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2011 12 14 ALRCr% MO.& of La Quinta ALRC Agendas are now avaifable on the City's Web Page @ www.la-guinta.orn OF ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE AGENDA A Regular Meeting to be Held at the La Quinta City Hall — Study Session Room 78-495 Calle Tampico La Quinta, California DECEMBER 14, 2011 3:00 P.M. Beginning Minute Motion 2011-006 CALL TO ORDER A. Pledge of Allegiance B. Roll Call 11. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. Ill. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR Approval of the Minutes of the Regular Meeting of June 22, 2011. V. BUSINESS ITEMS: A. Item .................. Washington Street Apartments Applicant ........... City of La Quinta Housing Authority and Redevelopment Agency Location ............ 42-800 Washington Street Request ............. Consideration of Architectural, Site, and Landscaping Plans for Rehabilitation of Existing Apartments and Construction of Additional Units. VI. CORRESPONDENCE AND WRITTEN MATERIAL: VII. COMMITTEE MEMBER ITEMS: Vill. PLANNING STAFF ITEMS: A. Planning Commission Update IX. ADJOURNMENT: This meeting of the Architectural and Landscaping Review Committee will be adjourned to a Regular Meeting to be held on January 4, 2012, at 10:00 a.m. DECLARATION OF POSTING 1, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Architectural and Landscaping Review Committee meeting of Wednesday, December 14, 2011, 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, 51-321 Avenida Bermudas, on Thursday December 8, 2011. DATED: December 8, 2011 t'/I' CAROLY WALKER, Executive Secretary City of La Quinta, California MINUTES ARCHITECTURAL & LANDSCAPING REVIEW COMMITTEE MEETING A.special meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA June 22, 2011 10:07 a.m. CALL TO ORDER A. This regular meeting of the Architectural and - Landscaping Review Committee was called to order at 10:07,/a.m. by Planning Manager David Sawyer who led the Committeei W"i4 I ftag salute. B. Committee Members Present: J Arnold 'Kelyin McCune, and /PaTid Thorns Committee Member Absent: C. Staff present: Plannipg, Manager D' Sawyer, Principal Planner Wallace Nesbit, and Seoj*"pry Monika ftd0Y#,, 11. PUBLIC COMMENT: None 111. CONIFIRMA IV. CONSENT CALEND'AR!,1`-1,'.,,-'_ N Staf A 84, any changes to the Minutes of June 1, 2011. T, qe being nole a �,Q _j,,,�corrections it was moved and seconded by _'McCune to approve the minutes as submitted. �trnrttee Mem ho Unani�in`oqu sly Ap r V. BUSINESS iTEMS;,; A. Site Development Permit 2011-917 a request submitted by Prest Vuksic Architects for property owner, City of La Quinta Redevelopment Agency/Coral Mountain Partners, LP for consideration of Architectural, Site, and Landscaping Plans for Coral Mountain Apartments, a 1 76-unit multi -family affordable rental housing community located approximately 660 feet east of Dune Palms Road, north of the Desert Sands Unified School District Administrative Campus. Architectural and Landscaping Review Committee Minutes June 22, 2011 Principal Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the Planning Department. Committee Member McCune said the proposed project was very nice and he was pleased to see it being built in the City of La Quinta. He expressed a concern about the number of proposed trash enclosures and whether or not they would be sufficient to accommodate the number of proposed '.�,units and expected residents. He suggested the applicant verify/the,"calculations. Committee Member McCune asked rubberized material would be used for the playground surfacei�-, Mr. Luke Taylor, Designer wi / RGA, Landscape'\ Ar I Oitects, Inc., 74020 Alessandro, Suite #,-E'1'1P-aim Deiiart, CA, introduced himself and replied that rubberized mate" �%w&ilcl'be used b6cause it tends N�� , �, to be cooler during tile hot sum er�*niths. Committee Member M the proposed shade str summer weather in the applicant increase due to the extreme Committee Me`mber McCund�saicl the natural turf proposed next to % the pi'6-644,-, rycturee was a very, ,good idea. He was pleased that the 1� " X develop &I t ses ' ,a walking trail with the proposed Wwklenc in ',:--.traffic within the development as well as it , i e" , 'naa�r b ping centers. He asked if there would be a sidewall on \.,he 08 `6,�"i, 6 of the development. Staff replie&the sidewalk would only be on one side of the outer He Wed the street improvements included an extension of S t eyval: into the nearby Komar Desert Center. Discuss'ion followed regarding staff's concern of the size of the pool areas and whether or not they would meet the demand on a per unit basis. Committee Member McCune asked about the overcrowding of the pool areas in the Wolf Waters development. Mr. David Drake, Design/Project Manager with Prest Vuksic Architects, 44530 San Pablo Avenue, Suite # 200, Palm Desert, CA, introduced himself and explained that as he understood it, the Architectural and Landscaping Review Committee Minutes June 22, 2011 concern with Wolf Waters was not with the size of the pools, but rather with the hardscape areas around the pools. He said this was taken into consideration when designing the pool areas for the Coral Mountain Apartments. Committee Member McCune said he was very pleased with the project and the plant palette. He noted that based on the proposed landscaping plans the project would have plenty of shade. He asked if the parking areas had shade structures. It was confirmed that they do. Committee Member McCune questiq�led sqaTWs concern regarding the use of Sissou, a type of roseWOod tree."�,,Staff replied the proposed tree could have a very/inv—as-ive root system and might not be ideal. Committee Mern ,ber McCune felt th6-,,tree - ,,would be acceptable if planted properyi. Mr. John Vuksic, A�A, Prest Vuks�lt�' Architects, 44530 San Pablo Avenue, Suite # 20&�J_ Desert, C\A;�'mtroducecl himself and said the parking shade s 'u�iii'ras would 'have' a very simple flat aluminum design that\�woul4f,'Iolencl ir�),/vvith the rest of the architectural theme. �_bp r A Commi tee Me mold id he was in favor of the project, he was/ole�ed wiik the ro desert contemporary architecture s softer color palette. He noted the and desighN:��,Ahe,�W# -N, n 't except for the Shoestring Acacia pjj#t""lett&�Was w c trea­."'�464ecornmendecl the applicant consider using a different type of AcacW up to maintenance concerns. followed regarding the different types of Acacia ComrTfiftoe Member Thorns said he was also in favor of the project, he particularly liked the architecture of the elevations. He asked if the two gates indicated on the plans on the north side were for Fire Department access. Staff replied -that was correct. Committee Member Thorns asked if the main entrance into the project would have some type of decorative paving. Architectural and Landscaping Review Committee Minutes June 22, 2011 Mr. Taylor replied there would be decorative paving, which was a combination of different size paver stones. Committee Member Thorns suggested some decorative paving be used in the pool area as well. Mr. Taylor said the same decorative paving was already incorporated in the entrance to the clubhouse. Committee Member Thorns said the proposed sloping roof of the clubhouse was an unnecessary arch itectural'4 eature and was not found anywhere else in the project. He said/he Would like to have it changed to a simple flat roof unless the as a particular structural need for it. Mr. Vuksic said the sloping<-6r �V' structurally needed. However;, due used on the clubhouse desigq,-,,-,thi needed shade. He explained thal' elements were also psed on some��c project, but the one �f'the clubhouE He said the intent wasJo.:create a d Nk 01 having the slab sit on top 0 '-,a glass outside all the way throu4,h ther'insidt a .ctural feature was not the large "aniount of glass �ping roof provided much same architectural angled ie buildings throughout the as accentuated a bit more. ati&79'pace on the inside by m,,that continued from the Commiftee Mdmber McCune said he identified the architecturally angl�'i sj4ged r4i feature ail�-a/'�Prest Vuksic Architects signature. He said he(�h4d_i_ -,the use of similar features on other Prest � -.0r, V.�Wc,,projeoti'Jn thbtoeifiella Valley and was very pleased with ih;I N I � I .�'Ab,notad'hq would not recommend changing the clubhouse architeciu'rak design �as he found it to be one of the thumbprints of 1. � 1, " �he project':,,'\ Committee Member Thoms asked if the clubhouse was the only where there was a laundry facility. Mr. Vuksic replied4i` e was a second laundry location on the north side of the I I Committee Member Thorns asked about the height of the walls and if they were semi -curved. Mr. Vuksic replied the walls were six feet high. He explained they were smooth precision faced on the interior and split face block wall on the exterior, connected with a wrought iron fence. Committee Member Thorns said he very much liked the design of the walls. Architectural and Landscaping Review Committee Minutes June 22, 2011 Committee Member Thorns asked if the wall on the south side of the project would be twenty feet high. Mr. Vuksic replied that the height of the wall was yet to be determined based on the findings of the currently undergoing sound studies. Committee Member Thorns asked if the color scheme was going to be as presented in the packet. Mr. Vuksic confirmed the colors would be as presented. Committee Member McCune asked if theOecision not to install the entry gates was due to maintenance qocerns.�,,, Mr. John Durso, President of Street ' La Quinta, CA, intro u had decided not to insta 11 the�o being the inherent lack of se mostly an appearance,.,_ And se concerns. Committee Member provided for -the dev il-vih Companies,,.,46753 Adams himself and repliedthe applicant N, for atwo reasons.,, The first one / ­�� I I y-,*6vided by gates, as it was ht I �s,Dossible future maintenance any type of security Mr. 1330ib repliedIt was customary for the management company in charg'b��Xthe community to'�Jrtitiate a "watch -dog" program with the help �He noted that past experiences had ure to be very effective. He also said en,for t 0-7� ecun --meas ;�hat' any �uspi h #!s,activities were usually reported by residents as a�N� I UIX well an it'M s v`6i' �r%4,e that security would have to be involved. , Is ry �r Thorns commended staff for the well -written report and giving a through presentation on the There 8�eing no further discussion, it was moved and seconded by Committee Members Thoms/Amold to adopt Minute Motion 2011 - 005, recommending approval of Site Development Permit 2011- 917, as submitted with staff's recommendations and separately asking the applicant to reconsider the proposed slopping roof over the clubhouse. Unanimously approved. Architectural and Landscaping Review Committee Minutes June 22, 2011 Committee Member McCune clarified that the request was not part of the recommendation to the Planning Commission. Planning Manager Sawyer confirmed it was not part of the recommendation. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None VII. COMMITTEE MEMBER ITEMS: Committee Member McCune said it was a with Committee Members Arnold and I guidance at the beginning and had learned,; Committee Member Thorns said it,*6s a with his fellow Committee Member's''Ah tt Planning Manager SawV Thorns for their expertise ALRC. Vill. PLANNING STAFF ITEMS: B. Planning lll�ff!1131111' There bejrf"� '0 g Memb Landsd' i, 2011 (Comr, at 10:50 a.r Respectfully Review Co is'sion dark i u n e 2 MONIKA RADEVA Secretary I thanked ( 1--the time pdate 2011. serving on the ALFIC �e appreciated their their comments. ire serving,,on,,Ihe ALRC staff for their' uvport. Members Arnold and ed into serving on the it -was moved and seconded by Committee jotim this meeting of the Architectural and :o a Regular Meeting to be held on August 3, 6, 2011 meeting.)This meeting was adjourned BI#A Tity/ 4 412" ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE DATE: DECEMBER 14, 2011 CASE NUMBER: SITE DEVELOPMENT PERMIT 2011-920 APPLICANT: LA QUINTA HOUSING AUTHORITY & REDEVELOPMENT AGENCY PROPERTY OWNER: LA QUINTA HOUSING AUTHORITY & REDEVELOPMENT AGENCY ARCHITECT: STUDIO E ARCHITECTS LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTS, INC. ENGINEER: THE ALTUM GROUP REQUEST: CONSIDERATION OF ARCHITECTURAL, SITE, AND LANDSCAPING PLANS FOR THE WASHINGTON STREET APARTMENTS LOCATION: SOUTHEAST CORNER OF WASHINGTON STREET AND HIDDEN RIVER ROAD ZONING DESIGNATION: HIGH DENSITY RESIDENTIAL (RH) GENERAL PLAN DESIGNATION: HIGH DENSITY RESIDENTIAL (HDR) SURROUNDING ZONING/LAND USES: NORTH: RIVERSIDE COUNTY (BERMUDA DUNES) EXISTING RESIDENTIAL COMMUNITY SOUTH: HIGH DENSITY RESIDENTIAL EXISTING RESIDENTIAL COMMUNITY EAST: RIVERSIDE COUNTY (BERMUDA DUNES) EXISTING AGRICULTURAL LAND WEST: CITY OF PALM DESERT EXISTING RESIDENTIAL COMMUNITY PURPOSE OF REVIEW The purpose of a Site Development Permit is to provide specific design review of a project's proposed architecture and landscaping. The Architectural and Landscaping Review Committee's (ALRC) role in reviewing this type of application is to provide the Planning Commission with a recommendation regarding the design of the proposed project and its compliance with the City's various development regulations. When reviewing applications, the ALRC is responsible for reviewing architectural design, site design, and landscape design. Architectural items for review include, building mass, scale, architectural style, and aesthetic details, including materials, roof style, and colors. Site related items include exterior lighting fixtures, project entries, streetscape, water features, pedestrian circulation, and similar amenities. Landscape review includes plant types, plant location and size, landscape screening of equipment and undesirable views, and the emphasis of prominent design features. Such coordinated review is necessary to promote a unifying project design, compatibility with other surrounding uses, and aesthetic consistency with existing architecture and the level of quality prevalent in the community. Once reviewed, the ALRC's recommendation will be included in the staff report presented to the Planning Commission. To assist the ALRC in this review, the following background and analysis is provided. BACKGROUND The Washington Street Apartments, located on the southeast corner of Washington Street and Hidden River Road, consists of 72 one -bedroom apartment units located on approximately 4.7 acres of land. Up until 2007, the community was located within unincorporated Bermuda Dunes. In 2007, the City of La Quinta purchased and annexed the community, along with surrounding vacant un-entitled parcels. The City's Housing Authority and Redevelopment Agency are the current owners of the properties. PROPOSAL Project Overview: The applicant is requesting consideration of the architectural and landscaping plans for the rehabilitation and addition of units within the Washington Street Apartments (Attachment 1). The project includes the interior and exterior rehabilitation and remodeling of the existing 72 units, the construction of 26 new apartment units, and overall project improvements such as new parking areas, a Commons Building, a Laundry/Maintenance Building, and retention/recreation areas. The existing apartment units to be rehabilitated (Buildings A — H) will have the following characteristics (Attachment 1, Sheet A3.1): 0 Approximately 680 square feet One -bedroom, one -bathroom units Unit interiors that include full kitchens, living rooms, and dining rooms Front porch areas that include privacy fencing and planting area The new apartment units (Buildings K - M) will have the following characteristics (Attachment 1, Sheet A3.2 - A3.5): Approximately 680 square feet One -bedroom, one -bathroom "through units" Unit interiors that include full kitchens, living rooms, and dining rooms Front and rear porch areas that include privacy Buildings K and M include two -bedroom manager units The new Laundry/Maintenance Building has the following characteristics (Attachment 1. Sheet A3.6): Approximately 950 square feet Laundry room with folding table, chairs, and multiple washer/dryer machines Fountain and outdoor lounge area with trellis/lattice shade structure The new Commons Building has the following characteristics Attachment 1, Sheet A3.7): Approximately 2,700 square feet Interior lounge, multi -purpose area, office, kitchen, and storage areas Outdoor sitting garden, and vast outdoor patio area surrounding community pool Community mailbox area Architectural Design: Included with this proposal are architectural plans for both existing and new apartment units, as well as common buildings, all of which have been designed to reflect a "Sustainable Desert Contemporary" architectural theme (Attachment 1, Sheet A1.1 - A 1 . 13). This includes architectural elements such as the use of cement plaster as the primary exterior building finish, aluminum windows, asphalt roofs with painted metal fascia, and louvered thermal chimneys which conceals individual air conditioning condenser units. Additionally, painted metal doors, painted steel rod fencing, and other design elements provide architectural articulation to the various building fagades. The 72 rehabilitated existing units incorporate the existing rooffines, with the height of the buildings, not including the new louvered thermal chimney, averaging approximately 12'-8" in height at its highest ridgelines (Attachment 1, Sheet A1.1 - A1.2). The louvered thermal chimney is an approximately 8-foot tall architectural projection, which results in a maximum structure height of 20 feet for the rehabilitated apartment units. The 26 new through -units incorporate a roofline similar to the existing units, with the height of the buildings, not including the louvered thermal chimney, averaging approximately 16'-3" in height at its highest ridgelines (Attachment 1, Sheet A1.3 - A1.10). The addition of the louvered thermal chimney results in a maximum structure height of 22 feet for the new apartment units. The height of the proposed Laundry/Maintenance building, with a TPO membrane roof, is approximately 10 feet. The Commons Building, which incorporates an angled standing seam metal roof, is 17 feet in height at its highest point. Adding the louvered thermal chimney for the Commons Building results in a maximum structure height of 26 feet (Attachment 1, Sheet A1.1 1 — A1.13) Site Design: There is one vehicular access point identified for the proposed community; from the north off of Hidden River Road (Attachment-1, Sheet C1.1). This gated access will serve as the primary access point for the community as it provides circulation to ' and from the three proposed parking areas. No parking stalls are located along the main drive aisle. A total of 82 parking spaces are proposed, including twelve ADA- accessible spaces. All spaces are covered with illuminated steel carport structures, which are approximately 9 feet in height, and will incorporate photovoltaic solar panels or corrugated sheet metal roofing (Attachment 1, Sheet A1.1 5). Also included with this proposal are plans for various common areas and amenities throughout the Washington Street Apartments site (Attachment 1, Sheet L-3.00). These areas include a partially -shaded swimming pool, amphitheater, active -use turf areas with barbeque stations, and a community garden. Landscaping: Landscaping throughout the project site consists of primarily desert and other low- to moderate -water use plants (Attachment 1, Sheet L-3.00). Mostly utilized around the buildings are various trees and shrubs, with minimal use of turf, which has been limited to the two active use lawn areas. The proposed tree palette includes Acacia, Citrus, Palo Verdes, as well as Date Palms and Mediterranean and California Fan Palms. The shrub palette includes Agave, Yucca, Birds of Paradise, and Lantana, among others. The perimeter areas that run along Washington Street and Hidden River Road are proposed to be landscaped with a variety of trees, shrubs, and groundcover (minimum 24" box trees; minimum 5 gallon shrubs/groundcover) (Attachment 1, Sheet L-3.30). Plans for sidewalk treatments along the perimeter have not been finalized; specifically, discussions regarding the incorporation of a meandering sidewalk throughout the landscaped area along Washington Street are ongoing. The project perimeter along Washington Street also incorporates a sound wall (Attachment 1, Sheet A1.14). The wall will be approximately 6 feet in height viewed from the Washington Street side, and approximately 10 feet in height viewed from within the community. The wall consists of CMU matching the existing perimeter wall for the Mediterra Apartments to the south. CMU pilasters with plaster finish and perforated sheet metal fins accent the wall (Attachment 1, Sheet A4.1). On the Washington Street side, design of the perimeter wall, similar to the sidewalk, has not been finalized and is still part of ongoing discussions with the applicant, architect, and engineers. The perimeter wall along Hidden River Road is similar to the Washington Street sound wall; however, no accent fins are proposed (Attachment 1, Sheet A4.1). Along the southern property line, the existing perimeter wall will be utilized. ANALYSIS Architectural Design: Staff finds the overall architectural style and design of the proposed rehabilitation and additions to the Washington Street Apartments community to be acceptable. Staff has no significant issues with the proposed apartment buildings, common buildings, and common areas. The proposed Sustainable Desert Contemporary architecture of the project departs from the typical Spanish Colonial or Desert Contemporary designs most prevalent in the City, and is not entirely compatible with the traditional architectural styles in the surrounding neighborhoods. However, because the community is relatively isolated visually, the buildings are harmoniously integrated into the built environment. Supplemental design elements (pop -outs, varying rooflines, etc.) appropriately enhance the buildings by providing sufficient architectural articulation and character. Also, the height, mass, and scale of the buildings are appropriate for each proposed building location, given the design restrictions of the property. Site Design: The design of the vehicular access points, internal circulation, and parking areas is generally acceptable. Within the project, all applicable turning radii for large vehicles, loading/unloading areas, and pedestrian connectivity meet the La Quinta Municipal Code development standards. The main drive aisle for the project has a clear separation between vehicular and pedestrian paths of travel. The proposed walkways that run throughout the community are sufficient as they provide connectivity throughout the project site. Based on the parking requirements in LQMC Section 9.150.060 and the parking analysis done as part of the review process, staff has determined that the proposed parking area design and spaces provided within the Washington Street Apartments can accommodate the proposed use. The proposal provides for 82 parking spaces, which does not meet the 167 parking spaces required by the Municipal Code. However, the applicant has submitted a Conditional Use Permit application in order to obtain a Municipal Code concession due to the affordable housing aspect of the community. Staff is comfortable in granting the concession as many residents of the Washington Street Apartments are known to not own or drive vehicles. The proposed on -site lighting is acceptable as well, as the proposed fixtures are consistent with the City's outdoor lighting ordinance. Pedestrian walkways and entries will be adequately lit using decorative fixtures or landscape lighting. Parking areas will also be sufficiently lit by the strateg i cal ly-p laced poles and carport lights. All lighting will be designed and located so as to confine direct light within the community boundaries. The submitted photometric plan confirms that the project with be properly illuminated, with a lack of excess light and no illuminated hotspots. Landscaping: In general, the proposed landscape palette is acceptable. The assorted species of plants provide diversity and add character to the proposed buildings. The use of Acacia, Citrus, Palo Verdes, as well as Date Palms and Mediterranean and California Fan Palms among others properly reflects the Desert Contemporary architectural style, while providing sufficient screening and accents around the project site, including the parking lot area, pedestrian circulation areas, and outdoor use areas. Also, the proposed turf installation is acceptable as it will be utilized as an active -use area. Sustainability: The proposed renovations to the Washington Street Apartments should result in an environmentally -sustainable community. The project is designed to continue to provide access to public transportation and construct energy -efficient amenities. Furthermore, architectural features, such as color, materials, and shading devices, will also reduce energy demands on the community. Landscaping will also meet or exceed Coachella Valley Water District water budget requirements. RECOMMENDATION That the Architectural and Landscaping Review Committee recommend approval of Site Development Permit 2011-920 to the Planning Commission, subject to the following Conditions of Approval: 1 The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 2. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 3. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 4. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 5. All water features shall be designed to minimize "splash", and use high efficiency pumps and lighting to the satisfaction of the Planning Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 6i All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 7. The applicant shall submit the final landscape plans for review, processing and approval to the Planning Department, in accordance with the Final Landscape Plan application process. Planning Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Director and/or City Engineer. 8. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 9. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. Associate Planner Attachments: Washington Street Apartments Site Development Permit Packet