
select its defense counsel at its sole discretion.
The City of La Quinta shall promptly notify the applicant of any claim, action,
or proceeding and shall cooperate fully in the defense.
4. All persons using the Saddle Club during the temporary phasing period shall
be required to sign and submit to the City of La Quinta a "hold harmless"
indemnity agreement which shall clearly state that the City of La Quinta shall
not be held liable for any damage or other incidents related to the use of and
access to the site via unimproved access roads.
5. Temporary emergency access to the Saddle Club shall be provided from
Monroe Street and the construction entrance on Avenue 54.
6. The applicant shall install and have all pest, odor, sanitation, and dust control
measures operational prior to occupancy of the riding arena and attached
stables.
7. As the applicant proposes not to construct off -site improvements on Monroe
Street abutting the Site Development Permit 2006-866 site, the applicant
shall furnish full security in the form of a bond guaranteeing the construction
of such improvements and the satisfaction of its obligations as conditioned in
Site Development Permit 2006-866 for same, or shall agree to any
combination thereof, as may be required by the City. The bond amount shall
be for 100% for the Performance and 100% for Labor and Material and as
approved by the City Engineer. The applicant is required to construct all
improvements conditioned of the Site Development Permit 2006-866 site
within one year of occupancy unless an extension is granted by the Planning
Director.
8. Pursuant to the aforementioned condition, the applicant shall submit detailed
construction cost estimates for all proposed off -site improvements, 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.
PAReports - PC\2008\212-08\PC Stf Rpt MBA 08-008 Saddle Club.doc 64
Attachments:
Application and Letter with proposed Site Plans
Prepared by:
An w J. Mogensen
Pr' cipal Planner
PAReports - PC\2008\2-12-08\PC SO Rpt MBA 08-008 Saddle Club.doc 65
PH#C
DATE:
CASE NO:
APPLICANT:
PROPERTY OWNER:
REQUEST:
LOCATION:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN
DESIGNATION:
ZONING:
BACKGROUND:
STAFF REPORT
PLANNING COMMISSION
NOVEMBER 12, 2008
SIGN APPLICATION 2008-1309
51025 MENDOZA, LLC
GERRY GLESSING
CONSIDERATION OF A REQUEST FOR A SIGN
PRnr;RAM TO SERVE 51025 MENDOZA, LLC
SOUTHWEST CORNER OF CALLE TAMPICO AND
AVENIDA MENDOZA
ON -PREMISE SIGNS ARE CATEGORICALLY
EXEMPT UNDER CEQA GUIDELINES SECTION
15311(a)
VC (VILLAGE COMMERCIAL)
VC (VILLAGE COMMERCIAL)
The Planning Commission approved Village Use Permit (VUP) 2003-018 for the building
located at the southwest corner of Calle Tampico and Avenida Mendoza, (Attachment
1) on September 23, 2003. The project was conditioned to have an approved Sign
Program in place prior to the establishment of any individual tenant signs for the project.
The owner is currently requesting approval of a Sign Program (Attachment 2) for
present and potential tenants.
SIGN PROGRAM PROPOSAL:
Proposed Sign Locations and Style
Signs are proposed on the north building elevation facing Calle Tampico, the east
building elevation facing Avenida Mendoza, and on the tower element diagonally
aligned to the corner of the Calle Tampico and Avenida Mendoza on the second level.
Proposed Sign Program Text
The text portion of the sign program addresses five criteria that all building mounted
signs will have to comply with:
SA 2008-1309 STAFF REPORT
1. Tenant signs shall be installed only in the designated sign location on the
building.
2. Letters to be 8 minimum and 12" maximum in height. Letters to be non -
illuminated dimensional fabricated metal letters with a 5" maximum depth.
3. Letter colors are encouraged to be Desert colors to compliment the building,
i.e. tan, brown, rust, terracotta, etc.
4. Sign size is limited to 1 square feet of signage per each lineal foot of frontage.
Sign shall not exceed 75% of frontage length.
5. All signs must be approved by the landlord prior to submittal to the City of La
Quinta for sign permit and prior to sign fabrication. Signs will not be approved
if sign program requirements are not met.
ANALYSIS:
Proposed Sign Style and Location
The proposed location on the east and north building elevations are appropriate for the
building. The proposed location on the tower element may be too compact for a sign
and may not offer enough space for an appropriately sized tenant sign. Staff
recommends that signage not be allowed on the tower element.
Part 3 of the proposed Sign Program text encourages signs to be of a "Desert Color" to
compliment the building. Staff recommends the color of letters be limited to dark shades
of brown, rust, mustard, terracotta or black. These dark colors would contrast against
the light color of the building and provide more visibility during daytime hours. The light
colors may not.
Proposed Sign Program Text
Generally, proposed sign programs for multi -tenant buildings include detailed
specifications for building signs that address mounting details, maximum square footage
I' i 'th the Si n Code and maximum number of signs allowed. Although,
that comp ies w9
some Sign Programs have been proposed and approved to allow the landowner/agent
more flexibility with signage through sign adjustments per Code Section 9.160.090 E,
Sign Programs also provide additional guidelines that are not stated in the Sign Code.
The following are provisions that have been
Programs for multi -tenant buildings and
incorporated into the subject Sign Program:
included in other previously approved Sign
staff recommends theses provisions be
No audible, flashing, animated, moving, pulsating, electronic, and/or search
lighting or sings not specifically mentioned herein shall be permitted.
SA 2008-1309 STAFF REPORT
• No exposed raceways, conduits crossovers, conductors, wiring, junction
boxes, transformers, etc. shall be permitted.
• Penetrations of the building structure required by installation shall be neatly
sealed in water tight condition and painted to match exterior surface.
• Upon removal of the signage, the former tenant shall be responsible for the
removal of the signage, including: sealing, patching, and painting. Removals
shall be completed within a 10 day period of lease termination at the tenant's
expense. All repair work must match the building color and texture and the
working area must be left in a neat and clean condition.
• All banners and temporary signs shall conform to the City of La Quinta
Municipal Code.
• All signage must be approved by the City of La Quinta. Any conflict between
the provisions of the program and any provisions of the City Ordinance, the
City's zoning ordinance shall prevail.
FINDINGS:
The following findings can be made in support of Sign Application 2008-1309:
A. Sign Application 2008-1309, as recommended, is consistent with the purpose
and intent of Chapter 9.160, in that it does not conflict with the standards as set
forth in Chapter 9.160.
B. Sign Application 2008-1309, as recommended, is harmonious and consistent
with all signs as proposed under the Sign Program, due to the common use of
letter type and size, color and location of signs.
C. Sign Application 2008-1309, as recommended, is harmonious with and visually
related to the subject buildings as the scale of the signs and letter sizes used
accentuate the building design.
D. Sign Application 2008-1309, as recommended, is harmonious with and visually
related to surrounding development, as it will not adversely affect surrounding
land uses and is consistent with other approved sign programs in the surrounding
area such as Coronel Plaza (77-935 Calle Tampico) and the Old Town La Quinta
development.
3
SA 2008-1309 STAFF REPORT
RECOMMENDATION
Adopt Minute Motion No. 2008 -_, approving Sign Application 2008-1309, based on
the above analysis and findings, and subject to the following conditions of approval:
1. Prior to issuance of the first sign permit, a final version of the sign program
(text and graphics) shall be submitted to the Planning Department
incorporating any amendments or Conditions of Approval by the Planning
Commission.
2. The following provisions shall be complied with and included in the Sign
Program:
• No audible, flashing, animated, moving, pulsating, electronic, and/or search
lighting or sings not specifically mentioned herein shall be permitted.
. No exposed raceways, conduits crossovers, conductors, wiring, junction
boxes, transformers, etc. shall be permitted.
• Penetrations of the building structure required by installation shall be neatly
sealed in water tight condition and painted to match exterior surface.
• Upon removal of the signage, the former tenant shall be responsible for the
removal of the signage, including: sealing, patching, and painting.
Removals shall be completed within a 10 day period of lease termination at
the tenant's expense. All repair work must match the building color and
texture and the working area must be left in a neat and clean condition.
• All banners and temporary signs shall conform to the City of La Quinta
Municipal Code.
• All signage must be approved by the City of La Quinta. Any conflict
between the provisions of the program and any provisions of the City
Ordinance, the City's zoning ordinance shall prevail.
• Building mounted signs shall be allowed in the designated areas on the
east and north building elevations only. No signage will be approved on
tower element.
• All lettering shall be limited to dark shades of brown, rust, mustard,
terracotta, or black.
4
SA 2008-1309 STAFF REPORT
PUBLIC COMMENTS:
This project was advertised in the Desert Sun newspaper on
to all property owners within 500-feet of the site, and pos
information boards. At the time of the filing of this report,
letters or phone calls from the public regarding the proposal.
Prepared by:
Yv n ranco, Assistant Planner
Attachments:
1. Vicinity Map
2. Sign Program Exhibits & Text
November 2, 2008, mailed
ted on City Public Hearing
staff had not received any
SA 2008-1309 STAFF REPORT
ATTACHMENT 1
SITE
rl,
ATTACHMENT 2
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SIGNS
77-88OENR UWE
P Oessm''=88819
Sign program
51025 Avenida Mendoza
La Quinta, Ca
Tenant Sians
1. Tenant signs shall be installed only in the designated
sign location on the building.
2. Letters to be 8" minimum and 12" maximum in height.
Letters to be non -illuminated dimensional fabricated
metal letters with a 5" maximum depth.
3. Letters colors are encouraged to be Desert colors to
compliment the building. LE Tan, brown, rust, terracotta
Etc.
4. Sign Size is limited to 1 sq ft. of signage per each lineal
foot of frontage. Sign shall not exceed 75% of frontage
length.
5. All sign must be approved by the landlord prior to
submittal to the City of La Quinta for sign permit and
prior to sign fabrication. Sign will not be approved if sign
program requirements are not met.
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PH#D
STAFF REPORT
PLANNING COMMISSION
DATE: NOVEMBER 12, 2008
CASE NO.: ENVIRONMENTAL ASSESSMENT 2008-602 AND GENERAL
PLAN AMENDMENT 2008-112
REQUEST: CONSIDERATION OF AN AMENDMENT OF THE LA QUINTA
GENERAL PLAN CIRCULATION ELEMENT, AMENDING EXHIBIT
3.3 STREET CROSS SECTIONS - CITY STREETS, EXHIBIT 3.5
CITY ROADWAY CLASSIFICATIONS, AND EXHIBIT 3.10 THE
MULTI -PURPOSE TRAILS MAP. THE PROPOSED AMENDMENTS
WILL ADD FOUR ADDITIONAL STREET CROSS -SECTIONS,
MODIFY FOUR ROADWAY SECTION DESIGNATIONS, AND
MODIFY THE LOCATION OF MULTI -PURPOSE TRAILS WITHIN
THE SOUTHERN PORTION OF THE CITY.
LOCATION: CITY-WIDE
APPLICANT: CITY OF LA QUINTA
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA PLANNING DEPARTMENT HAS PREPARED AN
ADDENDUM TO THE GENERAL PLAN ENVIRONMENTAL
IMPACT REPORT SCH #2000091023 ("EIR") THAT THE CITY
CERTIFIED IN 2002. THE CITY FINDS THAT CONSIDERATION
OF THE AMENDMENT DOES NOT CALL FOR THE
PREPARATION OF A SUBSEQUENT EIR PURSUANT TO CEQA
GUIDELINE 15162 OR PUBLIC RESOURCES CODE SECTION
21166, IN THAT THE AMENDMENT DOES NOT INVOLVE: 1)
SUBSTANTIAL CHANGES TO THE ROADWAYS OR MULTI -USE
TRAILS ANALYZED IN THE EIR WHICH WOULD INVOLVE NEW
SIGNIFICANT EFFECTS ON THE ENVIRONMENT OR
SUBSTANTIALLY INCREASE THE SEVERITY OF PREVIOUSLY
IDENTIFIED IMPACTS; 2) SUBSTANTIAL CHANGES WITH
RESPECT TO THE CIRCUMSTANCES UNDER WHICH THE
AMENDMENT IS BEING UNDERTAKEN WHICH WOULD
INVOLVE NEW SIGNIFICANT EFFECTS ON THE ENVIRONMENT
NOT ANALYZED IN THE EIR, OR SUBSTANTIALLY INCREASE
THE SEVERITY OF PREVIOUSLY IDENTIFIED IMPACTS; OR 3)
NEW INFORMATION OF SUBSTANTIAL IMPORTANCE WHICH
WOULD INVOLVE NEW SIGNIFICANT EFFECTS ON THE
ENVIRONMENT NOT ANALYZED IN THE EIR WHICH WOULD
P:\Reports - PC\2008\11-12-08\GPA 08-112 Circulation Element\PC RPT GPA 08-112.doc
SUBSTANTIALLY INCREASE THE SEVERITY OF PREVIOUSLY
IDENTIFIED IMPACTS.
BACKGROUND:
In response to recently approved projects and development proposals in the
southeastern portion of the City, staff is proposing to add four new roadway
sections and revise the location of multi -purpose trails identified within the
Circulation Element of the General Plan. The current General Plan Circulation
Element identifies only one roadway design each for a Secondary Arterial and
Collector. As the southern portions of the City are anticipated to experience less
traffic and have fewer through -trips than as proposed in the 2002 General Plan, the
need for reduced roadway designs has been identified. In addition, staff has
identified the need to update the location of multi -purpose trails in this area.
PROJECT PROPOSAL:
This proposal is to amend the General Plan Circulation Element to identify four new
roadway sections in Exhibit 3.3 (Attachment 1), to identify the proposed locations
for those new roadway sections in Exhibit 3.5 (Attachment 2), and to make
revisions to the locations of Multi -Purpose Trails identified in Exhibit 3.10
(Attachment 3) of the General Plan.
Exhibits 3.3 and 3.5
All of the road sections proposed for changes are currently identified as Modified
Secondary Arterials in the General Plan. Staff is proposing the addition of three
different Modified Secondary Arterials roadway sections and a Modified Collector
section:
Modified Secondary Arterial A is a 96 foot right of way design containing a 22 foot
shoulder, a single 20 foot lane in each direction, and a 12 foot wide center median.
Modified Secondary Arterial A is proposed to be used on a portion of Madison
Street extending south from Avenue 60 to Avenue 62. This section of roadway will
extend over the existing Bureau of Reclamation dike and is anticipated to primarily
serve the proposed Travertine development and any future development in Section
5.
Modified Secondary Arterial B is an 88 foot right of way design containing an 18
foot shoulder, a single 20 foot lane in each direction, and a 12 foot wide center
median. Modified Secondary Arterial B is proposed to be used on a portion of
Jefferson Street extending south from Cahuilla Park, through the proposed Coral
Canyon development, and through the proposed Travertine development, ultimately
connecting to the southern end of Madison Street. This particular roadway design
2
PAReports - PC\2008\11-12-08\GPA 08-112 Circulation Element\PC RPT GPA 08-112.doc
was first proposed with Coral Canyon and was identified on Tentative Tract Map
33444.
Modified Secondary Arterial C is also an 88 foot wide right of way design with a
12 foot wide center median, but contains a reduced 12 foot shoulder and two 13
foot lanes in each direction. This section of road is proposed on a portion of
Monroe Street located between Avenue 60 and 62. This street section will run
between portions of Trilogy, the approved but undeveloped Palizada project (Final
Tract Maps 31732 and 31733), and the proposed Enclave project (Tentative Tract
33982) located in the County and currently being reviewed by staff.
The proposed Modified Collector is identical to the existing Collector design but
includes an asterisk that permits varying widths and overall right-of-way for
extenuating circumstances. This section of roadway is necessary along a section of
Avenue 62 south of Trilogy that leads to Jefferson and Madison Streets, due to
limited right-of-way availability over the Bureau of Reclamation dike. The current
roadway section for this location is identified as a Secondary Arterial. The Modified
Collector will accommodate situations where topographical or jurisdictional
limitations prevent adequate right of way from being dedicated.
Exhibit 3.10
Staff is proposing to update Exhibit 3.10, adding additional trail locations and
modifying certain portions of the Multi -Purpose Trail system in the southeastern
portion of the City. The current Multi -Purpose Trails map does not identify a Multi -
Purpose trail along Madison Street south of Avenue 58. The revised map will now
identify a Multi -Purpose Trail down the entire length of Madison Street. Another
section of trail that has been added is located along a portion of the proposed
Jefferson Street extension which runs through the proposed Travertine and Coral
Canyon projects to the existing trail along Avenue 58.
Other trail sections have been modified or removed due to errors or necessity. The
trail section extending along Avenue 60 west of Madison Street has been removed
due to the trail having been erroneously identified as extending through a dead-end
street, over the storm water dike, and through an existing mountain. The intent of
this originally was to provide a connection to the top of the flood control dike,
which has been previously proposed as a potential trail route by the Coachella
Valley Parks and Recreation Department. The Madison Street Multi -Purpose Trail
route south of Avenue 60 will provide this connection. Another section of trail that
has been removed is located within an undeveloped portion of Section 5. This
removal is due to the area being identified for habitat conservation in the Coachella
Valley Multi -Species Habitat Conservation Plan.
c
PAReports - PC\2008\11-12-08\GPA 08-112 Circulation Element\PC RPT GPA 08-112.doc
ANALYSIS:
The proposed street sections are necessary to accommodate both approved and
proposed projects such as Travertine, Coral Canyon, and The Enclave. The
proposed new roadway segments will provide developers and the City with
additional Secondary Arterial and Collector designs and permit projects to
incorporate smaller and lesser -traffic roadway designs than what are currently
identified in the General Plan. These additional designs are more conducive to the
actual traffic demands expected from the area, less that what was identified in the
2002 General Plan. The modifications to the Multi -Purpose Trail system will clean-
up an outdated map, eliminate impractical segments, and provide improved overall
connectivity to the trail system. None of the proposed revisions will result in an
increase in intensity or impact upon what is currently identified in the General Plan.
As the planning and design of the southeastern portion of the City progresses,
these amendments are necessary to accommodate near -term future growth. All of
the roadway exhibits in the Circulation Element will be revisited when the next
major General Plan update occurs.
CEOA:
Staff has prepared an Addendum to the General Plan Environmental Impact Report
which was originally approved and certified in 2002. The EIR Addendum found that
the modifications to the street cross sections and roadway classifications all
involved a downgrading or reduction to the current General Plan design standards
and that the modifications to the Multi -Purpose Trail exhibit would have no more
physical impact on the environment than the build out of the General Plan
roadways previously analyzed in the General Plan EIR. Because no new or increased
impacts were identified, staff has determined that the General Plan Amendment
does not call for the preparation of a subsequent EIR.
SB 18 TRIBAL CONSULTATION:
In accord with the requirements of Senate Bill 18 (2004), staff contacted the
Native American Heritage Commission and forwarded a request for consultation
with local Tribal Agencies. None of the tribes contacted requested formal
consultation, but staff received two written comments from the Morongo Band of
Mission Indians and the Cabazon Band of Mission Indians. Those comments
involved a standard request for archaeological and Native American monitoring
during grading activities, both of which are already accommodated under City
policy.
FI
PAReports - PC\2008\71-12-08\GPA 08-112 Circulation Element\PC RPT GPA 08-112.doc
FINDINGS:
The findings to support Environmental Assessment 2008-602 and General Plan
Amendment 08-112 are contained in the attached Planning Commission
Resolutions.
RECOMMENDATION:
Adopt Planning Commission Resolutions recommending to the City Council
approval of Environmental Assessment 2008-602 and General Plan Amendment
08-112, as recommended.
Prepared by:
ZAL��
An vv J. Mogensen
Pr' cipal Planner
Attachments:
1. General Plan Exhibit 3.3, Current and Proposed Additions
2. General Plan Exhibit 3.5, Existing and Proposed
3. General Plan Exhibit 3.10, Existing and Proposed
5
P:\Reports - PC\2008\1 1-1 2-08\GPA 08-112 Circulation Element\PC RPT GPA 08-112.doc
PLANNING COMMISSION RESOLUTION 2008-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL OF THE CITY OF LA QUINTA,
CALIFORNIA, THE ADOPTION OF A RESOLUTION
CERTIFYING AN ADDENDUM TO THE GENERAL PLAN
ENVIRONMENTAL IMPACT REPORT SCH #2000091023
CASE: ENVIRONMENTAL ASSESSMENT 2008-602
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 12th day of November, 2008, hold a duly -noticed Public Hearing for a City -
initiated request to consider an Addendum to the General Plan Environmental Impact
Report SCH #2000091023 ("EIR") that the City certified in 2002, and General Plan
Amendment 2008-112;
WHEREAS, said General Plan Amendment 2008-112 under consideration
will provide four additional roadway sections, identify their locations, and modify the
locations of Multi -Purpose Trails; and
WHEREAS, the Addendum complies with the requirements of the
California Environmental Quality Act and "The Rules to Implement the California
Environmental Quality Act of 1970" (as amended, Resolution 83-68 adopted by the
City Council); and
WHEREAS, upon hearing and considering the EIR, the Addendum to the
EIR, and all testimony and arguments, if any, of all interested persons desiring to be
heard, the Planning Commission did make the following mandatory findings
recommending approval of said Addendum to the EIR:
1. The Addendum to the EIR does not identify substantial changes to the roadways
or multi -use trails analyzed in the EIR which would involve new significant
effects on the environment or substantially increase the severity of previously
identified impacts.
2. No substantial changes have been identified with respect to the circumstances
under which the Amendment is being undertaken which would involve new
significant effects on the environment not analyzed in the EIR, or substantially
increase the severity of previously identified impacts.
3. No new information of substantial importance which would involve new
significant effects on the environment not analyzed in the EIR which would
PAReports - PC\2008\1 1-1 2-08\GPA 08-112 Circulation Element\EA 2008-602 GPA pc res.doc 6
Planning Commission Resolution 2008-
Environmental Assessment 2008-602
General Plan Circulation Element
Adopted: November 12, 2008
substantially increase the severity of previously identified impacts.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case.
2. That it does hereby recommend approval of the Addendum to the City Council
for the reasons set forth in this Resolution and as stated in the Addendum text
on file in the City Clerk's Department.
3. That the Planning Commission has reviewed the Addendum, the EIR, and the
subsequent CEQA compliance documents, and had determined that the
Addendum reflects the independent judgment of the City.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 121" day of November, 2008, 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
7
ADDENDUM TO ENVIRONMENTAL IMPACT REPORT
(CEQA GUIDELINE 15164)
FOR GENERAL PLAN AMENDMENT NO. 2008-112
The City of La Quinta, as lead agency under the California Environmental Quality Act,
("CEQA") has prepared this Addendum pursuant to CEQA Guideline 15164. This is an
Addendum to the General Plan Environmental Impact Report SCH #2000091023 ("EIR") that
the City certified in 2002.
The purpose of this Addendum is to document certain changes to the General Plan which will be
implemented through General Plan Amendment 2008-112. The City proposes to amend the
General Plan Circulation Element as follows:
1. Amend Exhibit 3.3, Street Cross Sections — City Streets
2. Amend Exhibit 3.5, City Roadway Classifications, and
3. Amend Exhibit 3.10, Multi -Purpose Trails Map
The amendments are proposed to make the following changes to the General Plan's Circulation
Element:
1. Exhibit 3.3: Identify four additional street cross sections for Modified Secondary
Arterial — A (a 96 foot right of way, with a 12 foot raised median, one 20 foot wide
lane in each direction, and a 22 foot parkway on each side); Modified Secondary
Arterial — B (an 88 foot right of way, with a 12 foot raised median, one 20 foot wide
lane in each direction, and an 18 foot parkway on each side); Modified Secondary
Arterial — C (an 88 foot right of way, with a 12 foot raised median, two 13 foot wide
lanes in each direction, and a 12 foot parkway on each side); and Modified Collector
Street (a 74 foot right of way, with a 12 foot median, one 20 foot wide lane in each
direction, and an 11 foot parkway on each side); on Exhibit 3.3. The cross sections
are shown in Exhibit A.
2. Exhibit 3.5: Re-classify Madison Street, between Avenue 60 and Avenue 62, from its
current Secondary Arterial to a Modified Secondary Arterial — A; Re-classify Monroe
Street, between Avenue 60 and Avenue 62, from its current Secondary Arterial to a
Modified Secondary Arterial — C; Re-classify Jefferson Street, between Avenue 58
and Avenue 62, from its current Secondary Arterial to a Modified Secondary Arterial
— B; Re-classify Avenue 62, between Madison and Monroe Streets, from its current
Secondary Arterial to a Modified Collector Street. The changes in roadway
classifications are shown in Exhibit B.
3. Exhibit 3.10: Extend the multi -purpose trail designation on Madison Street from
Avenue 58 to Avenue 64; extend the multi -purpose trail on Jefferson Street from
Avenue 60 to Avenue 62; remove the multi -purpose trail occurring west of Jefferson
Street, in an east -west direction, in the southern -most portion of the City; straighten
the location of the multi -purpose trail extending south from Jefferson, and remove the
multi -purpose trail on Avenue 60 west of Madison Street to the levee. The changes to
the multi -use trail system are shown in Exhibit C.
The modifications to the street cross sections and roadway classifications in all cases result in a
downgrading of these roadways, as development limitations and anticipated future traffic will
not require four travel lanes for the roadways being reclassified.
The modifications will result in less land disturbance than originally analyzed in the General
Plan EIR, insofar as the modified roadways, when built out, will be of narrower width than
originally planned.
2 V
The modifications to the multi -purpose trail system correct changes to the trail system resulting
from the City' desire to expand the multi -use trail system in the southwestern portion of the City,
and eliminate dead-end trails which would not have practical use. The trails will all occur within
the parkways of General Plan roadways, and would have no more physical impact on the
environment than the build out of the General Plan roadways, which was previously analyzed in
the General Plan EIR.
The City has compared the impacts of the Amendment with those impacts analyzed in the EIR
and finds as follows:
I[U
Aesthetics - Impacts less
than those previously
analyzed. The downgraded
roadways will result in less
paved areas, and less visual
impacts on the environment.
The anticipated lower traffic
levels will also result in less
light and glare than
originally anticipated.
Agriculture R
Not applicable
Hazards and Hazardous
Materials - Impacts no
greater than those
previously analyzed. The
hazards associated with
roadway spills and
accidents will be reduced
somewhat by the lower
number of vehicle trips on
the downgraded roadways.
The multi -use trails will
continue to have no
impacts associated with
hazards or hazardous
materials.
Hydrology and Water
Quality - Impacts lower
than those previously
analyzed. The reduction in
the amount of paved area
for each of the
downgraded streets will
result in less land covered
by impervious surfaces,
and will facilitate
percolation of surface
water. The design of the
streets, including storm
water control, will still be
required to meet City and
NPDES requirements, as
would have been required
in the original analysis.
Public Services
Impacts equivalent to
those previously analyzed.
The downgrading of the
streets is resulting from
lower numbers of trips.
The roadways will still be
constructed, and will still
provide access for police
and fire vehicles. The
changes in the multi -use
trail system will have no
impact on public services.
Recreation - Impacts no
greater than those
previously analyzed. The
roadway downgrades will
have no impact on
recreational facilities. The
additions being made to
the multi -purpose trail
system will increase
recreational opportunities
for residents in the
southwestern part of the
City, and represents a
beneficial impact.
4
Air Quality - Impacts less
than those previously
analyzed. The downgrading
of the roadways is a result of
anticipated lower numbers of
vehicle trips in this area of
the City. Therefore, there
will be lower emissions from
vehicles in this area of the
City. The modifications to
the multi -use trails increases
opportunities for the use of
non -motorized transportation
in this area of the City, and
could also aid in reducing air
emissions.
Land Use & Planning -
Impacts no greater than
those previously analyzed.
The Amendment is the
result of project approvals
in this area of the City
which have generated
fewer trips than were
originally anticipated for
this area. The
downgrading of the streets
will still accommodate
any and all future projects
in this area, as they have
been considered in the
downgrading process. In
addition, this area of the
City abuts the Santa Rosa
Mountains, and limited
development is possible to
the south, in
unincorporated Riverside
County.
The addition of multi -use
trails in this area of the
City is consistent with the
General Plan's goals for a
City-wide trail system,
and the lowering of the
dependence on the
automobile. The addition
of the trails will therefore
have no impact on Land
Use and Planning.
Transportation/Traffic-
Impacts less than those
previously analyzed. The
General Plan EIR and its
associated traffic impact
analysis made
assumptions for
development in this
portion of the City which
have proven to be greater
than the development
which has or will occur in
this area. As a result, trips
generated by existing and
proposed development
will be reduced from that
originally analyzed in the
General Plan EIR. The
roadway re -classifications
correspond to these
reduced trips, and are
sufficient to meet General
Plan Level of Service
requirements of LOS D.
The multi -use trail
amendments will increase
circulation opportunities
for non -motorized
vehicles in the City,
thereby providing a
beneficial impact by
providing an added
opportunity to lower
motorized vehicle trips.
5 12
Biological Resources
Impacts equivalent to those
previously analyzed. The
roadway classifications will
require land disturbance for
built out of the streets.
However, the area to be built
out will be reduced by the
proposed Amendment.
Landscaped parkways will
still provide habitat for
adapted species, and the City
will still require the
preparation of biological
resource studies as needed as
individual projects are
proposed for development,
and as the streets are
widened to their ultimate
right of way.
Geology and Soils -
Impacts equivalent to those
previously analyzed. The
City will still require the
preparation of site -specific
soil analysis for the build out
of the street system, as it
would have under the
General Plan EIR. These
studies will provide
recommendations, if
necessary, for the structural
construction of the streets to
assure the minimum amount
of damage in an earthquake.
These analyses will assure
that impacts associated with
seismic conditions or soil
conditions are reduced to
less than significant levels.
Cultural Resources
Impacts no greater than
those previously analyzed.
The area to be disturbed
for the construction of the
downgraded roadways, or
for the multi -use trails,
will be equivalent to or
less than that originally
analyzed. The City will
continue to require the
preparation of cultural
resource surveys for
project as they are
proposed, and for the
ultimate widening of the
roadways. These studies
will determined whether
construction will impact
cultural resources, and
what mitigation measures
are required, if any, to
assure that impacts to
these resources are less
than significant.
Noise - Impacts less than
those previously analyzed.
The downgrading of the
roadways is the result of
anticipated lower numbers
of vehicle trips. Vehicle
trips are the primary
generators of noise in the
City. Therefore, fewer
trips will result in lower
noise levels. As this area
of the City was anticipated
to have noise levels below
the City's General Plan
standard of 65 dBA
CNEL, impacts in this
area of the City will
continue to be less than
significant.
Mineral Resources - Not
Utilities and Service
Systems - Impacts
equivalent to those
previously analyzed. The
downgraded roadways
will still require lighting,
and will still be the
location of area water and
sewer lines. The
downgraded roadways
will all have adequate
rights -of -way to
accommodate utility lines,
and will continue to serve
as a path for these lines, as
originally analyzed.
Population and Housing
- Impacts less than those
previously analyzed. The
downgraded roadways are
the result of lower than
expected residential unit
counts in this area of the
City. Therefore, the area
of the Amendment, the
southwestern portion of
the City, will have less
population than was
considered in the General
Plan EIR. Further, the
rights -of -way are all
proposed to occur in the
same location as was
previously analyzed, and
will therefore not impact
an existing population or
6 13
The City finds that consideration of the Amendment does not call for the preparation of a
subsequent EIR pursuant to CEQA Guideline 15162 or Public Resources Code Section 21166, in
that the Amendment does not involve:
1) substantial changes to the roadways or multi -use trails analyzed in the EIR which would
involve new significant effects on the environment or substantially increase the severity of
previously identified impacts;
2) substantial changes with respect to the circumstances under which the Amendment is being
undertaken which would involve new significant effects on the environment not analyzed
in the EIR, or substantially increase the severity of previously identified impacts; or
3) new information of substantial importance which would involve new significant effects on
the environment not analyzed in the EIR which would substantially increase the severity of
previously identified impacts.
7 14
PLANNING COMMISSION RESOLUTION 2008-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF GENERAL PLAN AMENDMENT 2008-112,
APPROVING AN AMENDMENT TO THE LA QUINTA GENERAL PLAN
TRAFFIC AND CIRCULATION ELEMENT, AMENDING EXHIBITS 3.3,
STREET CROSS SECTIONS - CITY STREETS, EXHIBIT 3.5, CITY
ROADWAY CLASSIFICATIONS, AND EXHIBIT 3.10, THE MULTI-
PURPOSE TRAILS MAP
CASE NO.: GENERAL PLAN AMENDMENT 08-112
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 12" of November, 2008, hold a duly noticed Public Hearing
for a City -initiated request to consider a General Plan Amendment to modify
Exhibits 3.3, Street Cross Sections - City Streets, Exhibit 3.5, City Roadway
Classifications, and Exhibit 3.10, the Multi -Purpose Trails Map, within the
Circulation Element; and
WHEREAS, said General Plan Amendment under consideration will
provide four additional roadway sections, identify their locations, and modify the
locations of Multi -Purpose Trails; and
WHEREAS, said General Plan Amendment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" (CEQA) as amended (Resolution 83-63) in that the La Quinta Planning
Department has prepared an Addendum to the General Plan Environmental Impact
Report SCH #2000091023 ("EIR) that the City certified in 2002. The City
compared the impacts of the Amendment with those impacts analyzed in the EIR
and found that consideration of the Amendment does not call for the preparation of
a subsequent EIR pursuant to CEQA Guideline 15162 or Public Resources Code
Section 21166; and
WHEREAS, the Planning Department published a city-wide public
hearing notice in the Desert Sun newspaper on November 1, 2008, as prescribed
by the Municipal Code. Public hearing notices were also posted on bulletin boards
at City Hall, on the City of La Quinta's website, at the Village Post Office, and at
the 111 La Quinta Shopping Center; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard,
15
Planning Commission Resolution 2008-
General Plan Amendment 2008-112
Amendment to the Circulation Element
November 12, 2008
said Planning Commission did make the following mandatory findings
recommending approval of said Amendment:
Finding A - The project is consistent with the General Plan.
The proposed General Plan Amendment to the Circulation Element is internally
consistent with those goals, objectives and policies of the general plan which are
not being amended. The additions to the roadway classifications and their locations
in all cases are consistent with the General Plan in that they provide additional
available roadway classifications that are consistent and compatible with the
existing goals and policies of the Traffic and Circulation Element. Changes made to
the Multi -Purpose Trail system are also consistent with the General Plan in that
they constitute an expansion of trail availability among locations which currently do
not have trails and enhance the existing trail system by eliminating those trails
which would not have practical use if developed as previously indicated.
Finding B - Approval of the amendment will not create conditions materially
detrimental to the public health, safety and general welfare.
Approval of the proposed General Plan Amendment will not create conditions
materially detrimental to public health, safety and general welfare in that the
proposed changes will not affect existing recreational areas or access to those
recreational areas, will not result in the loss of or encroachment upon existing
wildlife habitat, nor will they have an effect on the conditions of the community,
developed or undeveloped, due to the fact that the modifications to the street
sections and roadway classifications in all cases result in a downgrading or
reduction of these roadways and that certain sections of Multi -Purpose Trails
proposed for removal are either currently identified within designated habitat
conservation areas or have impractical use.
The modifications proposed to the roadway sections will result in less land
disturbance than originally analyzed in the General Plan EIR, insofar as when built
out, they will be of narrower width than originally planned due to design
considerations as well as limited additional widths of public rights -of -way available
for dedication. The modifications to the Multi -Purpose Trail system constitute an
enhancement of the network by correcting changes to the trail system resulting
from the City's desire to expand the multi -use trail system in the southwestern
portion of the City and eliminate dead-end trails which would not have practical use
or would encroach on areas not intended for such use. As a result, the proposed
General Plan Amendment to the Circulation Element has been determined to not
16
Planning Commission Resolution 2008-
General Plan Amendment 2008-112
Amendment to the Circulation Element
November 12, 2008
result in any changed conditions and will therefore have no effect on the health,
safety, and welfare of the community or surrounding natural environment.
Finding C - The new designations are compatible with the land use designations
on adjacent properties.
The four new roadway sections and their proposed locations will not have an effect
on any adjacent land use designations in that they will safely and adequately
accommodate current and future projected traffic demands from adjacent and
surrounding land uses already identified in the General Plan. The Multi -Purpose Trail
system modifications will enhance access and connectivity to existing residential
land use areas including those which are identified for equestrian uses. As a result,
the proposed General Plan Amendment is consistent with the land use designations
on adjacent properties.
Finding D - Approval of the amendment is warranted because the situation and
the general conditions have substantially changed since the existing designations
were imposed.
Approval of the four new roadway sections and their proposed locations are
warranted because development limitations and anticipated future traffic will not
require four travel lanes for the roadways being reclassified. The modifications to
the Multi -Purpose Trail system are warranted because they will eliminate dead-end
trails which no longer have practical use, remove trails from areas identified for
wildlife conservation in the Coachella Valley Multi -Species Habitat Conservation
Plan, and provide new locations for trails along existing roadways which currently
are not identified for Multi -Purpose Trails. These amendments will meet the current
demands and projected needs of the City, while maintaining and protecting the
City's character.
Finding E - The project is in conformance with the California Environmental
Quality Act.
The City has prepared an Addendum to the General Plan Environmental Impact
Report SCH #2000091023 CEIR") that the City certified in 2002. The City
compared the impacts of the Amendment with those impacts analyzed in the EIR
and found that the Amendment does not involve 1) substantial changes to the
roadways or multi -use trails analyzed in the EIR which would involve new
significant effects on the environment or substantially increase the severity of
previously identified impacts; 2) substantial changes with respect to the
17
Planning Commission Resolution 2008-
General Plan Amendment 2008-112
Amendment to the Circulation Element
November 12, 2008
circumstances under which the Amendment is being undertaken which would
involve new significant effects on the environment not analyzed in the EIR, or
substantially increase the severity of previously identified impacts; or 3) new
information of substantial importance which would involve new significant effects
on the environment not analyzed in the EIR which would substantially increase the
severity of previously identified impacts.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case.
2. That the Planning Commission does hereby recommend approval of General
Plan Amendment 2008-112, as identified in Exhibits A, B, and C attached
with this resolution, to the City Council for the reasons set forth in this
Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on the 12" day of November, 2008, 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
18
BI#A
PLANNING COMMISSION
STAFF REPORT
DATE: NOVEMBER 12, 2008
CASE NUMBER: SITE DEVELOPMENT PERMIT 2008-902
APPLICANT: HIGHWAY ONE ELEVEN PARTNERS, LLC
REQUEST: REVIEW AND CONFIRMATION OF CONCEPTUAL
LANDSCAPING PLAN, SPECIFICALLY THE DESIGN AND
LOCATION OF PERIMETER SIDEWALKS, FOR THE
MADISON SQUARE COMMERCIAL RETAIL
DEVELOPMENT
LOCATION: NORTHEAST CORNER OF HIGHWAY 111 AND DUNE
PALMS ROAD
GENERAL PLAN: RC (REGIONAL COMMERCIAL)
ZONING: CR (REGIONAL COMMERCIAL)
SURROUNDING
LAND USES: NORTH: CVWD STORM WATER CHANNEL
SOUTH: HIGHWAY 111, COMMERCIAL RETAIL,
VACANT LAND
EAST: DUNES BUSINESS PARK
WEST: DUNE PALMS ROAD, COMMERCIAL RETAIL
BACKGROUND
The Madison Square commercial retail development was approved by the Planning
Commission on July 22, 2008 (SDP 08-902, CUP 08-1 1 1, TPM 36067)
(Attachment 1). At the meeting, the Commission was unsatisfied with the design
of the perimeter landscaping plan for the project, and approved the conceptual
landscaping plan with the condition that certain items be brought back at a later
date for review and confirmation by the Commission (Attachment 2).
Specifically, the Commission focused on the design and location of the sidewalks
along Dune Palms Road and Highway 111 and the landscaping treatments along
Highway 111 with respect to screening of vehicles waiting in the In-n-Out drive -
through lane. Per the Commission's request, the applicant has submitted a revised
landscaping plan that incorporates all of the suggestions, recommendations, and
conditions of approval presented at the public hearing (Attachment 3).
1
ANALYSIS
Highway 111
Along Highway 1 1 1, the applicant has revised the landscaping plan by redesigning
the meandering sidewalk so that the entire length of the sidewalk is set back from
the Highway 111 curb. The only instance of the sidewalk being placed adjacent to
a curb is at the southeast and southwest corners of the project, where it is
necessitated by ADA-accessibility requirements.
The applicant has also revised the landscaping plan by eliminating all turf areas
within the perimeter landscaping area. Per the Commission's request, the turf
areas are replaced with low- to moderate- water use plants consistent with the
water efficiency standards for desert landscaping.
Also, in order to alleviate the visual impact of vehicles parking with headlights
facing towards Highway 111 and vehicles waiting in the In-n-Out drive -through
lane, the applicant has added landscaped berming treatments along the length of
the Highway 111 landscape area. Per the Commission's request, the berming will
be a minimum height of three (3) feet measured from the top of curb on the
parking lot side of the perimeter.
Staff is recommending approval of the submitted revised plans with regards to the
Highway 111 landscaped area as they generally meet the Commission's
recommendations and conditions of approval, with the only conflict being the width
of the sidewalk. Within Highway 111 landscape setbacks, the standard sidewalk
width is 8 feet. The plans show an 8-foot wide meandering sidewalk, whereas Site
Development Permit 08-902 Condition of Approval 19.A as well as indicated in the
minutes on file requires a 10-foot wide sidewalk due to concern over pedestrian
safety. As the commercial development directly to the east, the Dunes Business
Park, has installed an 8-foot wide sidewalk, and the fact that the proposed
sidewalk has been relocated away from Highway 111, staff recommends that the
Planning Commission discuss the necessity of a 10-foot wide sidewalk along
Highway 111.
Dune Palms Road
Along Dune Palms Road, the applicant has revised the landscaping plan by
redesigning the meandering sidewalk so that the entire length of the sidewalk is set
back from the Dune Palms Road curb. The only instances of the sidewalk being
placed adjacent to a curb are at the two drive aisle intersections, where it is
necessitated by ADA-accessibility requirements.
The only conflict with regards to landscaping along Dune Palms Road is the lack of
2
required berming along the perimeter. La Quinta Municipal Code Section
9.100.040 states:
Perimeter setback and parkway areas in the street right-of-way shall have
berms and mounds to screen parking areas in the adjacent commercial
property. One hundred percent of the longitudinal length adjacent to the
street shall have berms and mounds exceeding three feet, but not more than
four feet. The berms and mounds shall be undulated and fluctuating in
position to accommodate the meandering sidewalk and shall cover not less
than sixty-five percent of the landscape setback area. Incidental stormwater
that falls on said setback areas may be retained on the setback area.
Additionally, Site Development Permit 08-902 Condition of Approval 19.A states:
The sidewalk on the west side of the project (Dune Palms Road) if located
adjacent to the roadway shall be expanded to a ten foot width, if feasible.
As an alternative, if the sidewalk could be feasibly located further east of the
roadway, the sidewalk may be eight feet in width
The revised plans show an 8-foot wide meandering sidewalk set back from the
Dune Palms Road curb, with no landscaped berming incorporated as the applicant
has stated that adding berms at this location is infeasible. Therefore, although this
sidewalk design satisfies the condition of approval, it is inconsistent with the
Municipal Code. However, staff has determined that the intent of the code is to
screen and shield headlights of vehicles parked facing towards Dune Palms Road.
Consequently, the parking spaces adjacent to Dune Palms Road, which on average
measure approximately 62.50 from the top of curb, are at a lower grade than the
street, which on average measure approximately 65.50 from the top of curb. This
results in a perimeter landscape treatment that generally meets the 3-foot minimum
required by the Code, and the headlights being adequately screened from view
without having to install landscaped berms. Staff is recommending approval of the
submitted revised plans with regards to the Dune Palms Road landscaped area as
they generally meet the Commission's recommendations and conditions of
approval, and also recommends that the Planning Commission discuss the lack of
incorporation of landscaped berming at this location, and any possible alternatives.
RECOMMENDATION
1. Adopt Minute Motion No. 2008 -_, approving the revised conceptual
landscaping plans with regards to perimeter landscaping treatments for
Site Development Permit 2008-902.
by
Y V". Wssociate Planner
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Attachments:
1. Planning Commission Minutes of July 22, 2008
2. Madison Square Preliminary Landscaping Plan (original)
3. Madison Square Preliminary Landscaping Plan (revised)
0
ATTACHMENT 1
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quints City Hall
78-495 Calle Tampico, La Quinta, CA
July 22, 2008
I, CALL TO ORDER
7:05 P.M.
A. This meeting of the Planning Commission was called to order at 7:05
p.m. by Chairman Ed Alderson who asked Commissioner Weber to lead
the flag salute.
B. Present: Commissioners Katie Barrows, Paul Quill, Mark Weber, Robert
Wilkinson, and Chairman Ed Alderson.
C. Staff present: Planning Manager David Sawyer, City Attorney Kathy
Jenson, Principal Engineer Ed Wimmer, Associate Planner Jay Wuu, and
Executive Secretary Carolyn Walker.
II, PUBLIC COMMENT: None
III. PRESENTATION: None.
IV. CONFIRMATION OF THE AGENDA:
V. CONSENT CALENDAR:
A. Chairman Ed Alderson asked if there were any changes to the Minutes of
July 8, 2008. Commissioner Mark Weber had the following changes:
Page 6, last paragraph, second sentence should read:
He said identification of Jefferson Square, for direction purposes, was
not more important than the tenants signs, and he wondered if the
Square identification could be made smaller and then the tenant
identifications made larger."
There being no further changes, it was moved and seconded by
Commissioners Barrows/Wilkinson to approve the minutes as amended.
Unanimously approved.
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VI. PUBLIC HEARINGS:
A. Environmental Assessment 2008-593, Tentative Parcel Map 36067, Site
Development Permit 2008-902, and Conditional Use Permit 2008-11 1; a
request of Highway One Eleven Partners, LLC for consideration of plans
to subdivide and construct Madison Square, an approximately 92,000
square foot commercial development including retail spaces, a health
club, and a drive -through restaurant, located on the northeast corner of
Highway 111 and Dune Palms Road.
Chairman Alderson opened the public hearing and asked for the staff
report.
Associate Planner Jay Wuu presented the information contained in the
staff report, a copy of which is on file in the Planning Department.
Chairman Alderson asked if there were any questions of staff.
Commissioner Wilkinson asked about the deletion of two parking spaces
and asked where those were located. Staff highlighted those spaces on
the Power Point screen.
Chairman Alderson asked if those were the grill spaces. Staff said yes.
City Attorney Jenson said, regarding the grill spaces, if the Planning
Commission was going to relieve the applicant of the requirement, the
Commission might want to put some language in the conditions to
accommodate this waiver. She said the Commission might not want to
waive this requirement, in general, but specifically for this tenant.
Commissioner Wilkinson asked if there would be changes to the building.
Staff said they would defer to the applicant to respond.
Commissioner Wilkinson asked about a walking path on the CVWD path
on the Channel. He commented other projects have been conditioned to
include the path or had funds set aside to accommodate them. He
commented on the TRESS committee, and wondered if there was any
condition to address that. Planning Manager Sawyer said there was not
at present.
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Chairman Alderson asked if any comment on that condition would be
coming back. Planning Manager Sawyer said this condition was not
discussed prior to the meeting but the condition could be added if the
Commission desired.
Commissioner Quill asked what the sidewalk width was on Highway 111.
Associate Planner Wuu replied it met the City of La Quinta guidelines.
Commissioner Quill commented the sidewalk was ten feet in other areas
and asked if it was six feet in this one. Staff replied it was six feet.
Commissioner Quill commented on the width of sidewalks along Dune
Palms and other areas of Highway 111. He was concerned about
pedestrian access, adequate sidewalk width, and proximity to the street.
He said there was a lot of pedestrian access on that road and wanted to
make sure there was adequate sidewalk for bikes and pedestrians. Staff
replied the sidewalk would be the same width as the adjacent
development to maintain consistency between the two.
Chairman Alderson asked if this project would reflect the same sidewalk
width as the project to the east and asked staff if they had any exhibits
showing the width of the sidewalk.
Planning Manager Sawyer said none of the drawings, presented at the
meeting, showed the width of the adjacent sidewalk. He said it would be
appropriate to condition this project to have a sidewalk width which is
equal to the adjacent property for consistency.
Commissioner Quill asked if that was a minimum of eight feet. Planning
Manager Sawyer said eight feet was identified in the drawing presented
to the Commission. He did not know if the sidewalk on the adjacent
property was ten feet.
Commissioner Quill noted the plans indicated several turf areas which did
not serve any useful recreational purpose. He wanted to know if staff
had discussed this with the applicant. Associate Planner Wuu said they
had and the amount of turf shown actually represented a reduction from
the original plans. He suggested the Commissioners could discuss a
further reduction with the applicant.
Commissioner Barrows said the City was trying to provide pedestrian
access both from Dune Palms and Highway 1 1 1 . She said it looked like
it was done on Highway 111 in a way that wasn't right along the road,
but she was concerned there was pedestrian access cutting right in front
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of the entry point for the drive- through. She said there may not be a lot
of other options available but wanted to know if that design made sense.
She concurred with Commissioner Quill's question about the sidewalks.
She said it would be better to have the sidewalk set back from the street
in a design similar to that on Highway 111.
Associate Planner Wuu responded on three points: 1). Building 6 - the
pedestrian access wasn't there originally, it was an added condition; 2).
northeast of Building 6 - a pedestrian access was added as a
decoratively paved trail/path over the planter and across the drive -through
into the north entrance for the restaurant providing pedestrian
connectivity to the site; and, 3). the sidewalk on Dune Palms — the
original plan showed a sidewalk that ran along the street and the
applicant re -configured it to meander near Buildings 4 and 5 to add
access into the site. There was a Public Works issue with not having a
sidewalk along the curb for uses such as stalled vehicles. There would
need to be sidewalk access so someone could access the vehicle. If there
was a planter it would be more difficult to access a vehicle. That was the
reason behind the inclusion of the meandering sidewalk along Dune
Palms.
Commissioner Barrows was concerned about the pedestrian access near
Building 6 being in the front entrance of the drive —through; especially
since this would be a location of high student pedestrian traffic.
Associate Planner Wuu said they had focused on students there, and the
Main Access Drive, bisecting the site, has a decorative sidewalk clearly
marked for pedestrians. Students would not have to cross Highway 111,
they could take that sidewalk.
Commissioner Quill pointed out a small planter on the slope down
towards the wash and mentioned it was bothersome because it is in an
area where students walk to school.
Associate Planner Wuu went over the plans; including the traffic layout
and a future signalized intersection.
Chairman Alderson asked which side of the road the high school students
would normally be using.
Commissioner Weber said they would use both roads as well as Adams
Street.
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Associate Planner Wuu commented on the applicant's inclusion of bicycle
racks to accommodate the high school students.
Commissioner Quill asked about the stacking area for In-N-Out Burger and
described stacking at other In-N-Out restaurants during rush times. He
asked if the City had considered an adequate stacking plan which would
avoid having cars consistently blocking parking spaces. Associate
Planner Wuu said there were over 10 stacking spaces. Staff did not see
a significant issue.
Commissioner Quill asked if the development was over, or under- parked.
Staff said it currently met the City's parking requirements.
Planning Manager Sawyer replied to the stacking question stating the site
had been designed to allow the overflow queue to extend back into the
parking lot. This made it a little more visible from Highway 111, and if
that was a concern the Commission could address it by conditioning
more landscaping to hide the stacking.
Commissioner Weber said if there was an overflow of more than 10 cars,
it could probably be accommodated with additional berming or an
addition to change flow.
Commissioner Weber said generally the student and walkability issues
had been addressed. The parcel map did show a sidewalk to
accommodate the student traffic. He had a concern about the elevation
change in the northwest corner in relation to if, and when, a bridge was
going to be built. He asked if the elevation would change then.
Chairman Alderson said he was correct. The bridge, currently planned for
construction, would make the grade change from 13% in one direction to
4% in another direction based on a flat bridge deck. A curvilinear deck
would change that. He said the northerly access could be preserved even
under the bridge condition, however if that was a concern a condition
could be added.
Chairman Alderson asked for confirmation that the grade differential
would change from 13%in one direction to 4% in the other direction.
Principal Engineer Wimmer said that was correct, per the Preliminary
Study.
Commissioner Weber said he was concerned about adequate bike access
and cited the example of the McDonald's restaurant.
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Chairman Alderson said the Commission had spent a lot of time in
discussion of drive -through screening. He was concerned about screening
on the corner as well as the entire parking lot. He referenced the
undulations and berming shown in the architectural layout. He described
the landscape palette and layout and wanted to know if the seven or
eight large trees shown were adequate screening for that size acreage.
Chairman Alderson said the Commission had two sets of revised
conditions of approval and asked staff if there was anything the Planning
Commission should be concerned about
Planning Manager Sawyer explained the information contained in the
memos submitted to the Planning Commission, copies of which are on
file in the Planning Department.
Chairman Alderson asked if staff would confirm the applicant was not
required to participate financially in a future signal via bonds or an
agreement. Principal Engineer Wimmer said that was correct.
City Attorney Jenson clarified the information from the Public Works
Department stating the reasons why the conditions were not written to
require the developer to contribute to future signalization. She said the
signalization issue was currently anticipated to be added to the DIF
(Development Impact Fee) 100% at the August 51" City Council Meeting,
when Council would take up the revised DIF. Because the signalization
would be 100% funded by the DIF, Public Works staff did not think it
was appropriate to add it as a condition. However, that is not yet
approved. A condition could be added to the effect that if the DIF was
not added then the applicant's responsibility would be 50%, but it was
anticipated that it would be funded by the City-wide DIF.
There being no further questions of staff, Chairman Alderson asked if
there were any applicant representatives or comments.
Mr. Brad Sobel, Highway 111 Partners, 420 Beverly Drive, Beverly Hills
CA 90210, was introduced.
Mr. Sobel responded to staff's comments on the Highway 111 screening
for Building 6. He said they did what they felt was a thorough job of
screening by providing screening walls, berming, and landscaping to
eliminate the visibility of autos from Highway 111 in that area. He then
went over the cross-section screening shown on the screen.
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Chairman Alderson asked about the panelized landscaping. Mr. Sobel said
they were masonry walls.
Mr. Sobel gave a brief explanation of the plans and said the architect for
In-N-Out Burger, and a representative from LA fitness, were present.
Mr. Steve Sherrill, Landscape Development, 1874 Tandem Way, Norco
92860 introduced himself and offered to answer any questions.
Chairman Alderson said he had grave concerns about screening and
asked about the shading of the nine Palo Breas in the center of the site.
Mr. Sherrill said they were a low branching screening tree.
Chairman Alderson asked if they were deciduous. Mr. Sherrill replied they
were.
Chairman Alderson asked about the height of the Blue Palo Verde trees to
be installed in 24-inch boxes. Mr. Sherrill said, on average, they were
about 10 feet high at the top of the canopy when planted.
Chairman Alderson commented that the desert willow was also a lower
branching tree with negligible screening value. Mr. Sherrill replied it was
a wispy tree. The Bruce Lancia had been chosen for use in the parking
lot as it was a denser variety.
Chairman Alderson discussed several other tree varieties and their
shading properties. Mr. Sherrill responded relocation and re -specification
of the trees was not a problem. He added, the applicant had actually
focused their efforts on screening and berming of the drive- through area.
The berming issues could be achieved through modifications within the
space available.
Commissioner Quill said he could not read the grading plan as it was too
small. He requested the applicant describe the grade at several locations
as he would be unable to make a decision without clarification of these
numbers. He added the Commission had been consistent on stating turf
would not be approved if it did not serve a legitimate purpose. He
suggested the applicant replace the turf with a desert -tolerant ground
cover. He also had concerns about the sidewalk. He could not tell what
the width of the sidewalk was but said it needed to be at least eight feet
along the entire length. He said he would defer to Commissioner
Barrows' suggestions for plant choices.
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Mr. Sherrill said the purpose of the turf was to stay consistent with
neighboring property but the applicant could go back and remove the turf.
Commissioner Quill said his biggest issue was the berming and keeping
cars, headlights, and car hoods invisible from Highway 111.
Commissioner Barrows endorsed the comments made by Commissioner
Quill. She didn't have an alternative suggestion for the desert landscape,
but said she understood the berming was supposed to be three feet high.
She suggested if the turf was eliminated, there would be the potential for
a higher berm. She said additional trees were needed, possibly Palo
Verdes. She agreed with the ALRC, in terms of landscaping, the African
Sumac was compact but was not sure that would work out. She said
Mesquite does best, but suggested the applicant look for a tree which
provided more shade. She also echoed Commissioner Quill's comments
regarding the turf.
Commissioner Quill asked if the buildings would be brought back to the
Commission at a later date. Planning Manager Sawyer said the approval
of the buildings would be made at this meeting.
Chairman Alderson said these buildings were superior to those on the
adjacent property and were very well designed. He said the layout was
very good for the LA Fitness building.
Mr. Mike Sutton, RBF Consulting, 74-130 Country Club, Palm Desert,
explained the property grading. He explained the differentiation in heights
across the development versus the Highway 111 grade and the
possibilities of changing the height of the berm.
Commissioner Quill said to simplify the issue on the berming we could
just require it be approximately a three foot berm in elevation, above the
top of curb elevation on the parking lot side in a meandering, sloping
form, but said that couldn't really occur where the paths came through.
Chairman Alderson said he was going to recommend that the landscaping
be brought back. He asked if the Commission could do that as a
separate issue. City Attorney Jenson said yes.
Commissioner Barrows had a question about a Tentative Parcel Map
condition dealing with the sidewalk on Dune Palms. She said the
condition required an eight foot meandering sidewalk which it does in
part, but not the whole way. She asked if the applicant could address
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having the sidewalk off the street; possibly by making it wider on Dune
Palms to better serve the high school students.
Mr. Sherrill commented on the areas where the sidewalk meandered. He
explained there was not enough room to meander the sidewalk into the
landscaped area. He said there was also a requirement to have a
sufficient berm between the street and the parking lot. For those reasons
it remained curb -adjacent and had some curvilinear nature between
Buildings 4 and 5 and the street.
Commissioner Barrows asked if that eliminated the possibility of putting
the sidewalk on the other side of the berm. Mr. Sherrill replied that was
correct but then it would be adjacent to the parking lot. He said that was
a possibility.
There was a brief discussion about clarification of which area was being
discussed. Mr. Sherrill pointed out the correct area.
Chairman Alderson asked if the applicant was discussing the possibility
of bringing in the sidewalk into the inward area. Mr. Sherrill said that
would be the other alternative; to route the sidewalk to be immediately
adjacent to the end of the parking stalls and have the berming between
the walk and the curb. He was unsure if that affected the Public Works
condition concerning the stalled cars issue. That was not a part of the
applicant's design issue. It was strictly the berming.
Chairman Alderson asked about Building 1 along the west face, and
asked if the sidewalk could be brought inward there, then the same
condition could apply in both locations.
Commissioner Quill asked if the slope was getting to be an issue there?
Mr. Sutton said the slope was beginning to be an issue there and went
over the landscape plan, discussion of the sidewalks, the layout, and the
reason for the layout. He ending by saying the primary way they want to
direct traffic, until a bridge was completed, was on the west side of the
street.
Chairman Alderson replied the traffic could not be put over there. Mr.
Sutton explained the sidewalk, on the north side of the wash, was along
the high school.
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Commissioner Quill said he was right about that and there was no
sidewalk on the east side.
Commissioner Weber said that was right and that area was going to have
to have some improvements. He said he was glad the Commission was
addressing the issue specifically concerning the areas by the high school,
over on Adams Street, and through the wash. It was critical these issues
be addressed. Having the sidewalk adjacent to the street was not a very
good plan and needed to be mitigated.
Commissioner Quill said if the sidewalk could not be relocated then it had
to be made wider.
Chairman Alderson asked why the eight foot sidewalk couldn't be
brought in and the street side be landscaped. Mr. Sutton replied
currently the sidewalk was six feet wide. He said an eight foot width
might be possible. He said to move the sidewalk non -curb adjacent could
be difficult because of some of the slope issues, especially on the north
side.
Chairman Alderson asked if this was due to grade issues. Mr. Sutton
said yes, as well as ultimately with the bridge condition.
Chairman Alderson asked if the Commissioners felt there were enough
issues brought up to bring the landscaping portion of the project back, at
a later date, and go forward with the rest of the project.
Commissioner Wilkinson commented on the landscaping saying an
adjacent city had installed artificial turf in some of their medians. He said
this could be a future solution for the look of turf while eliminating the
extensive upkeep and water usage requirements. He commented he could
not tell the difference in the appearance of the artificial turf unless it was
pointed out.
Chairman Alderson said maintenance of turf was expensive in proportion
to the square footage. He saidhe was in support of Commissioner Quill's
comments and said maybe sod could be a viable alternative.
Mr. Sobel said he wished to speak to the sod issue. He said they were
not a proponent of "we must have sod there". It was just a design idea.
They would be happy to remove the sod and continue with the
desertscape. He added they were happy to take the conditions asked for,
regarding increasing the width of the sidewalk on the north end and in
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the middle section, and also further south in front of Buildings 4 and 5 to
accommodate a wider width if it could not be accomplished due to grade
issues. They were happy to make the sidewalk wider to accommodate
the Commission's request.
Commissioner Barrows said, in response to Chairman Alderson's question
about the separation of the landscaping from the balance of the project,
there were some conditions which applied to the project and some to the
landscaping. She clarified the Chairman was suggesting they go on with
the project and review the landscaping portion at a later date.
Chairman Alderson replied either separate the issues or include conditions
to address the landscaping concerns on the project and then go forward.
Commissioner Barrows asked the applicant if they had additional
comments on the project before the Commission proceeded further.
Mr. Sobel said they had no further specific comments other than to
address the Commission's concerns and questions.
There being. no further applicant comments Chairman Alderson asked if
there was any public comment.
Mr. Dr. J. W. Allen, 80-416 Pebble Beach, La Quinta, said he wished to
speak in support of the proposed development. He and his wife had been
long time friends of the principals in the corporation and knew, from their
past endeavors, they had always done a first class job. They were very
responsible and interested in the area. He added, in conversations with
friends and residents of PGA West, the development of this particular
parcel was of great interest to that group to get rid of the last empty
space in a way that was very attractive. He said the idea of the In-N-Out
Burger, as well as the LA fitness was very attractive to the locals. He
said he was looking forward to the Commission's approval and the
project's ultimate completion.
Mr. Sobel said he wanted to be sure everyone understood the access to
the middle drive. He said the documents the Commission had showed
full term movements were permitted with a stop sign for a traffic signal
at the section discussed previously . He suggested there was an earlier
misunderstanding regarding the turn movements. He asked for
clarification from staff.
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Principal Engineer Wimmer pointed out Condition 22 a, & b in the
Tentative Parcel Map Conditions: the Dune Palms Road southerly access
drive was a right in right out, and no left turns in or out were permitted,
the middle access drive, which was the one across from Corporate
Center Drive, scheduled for future signalization, allows full turn
movements (stop controlled on the driveways at project opening). Later
on, if a signal was warranted, it would be full turn movements with a
traffic signal. He added that Mr, Sobel was correct in stating that it was
full turn movement on that access. And on the northerly access the drive
was a right -in, right -out with prohibitions of the left turn in and out.
Commissioner Quill said there was a deceleration lane coming into
number 3 and asked if that same width carried across to 6uniber 2 so
that it stayed a deceleration lane as you come into number 2 as well.
Mr. Sobel said no it did not. The deceleration lane at the drive entrance
for number 3 was put in after discussion with City staff. That entrance
was actually below the trip count for a required deceleration lane, but the
applicant offered to put that in at that intersection; however traffic to
number 2 did not continue as a deceleration lane.
There being no further questions, or public comment, Chairman Alderson
closed the public participation portion of the meeting and opened the
matter for Commission discussion.
Commissioner Weber said he was curious why the middle driveway was
chosen for signalization. The orientation was similar to Adams Street,
close to the entrance into the Henry's market and the Post Office.
Associate Planner Wuu said there were two issues dealing with the
signalization of the middle driveway: 1). the southern driveway did not
meet General Plan requirements, as the southern access would be too
close to Highway 111, another signalized intersection; and 2). the intent
was Corporate Center one day would go all the way through and the light
on Adams would be synchronized with this one.
Commissioner Weber had additional comments on the sidewalk issue.
His reference point being Adams street which had some berming
between the curb and gutter and the sidewalk adjacent to the Jiffy Lube
and where they had berming. He did not like the sidewalk adjacent to the
street on Dune Palms. He suggested with all the traffic anticipated at In-
N-Out if there could be some kind of retaining wall and relocation of the
sidewalk. He said there should at least be some kind of separation
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through curb and gutter. He deferred to the rest of the Commission. He
strongly felt it needed to be addressed. He brought up the access to the
wash area and to a future trail, and said he hoped the applicant would
include a trail on the multi -use trail in his planning process. He
commented on the bike lane and his hope the City continued to be
friendly to bike usage.
Commissioner Barrows said after looking at the conditions she would
support a condition to remove the turf. She had concerns on the
landscaping issues, such as screening, additional planting, more trees and
a condition which specifically addressed the berms, and was in favor of
bringing the landscaping back as a separate issue
Commissioner Barrows said she deferred to Commission Quill's
suggestion on how the berms should be addressed. She was interested in
the trails issues and how they needed to be dealt with, as well as an
alternative parking lot tree as recommended by the ALRC that provided
more shade. She concurred with Commissioner Weber; she would not be
comfortable with the sidewalk design as presented on Dune Palms.
Commissioner Quill said he wanted to replace the Bruce Lancia as the
main shade tree in the parking lot with an alternative which would not be
chosen at the meeting but could be deferred to the Planning Director's
approval.
Commission Barrows said there was already a condition that addressed
that concern.
Commissioner Quill said he'd like to propose that the sidewalk on
Highway 111 be ten feet wide. He was concerned with children walking
to school and the safety issue of a curb -adjacent sidewalk. He suggested
a retaining wall could be used because of the difference in elevation
between the parking lot and Dune Palms on the right side, which would
prevent the students from molesting the plants behind that retaining wall
and deter the vandalism of landscaping along Dune Palms. He was
amenable to quality fake turf. He agreed with the trail condition and
wanted to add a condition to make sure the future access between those
two buildings for the multi -use trail would be provided since the whole
purpose of building the multi -use trail, along the wash, was to access the
commercial sites.
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Commissioner Quill also requested there be a minimum three foot
meandering berm, measured from the southerly top of curb of the parking
lot between Highway 111 and the parking lot.
Commissioner Weber asked if that three foot berm would be the whole
length of the parking lot. Commissioner Quill replied basically the whole
length except at the ends where the sidewalk came through where they
would have to maintain handicap access.
Chairman Alderson asked if Commissioner Quill was asking that it be
more constant instead of the undulations shown on the plans.
Commissioner Quill said yes; not engineered, but a landscaped -quality
berm.
Commissioner Wilkinson asked for clarification on the trails condition. He
asked if there was some language already included.
Planning Manager Sawyer said the Commission could add to the language
read earlier to clarify that said improvements include access to the site
between Buildings 2 and 3. He read the entire condition which said:
"If the Planning Director determines that improvements along the
Channel Bike Trail are required the developer will be required to install
such improvements or bond for the improvements prior to the approval of
the final map. Said improvements shall include access to the site
between Buildings 2 and 3."
Commissioner Wilkinson was in favor of that condition.
Chairman Alderson had a lot of criticism of the landscape plans, but
wanted to make sure the ALRC knew there was no disrespect towards
them. This was constructive criticism. He mentioned several problems
with the landscaping plans; such as issues with berms in the permanent
grade, the variety of trees, additional trees needed on the Highway 111
side, shade tree replacements, readable drawings, sidewalks that were
either 8 or 10 feet and with undulation, and a revised plan eliminated the
turf. He added since there was a reference to the multi -use trail plan and
the bike path, if he were the applicant, he would want to know what was
being requested and how much money was involved. The applicant
might have to bond or enter an agreement and he hasn't any idea of how
much money was involved.
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Commissioner Quill commented the building of the multi -use trail was
being diligently pursued by the Community Services Department while
the Planning and Public Works Departments might not be looking at its
inclusion in the appropriate plans. He was concerned that some projects
had been conditioned to build the trail, others had not.
Chairman Alderson said meeting discussion was alluding to the fact that
the applicant might have to post a bond for it. He asked Commissioner
Quill if they were discussing a bike path along the berm of the channel.
Commissioner Quill said yes. Chairman Alderson asked if the developer
had to post a bond or enter an agreement to do that.
City Attorney Jenson said the developer would have other improvements
he would have to do as well that he will have to bond for, this could just
be listed as one of them. That would all done by the applicant's engineer,
who would come up with an estimate.
Commissioner Quill asked if a future business item could be scheduled to
discuss how the bike path would be funded and to address the issue of
developer bonding/funding requirements.
Planning Manager Sawyer replied they would bring back an update at the
next meeting which would include the status of the trail, how it fit in
with the General Plan and Parks Trail, and which projects were subject to
it at the next meeting.
Chairman Alderson said he was leaning towards suggesting the
processing of the project and setting the landscaping aside to deal with it
as a separate entity. Since the Commission was dark on August 12', he
was concerned the delay would encumber the applicant's progress.
Commissioner Quill said, in the past, the Commission had approved
projects, with the landscape plans being brought back separately for later
approval.
City Attorney Jenson said the Commission could condition the final
landscaping plans be subject to Planning Commission approval.
Commissioner Weber asked if that would cause the applicant any
hardship.
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July 22, 2008
Commissioner Quill said the applicant had to prepare the plans anyway.
The hardship could be a potential of a couple of weeks of waiting to be
placed on the agenda.
City Attorney Jenson said the Commission would need to give the
applicant some direction as to what they would need to include in the
final landscaping plans.
Chairman Alderson asked the applicant if this condition was imposed, did
they have enough information to complete the task.
Mr. Sobel said yes. They had enough notes to come back with something
more acceptable to the Commission. He did discuss the requested bike
lane and what the current design plans were for the back of the
buildings. He described the easement with CVWD and parking spaces
behind the building areas. He suggested they could possibly include
some sort of striping plan in the rear of the project to provide use for the
bicyclists. He was not sure how wide it would have to be, but used the
example of a ten foot bike path on the northernmost edge of the project.
Commissioner Weber said what he was envisioning was some special
pavement, between Buildings 2 and 3, that would connect the applicant's
property to the CVWD property where the trail would be located. It was
not his objective to take away any of the property of the applicant but to
provide an access point that would come straight through that area.
Mr. Sobel said the Commission should be aware there was an
architectural element running between Buildings 2 and 3. He went up to
the exhibits and pointed out the feature (an arch) which had been
included for possible tenant use as outside seating. There would be the
opportunity for an outside restaurant area, or coffee service area, to
allow the space to be utilized and not wasted. He was sure they could
accommodate access to the trail as well as the potential tenants' use of
that area.
Commissioner Quill asked Mr. Sutton about the relationship between the
pavement and the top of the levee. Mr. Sutton replied the top of slope
lining to his property line was 15 feet or so. The easement Commissioner
Quill was referring to was actually for a sewer line located at the back of
the property.
20
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July 22, 2008
Commissioner Quill said that was the 15 feet that would potentially be
used to build the multi -use trail. He also commented on landscaping along
the berm to screen buildings from the residences across the wash. Mr.
Sutton asked if he was suggesting the plantings be placed in the CVWD
easement. Commissioner Quill replied yes.
Chairman Alderson quoted Councilman Sniff as having said every time
he sees a Prest Vuksic building, before him, he has little concern
whatsoever as to its quality because they are top-drawer architects.
Chairman Alderson echoed those sentiments, but he did have concern
with the use of the land. There are only two pieces of commercial
ground left in La Quinta on Highway 111 and he said it was imperative
the Commission really did their best to screen it for architecture and land
use. He did not believe the best usage was a fast food restaurant.
Having said that, he added this particular building overrode that because
of its nice design. He was still concerned with the screening but
reiterated he did not like the fact there was another fast food restaurant
on one of the two very precious remaining commercial sites and asked to
go on record as having said that.
There being no further discussion, it was moved and seconded by
Commissioners Barrows/Wilkinson to approve Resolution 2008-019
recommending approval of Environmental Assessment 2008-593, as
recommended. Unanimously approved.
There being no further discussion, it was moved and seconded by
Commissioners Barrows/Weber to approve Resolution 2008-020
recommending approval of Tentative Parcel Map 36067, with conditions
as amended below:
1. Amend Condition 11 to read as follows:
Dedications shall include additional widths as necessary for
dedicated right and left turn lanes, curb cut and curb ramps, a
Class III Bike Route and other features contained in the approved
construction plans. Additionally, the applicant shall dedicate
additional right of way for the construction and maintenance of the
potential future traffic signal on the east side of Dune Palms Road
at the intersection of Corporate Center Drive/Middle Access Drive.
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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 widths, left
turn lanes, and deceleration lane(s). The geometric layout shall be
accompanied by 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 required.
2. Amend Condition 19.A.1)b) to read as follows:
10-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches the
back of curb or approaches within five feet of the curb at intervals
not to exceed 250 feet. The sidewalk curvature radii should vary
between 50 and 300 feet and at each point of reverse curvature,
the radius should change to assist in creating the arrhythmic
layout. The sidewalk shall meander into the landscape setback lot
and approach within 5 feet of the perimeter wall at intervals not to
exceed 250 feet. The applicant shall also install City of La Quinta
standard light bollards spaced at 40 feet on center and alternating
from back to front of the sidewalk as approved by the Planning
Director.
3. Add paragraph 2 to Condition 19.A.2)a), which shall read as
follows:
The sidewalk on the west side of the project (Dune Palms Road) if
located adjacent to the roadway shall be expanded to a ten foot
width, if feasible. As an alternative, if the sidewalk could be
feasibly located further east of the roadway, the sidewalk may be
eight feet in width. The sidewalk, located on the south side of the
project (Highway 11 1) shall be expanded to ten feet in width.
4. Replace Condition 19.A.2)e) with the following:
Interconnection between the existing traffic signal at the Highway
111 and Dune Palms Road intersection and the future traffic signal
at the Corporate Center Drive/Middle Access Drive intersection.
The design and installation shall include at a minimum, conduit,
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Planning Commission Minutes
July 22, 2008
and pull boxes to provide a workable system as approved by the
City Engineer.
5. Add the following paragraphs to Condition 70, as follows:
The curbside turf, located on the northwest driveway shall be
completed removed and replaced with artificial turf or equivalent
water -efficient landscaping.
Additional shade trees shall be added to the landscaping palette;
and shall include the Palo Verde and Mesquite varieties.
Screening shall be provided on the north (Whitewater Channel)
side of the project to partially screen the buildings from the
adjacent residential properties. Varieties such as oleanders may be
used as screening material.
6. Insert the following as Condition 71 and adjust subsequent
numbers:
The berms as identified and located within the landscape area
adjacent to Highway 111 shall be a minimum of 3 feet in height as
measured from the top of curb on the parking lot side of the
project.
7. Amend Condition 72 (re -numbered as 73) to read as follows:
"The applicant shall submit the landscape plans for approval by the
Planning Department and green sheet sign off by the Public Works
Department. When plan checking has been completed by the
Planning Department, the applicant shall obtain the signatures of
CVWD and the Riverside County Agricultural Commissioner, prior
to submittal for signature by the Planning Director, however
landscape plans for landscaped median on public streets shall be
approved by both the Planning Director and the City Engineer.
Where City Engineer approval is not required, the applicant shall
submit for a green sheet approval by the Public Works
Department.
Final landscape plans for on -site planting shall be reviewed by the
ALRC and approved by the Planning Commission. Said review and
approval shall occur prior to issuance of first building permit unless
the Planning Director determines extenuating circumstances exist
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July 22, 2008
which justify an alternative processing schedule. Final plans shall
include all landscaping associated with this project and shall clearly
identify all pedestrian walkways including the central sidewalk
area.
NOTE: Plans are not approved for construction until signed by
both the Planning Director and/or the City Engineer."
8. Add the following Condition as number 78 as follows:
The applicant shall make provisions for the continuous and
perpetual maintenance of all private on -site improvements and
perimeter landscaping including but not limited to Lot A, access
drives and sidewalks. The applicant shall submit the agreements
for maintenance to the Planning Director and City Attorney for
review and approval. Approval of the agreements must be
obtained prior to final approval of the tentative parcel map.
9. Add Condition 81 which shall read as follows:
"If it is determined that improvements to facilitate a multi -purpose
trail along the Whitewater Channel are appropriate, the developer
shall install or bond for such improvements prior to the approval of
the final map. Said improvements shall include access from the
trail facility to the interior of the site between Buildings 2 and 3.
Said determination shall be made by the Planning Director and be
based on existing General Plan policies with consideration of
conditions of approval required of comparable approved projects as
well as circumstances unique to this specific proposed
development and site."
10. Add Condition 82 which shall read as follows:
"Should the Corporate Way central access signal not be included
in the DIF calculations, as of August 2008, the developer shall be
responsible for 50% of the cost of signalization."
Unanimously approved.
24
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July 22, 2008
There being no further discussion, it was moved and seconded by
Commissioners Barrows /Wilkinson to approve Resolution 2008-021
recommending approval of Site Development Permit 2008-902, with
conditions as amended below:
1. Amend Condition 11, first paragraph to read as follows:
Dedications shall include additional widths as necessary for
dedicated right and left turn lanes, curb cut and curb ramps, a
Class III Bike route and other features contained in the approved
construction plans. Additionally, the applicant shall dedicate
additional right of way for the construction and maintenance of the
potential future traffic signal on the east side of Dune Palms Road
at the intersection of Corporate Center Drive/Middle Access Drive.
2. Amend Condition 19.A.1)b) to read as follows:
10-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches the
back of curb or approaches within five feet of the curb at intervals
not to exceed 250 feet. The sidewalk curvature radii should vary
between 50 and 300 feet and at each point of reverse curvature,
the radius should change to assist in creating the arrhythmic
layout. The sidewalk shall meander into the landscape setback lot
and approach within 5 feet of the perimeter wall at intervals not to
exceed 250 feet. The applicant shall also install City of La Quinta
standard light bollards spaced at 40 feet on center and alternating
from back to front of the sidewalk as approved by the Planning
Director.
3. Add a second paragraph to Condition 19.A.2)a►, which shall read
as follows:
The sidewalk on the west side of the project (Dune Palms Road) if
located adjacent to the roadway shall be expanded to a ten foot
width, if feasible. As an alternative, if the sidewalk could be
feasibly located further east of the roadway, the sidewalk may be
eight feet in width. The sidewalk, located on the south side of the
project (Highway 111) shall be expanded to ten feet in width.
25
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July 22, 2008
4. Amend Condition 71 to read as follows:
The applicant shall make provisions for the continuous and
perpetual maintenance of all private on -site improvements and
perimeter landscaping including but not limited to Lot A, access
drives and sidewalks. The applicant shall submit the agreements
for maintenance to the Planning Director and City Attorney for
review and approval. Approval of the agreements must be
obtained prior to final approval of the tentative parcel map.
5. Insert this Condition as number 74 to read as follows:
If it is determined that improvements to facilitate a multi -purpose
trail along the Whitewater Channel are appropriate, the developer
shall install or bond for such improvements prior to the approval of
the final map. Said improvements shall include access from the
trail facility to the interior to the site between Buildings 2 and 3.
6. Insert this Condition as number 75 to read as follows:
Said determination shall be made by the Planning Director and be
based on existing General Plan policies with consideration of
conditions of approval required of comparable approved projects as
well as circumstances unique to this specific proposed
development and site.
7. Insert the following as Condition 76 and adjust srlbsequent
numbers:
Should the Corporate Center Drive central access signal not be
included in the DIF calculations, as of August 2008, the developer
shall be responsible for 50% of the cost of signalization.
8. Amend Condition 77 (re -numbered as 80) to read as follows:
The applicant shall provide landscaping in the required setbacks,
retention basins, common lots and park areas.
The curbside turf, located on the northwest driveway shall be
completely removed and replaced with artificial turf or equivalent
water -efficient landscaping.
26
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July 22, 2008
Additional shade trees shall be added to the landscaping palette;
and shall include the Palo Verde and Mesquite varieties.
Screening shall be provided on the north (Whitewater Channel)
side of the project to partially screen the buildings from the
adjacent residential properties. Varieties such as oleanders may be
used as screening material.
9. Amend Condition 79 (re -numbered as 83), second paragraph, to
read as follows:
Final landscaping plans for on -site planting shall be reviewed by
the ALRC and approved by the Planning Commission. Said review
and approval shall occur prior to issuance of first building permit
unless the Planning Director determines extenuating circumstances
exist which justify an alternative processing schedule. Final plans
shall include all landscaping associated with this project and shall
clearly identify all pedestrian walkways including the central
sidewalk area.
10. Add Condition 97, which shall read as follows:
The waiver of the requirement of grill spaces shall only be
allowable for the proposed singular tenant, In-N-Out Burger. Any
changes in tenant occupation will cause the condition to revert
back to the requirement of two (2) grill spaces.
Unanimously approved.
There being no further discussion, it was moved and seconded by
Commissioners Barrows/Quill to approve Resolution 2008-022
recommending approval of Conditional Use Permit 2008-111, as
recommended. Unanimously approved.
VII. BUSINESS ITEMS: None
Vill. CORRESPONDENCE AND WRITTEN MATERIAL: None
IX. COMMISSIONER ITEMS:
A. Chairman Ed Alderson said he would give a brief overview of the City
Council meeting of July 15, 2008 at the next meeting.
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July 22, 20Q8
B. Planning Manager David Sawyer invited the Commissioners to a Housing
Community Forum to be held on July 24, 2008, from 6:00 p.m. to 8:00
p.m. at the La Quinta Library.
C. The Schedule of Commissioner Attendance at City Council Meetings was
discussed.
D. Commissioner Attendance Update.
Planning Manager David Sawyer asked if the Commissioners would like
to receive this update at each meeting or on a quarterly basis. The
Commission unanimously agreed to receive it on a quarterly basis.
E. Discussion of the LEEDs Tour (Vista Dunes) scheduled for July 24 and
25, 2008. Schedule distributed to Commissioners.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Barrows/Quill to adjourn this regular meeting of the Planning Commission to the next
regular meeting to be held on August 26, 2008. (Planning Commission is dark for the
August 12' meeting). This regular meeting was adjourned at 8:59 p.m. on July 22,
2008.
Respectfully submitted,
ewlyv OL66� v
Carolyn Walker, Executive Secretary
City of La Quinta, California
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