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2012 01 10 PCCity of La Quinta Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California JANUARY 10, 2012 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2012-001 Beginning Minute Motion 2012-001 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 November 8, 2011. 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 ................... ENVIRONMENTAL ASSESSMENT 2011-613, CONDITIONAL USE PERMIT 2011-135, TENTATIVE PARCEL MAP 36421, SITE DEVELOPMENT PERMIT 2011-920 Applicant........... La Quinta Housing Authority & Redevelopment Agency Location............ Southeast Corner of Washington Street and Hidden River Road Request ............. Consideration of Rehabilitation and Development Plans for the Washington Street Apartments. Action ................. Staff Recommendation for Adoption of Resolutions Recommending Approval, with Conditions — EA 2011-613 Resolution 2012-_, CUP 2011-135 Resolution 2012-_ TPM 36421 Resolution 2012- and SDP 2011-920 Resolution 2012- VI. BUSINESS ITEMS: VII. CORRESPONDENCE AND WRITTEN MATERIAL: VIII. COMMISSIONER ITEMS: A. Report on City Council meetings of November 15, 2011, December 6, 2011, December 20, 2011, and January 3, 2012. B. Commissioner Barrows is scheduled to attend the January 17, 2012, City Council meeting. IX. DIRECTOR ITEMS: X. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on January 24, 2012, 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 Tuesday, January 10, 2012 was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at the La Quints Cove Post Office, 51-321 Avenida Bermudas, on Thursday, January 5, 2012. DATED: January 5, 2012 & V11j ldJaGCQ lz CAROLYN WALKER, 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. MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA November 8, 2011 7:00 P.M. f, I. CALL TO ORDER A. A regular meeting of the La Quinta P in`irag Co mt 6sion was called to .order at 7:00 p.m. by Chairman Alc rsdh. f , B. PRESENT: Commissioners 11 ivs, WeWr, Wright, and Chairman Alderson., ABSENT: Commisper Wilkinson STAFF PRESENT: Plani'atlg rotor Les J01r n, Planning Manager David ��"$awybr.�rrin_cipaf�'6Engineer Ed Wimmer, a Principe Pl iSner'AI1d'Y"Mogensen, and Executive Secretar''''`1y�.�.�t�rarolyn Walker. V�� � xi II. PUBLIC C ' SIT: III. CONFjTI.ON 60 iHE%fi None IV. / NSENT CAI=$NQAR: Therp-Oeing no cents, or suggestions, it was moved and seconded by Comriv{ioners Wrt/Barrows to approve the minutes of October 11, 2011 as submitted. Una, 'mously approved. V. PUBLIC HEA ;'_ GS: A. Conditional Use Permit 2011-133; a request by Joe Moore Construction, Inc. DBA Windsun Energy Systems for consideration of a Conditional Use Permit to allow for the construction of a 30-foot tall, 1 K Off -Grid demonstration vertical axis wind turbine, to be located at 81-600 Avenue 58 (Imperial Irrigation District's La Quinta Office). Planning Commission Minutes November 8, 2011 Chairman Alderson pointed out the memo included in the Commission packet and noted the applicant had requested withdrawal of the application. No further action was needed. B. Development Agreement 2011-022, and Right -Of -Way Vacation 2008-042; a request by Dr. Kathryn Carlson, Village Park Animal Hospital for consideration of a Development kWeement for parking management and a Report of Finding Undof Itilifornia Government Code Section 65402 that a proposed F ltt,.of-Way Vacation of a ± 535 square foot portion of Eisenhower, Driva is, consistent with the General Plan for an 8,752 square foot v terinaryrrifice to be located at 51-230 Eisenhower Drive (northstioiner of Avt 'da Montezuma and Eisenhower Drive). ;'' , Planning Director Johnson noted Ire, ,no public in'attendance and instead of a full staff report, gav' irief summary. The full staff report is on file in the Planning Departhypht Commissioner Wright a6to f„for the afngUtft of the in -lieu parking fee. 1 Planning, �6r, Johnson' sponded he fee for the development agreerrfent was approximaf+ly $15,800. He then gave a brief explana G of how that figure'�i , calculated. Corrimissiohw'-Wright.kett,;if these funds could be used for parking Planning D .' for Json said that was correct and explained that the funds being collected were to be used for parking improvements "hin the ' ae boundaries. %. I'derson asked if there was an in -lieu fee threshold allowed City was required to build a municipal parking lot. Planning Director Johnson responded by commenting on a recent parking analysis done on the Village. The study showed there was a tremendous amount of parking currently available; even though those parking spaces might not be in the most convenient locations. There were still a significant number in existence, both on- and off-street. He added that the study also took into consideration the potential for -2- Planning Commission Minutes November 8, 2011 future improvements and a parking structure was at least generally analyzed and assessed with that analysis. He explained, further, that as development progresses the parking study would have to be re- visited and explained some of the possible solutions staff could consider. He said that with this particular site, and with the inclusion of future development around the park, staff did not see a significant parking concern in the near- or long-term. He then said the applicant had just arrived and suggested the Comm' on might want to consider hearing public comments. Commissioner Weber asked if the stated conditions. Chairman Alderson opened the,.9bblic and asked if the applicant wgW41i ke to Dr. Kathryn Carlson, 80-900 Calhi� said the only question -,he had was a She said Commissioner ?r8rrpws had about the use of Palo V"d vr,other included in the final coriditi nos, trees. She asked if she corI d airk `t {f . deserts ; to e Id be agreed to all the hearing portionof the meeting introduced herself and use of Palo Verde trees, ly mentioned something $Gies, but that was not ition of the Palo Verde to possibly use another with the applicant and offered of the use of desert species as the possible use of acacia trees. .,Chairman Alderson''"asked if there was any further public comment. There being�#One, Chairman Alderson closed the public hearing and owned the Putter for Commission discussion. Com _ "'"oner Weber said it was nice there would be reciprocal use of the parking spaces, after 6:00 p.m. Planning Director Johnson said it was on a first -come, first -served basis and provided examples. -3- Planning Commission Minutes November 8, 2011 Commissioner Wright asked Dr. Carlson if this, was going to be a 24- hour veterinary clinic or if they were only going to maintain standard office hours. Chairman Alderson re -opened the public portion of the meeting to allow the applicant to address Commissioner Wright's question. Dr. Carlson responded that at present it clinic but that might be a future possibility. Commissioner Wright stated he was parking if there were going to be emi Dr. Carlson explained that an booked as an everyday clinic,0 Commissioner Wright asked staff use should change to.*glude emel Staff said yes and poinf`t Avenidas Martinez and "n It was also noted that the`rk proximity�o, �`Tprroposed si k Dr. C8 said ehe did not of her 0'wn',-.but; "from a b be an emergency ut the proximity of cli clinic was, riot as densely ails would be'``` 4uate. could be re -addressed if the additional perking available on both 'bs show,fYon the overhead exhibit. life tt of off -site parking in close 7q,7to have a 24-hour emergency clinic ss perspective, .someone else could provide that service. She just wanted There beio fuir questions or discussion, it was moved and secondedIr k Con�inissioners Barrows/Weber to adopt Resolution op11-0- mmending approval of Development Agreement 2011- 02Z'as sub ted in the staff report. AYES: Commissioners Barrows, Weber,",,Vftht and Chairman Alderson. NOES: None. ABSENT: Commissioner Wilkinson. ABSTAIN: None. There being no further questions or discussion, it was moved and seconded by Commissioners Barrows/Weber to adopt Resolution 2011-018 recommending approval of Right -Of -Way Vacation 2008- 042 as submitted in the staff report. AYES: Commissioners Barrows, Weber, Wright and Chairman Alderson. NOES: None. ABSENT: Commissioner Wilkinson. ABSTAIN: None. Planning Commission Minutes November 8, 2011 VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vill. COMMISSIONER ITEMS: A. Report on City Council Meetings of October', and November 1, 2011, given by Planning Director Johnson. '> B. Commissioner Weber is scheduled to at 1d tft 'November 15, 2011, City Council meeting. C. Commissioner Barrows asked ak�—ut the current status',of the Trails Feasibility Study. Staff provi " _;the Cor*' fission with a"r,ir ate. D. Chairman Alderson commented 6rk4 1e CVRM (Coachella Valley Rescue Mission) Ribbon Cutting Event; d thanked all those in the City and the communi who participated.A He commented on how supportive everyone hasbeen. ta.this protect. IX: DIRECTOR ITEMS: A. Planning Director'4ohnson sl with all the changing of the staff, the Plana'tn t3epartr t t was now4esponsible for preparing the Green and Sustains Qu t y _Council tPbports. He stated the Commission rwculd, ber`rng hose reports, in the future, and gave a '_. birlef.ruirdown` f'what wasincluded in the Report. X. r.' ADJOURNMENT:, "` } There, ,being no '' further business, it was moved and seconded by Commiskloners Bartows/Wright to adjourn this regular meeting of the Planning 6ornmission to the next meeting to be held on November 22, 2011. This meetings P `s adjourned at 7:30 p.m. on November 8, 2011. Respectfully submitted, Carolyn Walker, Executive Secretary City of La Quinta, California -5- PH # A STAFF REPORT PLANNING COMMISSION DATE: JANUARY 10, 2012 CASE NO: ENVIRONMENTAL ASSESSMENT 2011-613 TENTATIVE PARCEL MAP 36421 CONDITIONAL USE PERMIT 2011-135 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 REHABILITATION AND DEVELOPMENT PLANS FOR THE WASHINGTON STREET APARTMENTS LOCATION: SOUTHEAST CORNER OF WASHINGTON STREET AND HIDDEN RIVER ROAD ENVIRONMENTAL CONSIDERATION: THE CITY OF LA QUINTA PLANNING DEPARTMENT HAS PREPARED ENVIRONMENTAL ASSESSMENT 2011- 613 FOR THIS PROJECT, IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE PLANNING DIRECTOR HAS DETERMINED THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT, AND THEREFORE, IS RECOMMENDING THAT A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE ADOPTED. P:\Reports - PC\2012\PC_1-10-12\wsa\1 WSA REPORT.docx Page 1 of 10 GENERAL PLAN DESIGNATION: HIGH DENSITY RESIDENTIAL (HDR) ZONING DESIGNATION: HIGH DENSITY RESIDENTIAL (RH) 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 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 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): • Approximately 680 square feet • One -bedroom, one -bathroom units P:\Reports - PC\2012\PC_1-10-12\wsa\1 WSA REPORT.docx Page 2 of 10 • 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 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 A1.15). 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. P:\Reports - PC\2012\PC_1-10-12\wsa\1 WSA REPO RT.docx Page 3 of 10 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 — A1.13). 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 facades. The 72 rehabilitated existing units incorporate the existing rooflines, 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 the 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 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 A1.11 — A1.13) 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, 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, PAReports - PC\2012\PC_1-10-12\wsa\1 WSA REPORT.docx Page 4 of 10 Sheet L-3.301. 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 view of the wall from within the community is softened as most of the length of the wall incorporates the multi - tiered community garden area. 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. Tentative Parcel Map: The applicant proposes to subdivide the approximately 12-acre project site into two parcels (Attachment 1, Sheet TM 1 — TM2). Parcel 1, at approximately 6.4 acres, consists of all the existing and new apartment and common buildings. Parcel 2, at approximately 4.9 acres, consists of a future Phase 2 of the project. The purposes of the Tentative Parcel Map include the adjustment of various lot lines and to provide a right-of-way dedication along Washington Street. Conditional Use Permit: The applicant has submitted an application for a Conditional Use Permit, per LQMC Section 9.60.270 Density Bonuses for Affordable Housing, in order to obtain incentives/concessions related to development standards. These standards include distance from guest parking spaces to apartment units and total number of parking spaces required. 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. PAReports - PC\2012\PC_1-10-12\wsa\1 WSA REPORT.docx Page 5 of 10 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. One item of concern regarding vehicular access is the width of the main entrance gate area. A 20-foot wide access is required for each direction of the driveway. A supplemental exhibit will be provided at the Planning Commission hearing that depicts a properly -designed entrance. The site plan will not be significantly altered as a result of the updated entrance configuration. 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 historical observations have shown that the existing parking adequately serves the residents, and staff anticipates a similar usage after the rehabilitation and expansion of the community. 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 strategically -placed poles and carport lights. P:\Reports - PC\2012\PC_1-10-12\wsa\1 WSA REPORT.docx Page 6 of 10 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, 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 is only proposed in active -use areas. Tentative Parcel Map: The design of proposed Tentative Parcel Map 36421, as conditioned, generally conforms to the design guidelines and standards of the City of La Quinta General Plan for High Density Residential (HDR) designated properties, as set forth in the Land Use Element. The proposed site design incorporates street and parcel designs that are in conformance with applicable General Plan goals, policies, and development standards, and will provide adequate circulation, infrastructure, and utilities. Conditional Use Permit: Staff analysis has concluded that the reduction of development standards, specifically parking standards, is acceptable. According to the Density Bonus regulations in the Municipal Code, staff is able to grant three incentives or concessions for housing developments because at least thirty percent of the total Washington Street Apartments units are for lower income households. 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. PAReports - PC\2012\PC_1-10-12\wsa\1 WSA REPORT.docx Page 7 of 10 HPC Review On December 15, 2011, the Historic Preservation Commission reviewed and accepted the property owner's Phase I Archaeological/Cultural Resources Survey. The report concluded that no historical resources exist within the project area, and that no further cultural resources investigation will be necessary for the proposed project. However, if buried cultural materials are encountered during future construction activities, all work in that area should be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. ALRC Review On December 14, 2011, the Architectural and Landscaping Review Committee reviewed these site, architectural, and landscaping plans, and unanimously recommended approval of the site development permit, subject to the following staff -recommended conditions of approval (Attachment 2): 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. 6. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical P:\Reports - PC\2012\PC_1-10-12\wsa\1 WSA REPORT.doex Page 8 of 10 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. Neighborhood Meeting On June 15, 2011 and November 17, 2011, the applicant and the development team for the Washington Street Apartments presented their proposal to the existing apartment residents at on -site neighborhood meetings. Many residents showed up to the meetings, and their input has been documented as part of the development process. Environmental Review The La Quinta Planning Department has prepared Environmental Assessment 2011-613 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Planning Director has determined that the project will not have a significant adverse impact on the environment, and therefore, is recommending that a Negative Declaration of environmental impact be adopted. PAReports - PC\2012\PC_1-10-12\wsa\1 WSA REPORT.docx Page 9 of 10 Public Notice This project was advertised in The Desert Sun newspaper on December 30, 2011, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the Planning Commission hearing. FINDINGS Findings to recommend approval of this request can be made and are contained in the attached Resolutions. 1. Adopt Planning Commission Resolution 2012-_, approving a Negative Declaration of environmental impact for Environmental Assessment 2011- 613, subject to the attached Findings and Conditions of Approval; and, 2. Adopt Planning Commission Resolution 2012-_, approving Tentative Parcel Map 36421, subject to the attached Findings and Conditions of Approval; and, 3. Adopt Planning Commission Resolution 2012 , approving Conditional Use Permit 2011-135, subject to the attached Findings and Conditions of Approval; and, 4. Adopt Planning Commission Resolution 2012- , approving Site Development ermit 2011-920, subject to the attached Findings and Conditions of Approval. by Planner Attachment: 1. Washington Street Apartments Site Development Permit Packet (Commissioners Only) 2. Minutes of December 14, 2011 ALRC meeting P:\Reports - PC\2012\PC_1-10-12\wsa\1 WSA REPORT.docx Page 10 of 10 PLANNING COMMISSION RESOLUTION 2012- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR TENTATIVE PARCEL MAP 36421, CONDITIONAL USE PERMIT 2011-135, AND SITE DEVELOPMENT PERMIT 2011-920, THE WASHINGTON STREET APARTMENTS CASE: ENVIRONMENTAL ASSESSMENT 2011-613 APPLICANT: LA QUINTA HOUSING AUTHORITY AND REDEVELOPMENT AGENCY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10`h day of January, 2012, hold a duly noticed public hearing to consider a request by the La Quinta Housing Authority and Redevelopment Agency to adopt Environmental Assessment 2011-613, prepared for Tentative Parcel Map 36421, Conditional Use Permit 2011-135, and Site Development Permit 2011-920, known as the Washington Street Apartments, a 72-unit apartment complex, generally located on the southeast corner of Washington Street and Hidden River Road, more particularly described as: APN: 609-040-028, 609-040-023, 609-040-007 WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Planning Director has conducted an Initial Study (Environmental Assessment 2011-613) and has determined that the project will not have a significant impact on the environment, and that a Negative Declaration of environmental should be adopted; and, WHEREAS, the Planning Department mailed and published a Notice of Intent to adopt the Negative Declaration in compliance with Public Resources Code Section 21092 on the 9`" day of December, 2011 to the Riverside County Clerk; and, WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on December 30, 2011 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, the Historic Preservation Commission, at their meeting held on the 151' day of December, 2011, reviewed the cultural resource survey, and adopted Minute Motion 2011-003, recommending approval of the cultural Planning Commission Resolution 2012- Environmental Assessment 2011-613 La Quinta Housing Authority & Redevelopment Agency Page 2 resource survey to the Planning Commission, subject to staff -recommended conditions; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify adoption of said Environmental Assessment: 1. That the Negative Declaration has been prepared and processed in compliance with the State CEQA Guidelines and the City's implementation procedures. The Planning Commission has independently reviewed and considered the information contained in the Environmental Assessment, and finds that it adequately describes and addresses the environmental effects of the project. Based upon the Initial Study, the comments received thereon, and the entire record of proceeding for this project, the Planning Commission finds that there are no significant environmental effects resulting from this project. 2. The project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant impacts were identified by Environmental Assessment 2011- 613. 3. The project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to .drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number, or restrict the range of, rare or endangered plants or animals or eliminate important examples of the major periods of California history, or prehistory. 4. There is no evidence before the City that the project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends. 5. The project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified under Environmental Assessment 2011-613. Planning Commission Resolution 2012- Environmental Assessment 2011-613 La Quinta Housing Authority & Redevelopment Agency Page 3 6. The project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the City will not be significantly affected by the project. 7. The project will not create environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 8. The Planning Commission has fully considered the proposed Negative Declaration and any comments received thereon, and there is no substantial evidence in light of the entire record that the project may have a significant effect on the environment. 9. The Planning Commission has considered Environmental Assessment 2011-613 and said assessment reflects the independent judgment of the City. 10. The City has on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.5(d). 11. Based upon the Initial Study and the entire record of proceedings, the Project has no potential for adverse effects on wildlife as that term is defined in Fish and Game Code §711.2. 12. The location of the documents which constitute the record of proceedings upon which the Planning Commission decision is based upon, are located in the La Quinta City Hall, Planning Department, 78495 Calle Tampico, La Quinta, California, 92253. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission for this Environmental Assessment. - Planning_ Commission Resolution 2012- Environmental Assessment 2011-613 La Quinta Housing Authority & Redevelopment Agency Page 4 2. That it does hereby adopt Environmental Assessment 2011-613, which include a negative declaration for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist, attached and on file in the Planning Department. 3. That Environmental Assessment 2011-613 reflects the independent judgment of the City. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 10`h day of January, 2012, 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 Environmental Checklist Form Project title: Washington Street Apartments Rehabilitation and Expansion Project, EA 2011-613, CUP 2011-135, Tentative Parcel Map 36421 and Site Development Permit 2011-920 Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Contact person and phone number: Jay Wuu 760-777-7125 Project location: The project site is located at the southeast comer of Hidden River Road and Washington Street. Assessor's Parcel Numbers 609-040-007, 609-040-023 and 609-040-028 Project sponsor's name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 General Plan designation: High Density Residential 7. Zoning: High Density Residential Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets ifnecessa y.) The Washington Street Apartments currently consist of 72 one bedroom units on 4.7 acres of land. The project is one storey in height. The project also includes a manager's unit and a clubhouse or community room. The project is currently restricted to senior and special needs households with low or very low incomes. No change to the tenant mix is anticipated as a result of the proposed project. The project includes the rehabilitation and remodeling of the existing 72 units, and the construction of 26 new units and overall project improvements. The 26 new units will be constructed immediately to the south of the existing apartments, on a portion of a 7 acre parcel; and at the northeastern comer of the existing apartment project. Additional improvements will include new parking areas, common activity areas, a common laundry, and retention/recreation areas. A Parcel Map is proposed to add the required acreage to the south of the existing parcel, and create a remainder parcel for future additional apartment development. The parcel map will result in one parcel of 6.44 acres for the apartment project, and 4.9 acres for the remainder parcel. Although no plans are available for the remainder parcel, a future expansion of the apartments is expected in the future. Finally, the proposed project includes the extension of a sanitary sewer line from its existing location in Darby Road (south of the project site). The sewer line will be extended through an existing plant nursery north to a location approximately '/< mile east of the southern boundary of the 7 acre parcel, and then westerly along that southern boundary to connect to the proposed apartments. Surrounding land uses and setting: Briefly describe the project's surroundings: -1- North: Hidden River Road, multi -family residential development South: Multi -family residential development East: Vacant lands West: Washington Street, residential development Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District -2- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources Public Services Utilities / Service Systems Agriculture Resources Air Quality Cultural Resources Geology /Soils Hydrology / Water Land Use / Planning Quality Noise Population / Housing Recreation Transportation/Traffic Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: effect on the fired. t effect on the cause revisions in the :. A MITIGATED a the environment, and :ant impact" or nent, but at least one usuantto applicable es based on the earlier LL IMPACT REPORT :addressed. t effect on the been analyzed ursuantto applicable at earlier EIR or a measures that are ttJJq/1! Date -3- EVALUATION OF ENVIRONMENTAL IMPACTS: I) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant hnpact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). . 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts. Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference toa previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify. a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. -4- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact STHETICS -- Would the project: ve a substantial adverse effect on a f3.6"Image c vista? (La Quints, General Plan Exhibit X Corridors") b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings; and historic buildings X within a state scenic highway? (Aerial photograph) c) Substantially degrade the existing visual character or quality of the site and X its surroundings? (Aerial Photograph) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? X (Application materials) I. a) Scenic vistas in the area of the proposed project consist of views of the San Jacinto Mountains to the west. Some views are also to the San Bernardino Mountains to the north, but these hills are much less prominent, and not as: scenic, as those to the west.. Washington Street is designated an Image Corridor in the General Plan, which requires that special landscaping and setbacks be applied to all projects along its boundary. The rehabilitation and remodeling of the existing units will have no impact on scenic vistas, as the mass and height of these units will not change. The addition of the 26 units to the south of the existing apartments will not significantly impact scenic vistas, as the mass and scale of these units is expected to be consistent with the mass and scale of the existing units. Lands to the east are vacant; but are designated Low Density Residential under the Riverside County General Plan. It is likely that single family units will be constructed under this designation. The addition of the 26 units will not change the westerly views, which are impacted by the existing apartments. Future residential units would likely still have views of the mountain ridges and peaks, but not of the lower hills and foothills, as is currently the case. The future development of additional units on the remainder 4.9 acres will be consistent with the mass and style of the apartments currently planned, and arealso not expected to affect scenic vistas. The installation of the sewer line will occur below ground, and will have no impact on scentiit vistas. l0verall, no impact associated wiffi scenic vistas is, expected. . -5- b) The property on which the existing apartments occur is already built out, and does not contain significant stands of trees, rock outcroppings or historic buildings. The property on. which the 26 units will be constructed is currently vacant, but has been significantly impacted by off road use and trails. It also does not contain stands of trees, rock outcroppings or historic buildings. The property on which the future units and the sewer line extension will be constructed is vacant, and does not contain trees, rock outcroppings or historic buildings. There will be no impact to scenic resources as a result of the proposed project. c) Washington Street is a major arterial roadway with significant traffic volumes and high speeds. The existing visual character on Washington street consists of a broad mix of land uses, including the existing apartments, neighboring apartments to the south, two story office buildings, single story retail buildings on the east side of Washington Street; and single family homes on the west side of Washington Street. The proposed additional units, both to the east and to the south of the existing apartments, will be constructed in the same style, and with generally the same architectural mass and scale as those existing buildings. The proposed project will therefore have no impact on the visual character of the area. d) The proposed project will result in the remodeling of the existing 72 apartment units and the addition of 26 units to the east and south. The primary source of light associated with the new units will be from residents' vehicles. To a limited extent, additional light will be generated by landscaping and- parking lot lighting which will. be part of the new units. As previously stated, Washington Street is a major arterial roadway with considerable traffic volumes. The anticipated 91 daily trips' generated by the new units will mostly occur during the day. The night time trips are likely to total about 10, which will have no impact on current lighting levels in the area, in the context of existing conditions on Washington Street. The design of the proposed units will be required to conform to the City's standards for on -site lighting, which prohibits light spillage onto adjacent properties. As a result, the landscaping and parking lot lighting will not impact surrounding properties, and no impact is expected. "Trip Generation, 8d Edition," published by the Institute of Transportation Engineers. -6- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Mitigation ]ImpactImpact II. AGRICULTURE RESOURCES: Would the project: a) Convert Prime Farmland, Unique Farmland or Farmland of Statewide huportance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring. Program of the X California Resources Agency, to non- agricultural use? (Riverside County Important Farmland 2008, Ca dept o£) b) Conflict with existing zoning for agricultural use, or a Williamson Act X contract? (Zoning Map) .. c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of X Farmland, to non-agricultural use? (General Plan Land Use Map; Site Inspection) II. a)-c) The proposed project site is significantly impacted by existing apartments and associated facilities, and is not in agriculture. The vacant lands to the south, on which the 26 additional units are to be located, is not and has not been in agriculture. None of the properties are designated as Prime, Unique or Important farmlands. Lands to the east in the County of Riverside are designated for residential land uses, and are occupied by a mix of single family residences and commercial nurseries. This. area is not planned for long term agricultural use. There are no Williamson Act contracts either on the project site, or on adjacent lands. Approximately Yz mile to the east are several commercial nurseries. These nurseries will not be impacted by the proposed project, and can continue to operate. The construction of the new units will have no impact on agricultural resources. ere Potentially Less Than Less Than No Significant Impact Significant w/ Mitigation Significant Impact Impact III. AIR QUALITY: WoulftheJe a) Conflict with or obstruct implementation of the appli X quality plan? (SCAQMD CEQ b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (SCAQMD X CEQA Handbook) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard X (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, 2003 PM10 Plan for the Coachella Valley) . d) Expose sensitive receptors to substantial pollutant concentrations? X (Project Description, Aerial Photo) e) Create objectionable odors affecting a substantial number of people? (Project X Description, Aerial Photo) f) Generate greenhouse gas emissions either directly or indirectly, that X have a significant impact on the environment? (Project description) g) Conflict with an applicable plan, policy or regulation adopted for the X purpose of reducing the emissions of greenhouse gases? (Project description) III. a) The Coachella Valley, and the City, occur in the Salton Sea Air Basin (SSAB). The South Coast Air Quality Management District (SCAQMD) has air quality management responsibility for the SSAB, including establishment of air quality measurement criteria and management policies. All development within the SSAB is subject to SCAQMD's 2007 Air Quality Management Plan (2007 AQMP) and the 2003 Coachella Valley PM,o State Implementation Plan (2003 CVPM,o SIP). Historically, the Coachella Valley has been classified as being in non -attainment for PM10. In order to achieve attainment in the region, the 2003 Coachella Valley PM10 Management Plan 12 was adopted, which established strict standards for dust management for development proposals. Individual projects are requited to comply with the Plan, including the implementation of dust management plans during construction. By complying with the Plan, and requiring applicants to do so, the City is reducing PM 10 generated during the construction process to less than significant levels. As a result of implementation of the Plan throughout the region, the California Air Resource Board approved the Coachella Valley PM10 Redesignation Request and Maintenance Plan on February 25, 2010, re -designating the region from "non -attainment" to "attainment" based on the EPA's National Ambient Air Quality Standard. Federal re -designation is currently pending. The proposed project is consistent with the High Density Residential land use designation for the property. This land use designation was the basis of SCAQMD Planning and management efforts for the area. Therefore, the project is consistent with regional management plans. b) & c) The 3 phases of the proposed project have the potential to generate air emissions. These phases will include demolition of existing buildings (the manager's unit and community room), grading of the southern parcel for the additional units, and operation of the apartment project in the long term. The demolition, grading, construction and operation emissions are each addressed individually below. Demolition Demolition of the two existing structures to the east of the existing apartments will result in air emissions from construction equipment and workers' vehicles. These have een estimated in Table 1. Table 1 Demolition - Related Emissions Summary (pounds per tla ) CO NOx ROG SOx PM10 PMZs CO2 Equipment Emissions 17.1 40.6 5.1 0.0 2.1 1.9 4,152.0 Workers' Vehicle 4.8 3.9 0A 0.0 0.2 0.1 689.0 Emissions Total Construction Emissions 219 44.5 5.7 0.1 2.3 2.0 4,8410 SCAQMD Thresholds of Significance 550.00 160.60 75.00 150.00 150.00 55.00 N/A As shown in the Table, the proposed demolition of the two existing structures will not exceed SCAQMD thresholds of significance, and impacts will be less than significant. Grading Two sources of air emissions are possible during the grading for the 26 new units: dust generation and heavy equipment emissions. Approximately 3.0 acres (the vacant lands to the south and the area on the east end of the project where existing facilities will be replaced) will be graded during the proposed project's development, In addition, the area needed for the sanitary sewer line will require grading and excavation. For 62 purposes of this analysis, and based on consultation with the project engineer, an area of 30 feet in width and 1290 feet in length will be impacted by this activity, resulting in an additional 0.9 acres of disturbance. Table 2 Fugitive Dust Potential (pounds per dav) Total Potential Total Acres to be Factor Dust Generation Disturbed at Buildout* (lbs./day/acre) (lbs./day) 3.9 26.4 102.96 Source: Table A9-9, "CEQA Air Quality Handbook," prepared by South Coast Air Quality Management District, Apri11993. As shown in Table 2, the project has the potential to generate 102.96 pounds of PM10 during grading. However, the project will be required to prepare and implement a dust management plan which uses best management practices to control PM10 emissions. This plan will be required to demonstrate compliance with the adopted PMJO Management Plan, which assures that impacts in the region are reduced to less than significant levels. Table 3 summarizes the emissions from heavy equipment, and the vehicle trips of the workers handling this equipment during the grading process. As shown in the Table, grading activities will not exceed the SCAQMD's thresholds, and impacts will be less than significant. Table 3 Grading Related Exhaust Emissions Summary — (pounds per day) CO NOx ROG Sox PMIa PM2s CO2 Equipment Emissions 35.33 82.11 9.75 0.10 3.75 3.34 9,453.60 Workers' Vehicle Emissions 4.33 3.39 0.57 0.01 0.14 0.11 725.21 Total Emissions 39.66 85.50 10.32 0.11 3.89 3A5 10178.81 SCAQMD Thresholds of Significance 550.00 100 00 75.00 150.00 150.00 55.00 N/A Construction The analysis of construction emissions assumes that all 26 units and all ancillary facilities are under construction at once. Table 4 provides a summary of the anticipated emissions associated with construction activities, including heavy equipment, asphalt off gassing and the application of coatings. As shown in the Table, the construction of the proposed project is not expected to exceed SCAQMD thresholds, and impacts are expected to be less than significant. -10- Table 4 Aggregate Construction -Related Emissions Summary (pounds per dav) CO NOx ROG SOx PM10 PM2.5 CO2 Equipment Emissions 23.53 41.58 5.95 0.05 2.57 2.29 4,662.40 Workers' Vehicle Emissions 34.67 27.15 4.55 0.06 1.11 0.91 5,801.71 Asphalt Paving Emissions - - 0.39 - - - _ Architectural Coatings Emissions 55.50 Total Construction Emissions 58.20 68.73 66.39 0.11 3.68 3.20 10 464.11 JCAQMD Thresholds of Sigggeance 550.00 100.00 75.00 150.00 150.00 55.00 N/A Operational Emissions During the life of the project, air emissions will occur as a result of vehicle trips to and from the project; and from stationary sources, such as electric and natural gas generation. Table 5 summarizes these emissions, and shows that the proposed project will not exceed SCAQMD thresholds of significance. Impacts associated with long term operation of the project will be less than significant. Table 5 Anticipated Cumulative Daily Project -Related Emissions at Project Buildout . Stationary Moving Total SCAQMD Source Emissions Source Anticipated Threshold Power Nat. Gas Emissions Emissions Criteria* Plants Consumption (lbs./da) (IbsJda ) Carbon Monoxide 0.2 15.1 8.00 2337 550.0 Nitrogen Oxides 1.4 97.0 1.06 99A9 100.0 Reactive Organic Gases 0.1 0.7. 0.89 1.70 75.0 Sulfur Oxides 0.0 Negligible 0.02 0.06 150.0 Particulates 0.0 0.2 0.23 039 55.0 Carbon Dioxide - 1,557.83 1557.83 N/A • Threshold criteria offered by the South Coast Air Quality Management District for assistance in determining the significance of air quality impacts. Source: "CEQA Air Quality Handbook," prepared by South Coast Air Quality Management District, April 1993 Revised October 2006 d) The proposed project will house senior households, as it does currently. The project is located adjacent to Washington Street, which is a major arterial handling high volumes of traffic. However, the project is not located at an intersection, and idling of vehicles does not occur adjacent to the project. Further, as described under Traffic, below, surrounding roadways will continue to operate at acceptable levels of service, with and without the proposed project expansion. Finally, the project is heavily landscaped and buffered from the adjacent roadway, providing some barrier from vehicle emissions. -11- Therefore, the addition of the proposed 26 units will not significantly impact sensitive receptors. The proposed project will generate approximately 91 daily trips, which will not result in pollutant concentrations at surrounding sensitive receptors, include the Colonel Mitchell Paige School, located approximately '/o mile to the south. e) The project will result in the development of residential units which will generate normal household activities and odors, and is not expected to create objectionable odors. f) & g) The proposed project will generate greenhouse gas emissions during the demolition, grading, construction and operational phases of the project. As shown in Table 1, demolition activities will result in 4,841 pounds of CO2 per day. Grading activities would generate 10,178.81 pounds of CO2 a day (Table 3). Construction emissions will generate approximately 10,464.11 pounds of CO2. Demolition, grading and construction related greenhouse gas production will be temporary and will end once the project is completed. Operation of the proposed project will create on -going greenhouse gases through the consumption of electricity and natural gas, moving sources, and the transport and pumping of water for domestic use. Operational emissions will total 1,557.83 pounds per day. There are currently no thresholds for greenhouse gases. The GHGs generated by the project will be reduced by new statewide programs and standards, including new fuel - efficient standards for cars, and increasing amounts of renewable energy, which will help reduce greenhouse gas emissions in the future. The proposed project will also be required to implement the CalGreen Building Code being implemented by the City at the time that building permits are issued. These standards include energy efficiency standards which are much more stringent than they have been in the past. Finally, the City is implementing GHG reductions through design and construction techniques, which will reduce those emissions. Therefore, the greenhouse gases generated by the proposed project will have a less than significant impact on the environment and will not conflict with an applicable plan, policy or regulation. -12- Potentially Less Than Less Than No Significant Significant w! significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, X or by the California Department of Fish and Game or U.S. Fish and Wildlife Service (General Plan MEA, p. 78 ff) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the x California Department of Fish and Game or US Fish and Wildlife Service? (General Plan MEA, p. 78 ff) c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, x vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other, means? (General Plan MEA, p. 78 ff.) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory X wildlife corridors, or impede the use of native wildlife nursery sites? (General Plan MEA, p. 78 ff.) e) Conflict with any local policies or ordinances protecting biological resources, . such as a tree preservation policy or X ordinance? (General Plan MEA, p. 73 ff.) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or X other approved local, regional, or state habitat conservation plan? (General Plan MEA, p: 78 ff.) -13- IV. a) Much of the proposed project will be developed on lands which are currently fully disturbed, and which contain ornamental plantings. These activities will therefore have no impact on sensitive species, as indigenous habitat is not present. The units to be constructed to the south, the future units likely to be built on the remainder parcel, and the sewer line extension, will occur on vacant desert land. The acreage has been impacted by off -road vehicles, and contains meager creosote bush scrub habitat, the most common habitat type in the City, which is likely to support common native species. The acreage is located within the Coachella Valley Multiple Species Habitat Conservation Plan boundary, but is not located in or adjacent to a conservation area. It is located in the fee area, however, and development of this parcel will require payment of the mitigation fee in place at the time that development occurs. This fee is designed to mitigate impacts to locally sensitive species by allowing the purchase of conservation lands in sensitive habitat areas. The payment of the fee will assure that impacts associated with sensitive species are less than significant. b-c) No riparian habitat or wetlands occur on or adjacent to any component of the project site. Lands surrounding the project do not include streams or rivers. The proposed project will have no impact on riparian species or habitat, wetlands or other sensitive natural community. d) The proposed project area is highly urbanized, and does not provide substantial wildlife corridors, which would facilitate migratory species' access. No wildlife preserves or similar areas occur in the vicinity of the project area. The project will therefore have no impact on migratory species or migratory wildlife corridors, or impede the use of native wildlife nursery sites. e) & f) As described above, the City participates and implements the Coachella Valley Multiple Species. Habitat Conservation Plan.. The proposed project will be required to pay the mitigation fee when development occurs. This fee is designed to offset potential impacts and assure that impacts are less than significant to sensitive species. -14- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as X defined in'15064.5? (General Plan MEA) b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to ' 15064.5? (La Quinta X General Plan Update Cultural Resources Report, 2010) c) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? (General Plan MEA) d) Disturb any human remains, including. those interred outside of formal X cemeteries? (General Plan MEA) V.a) The construction of the 26 new units and the sewer line will have no impact on historic resources, as the land is currently vacant, and no structures occur on the property. Development of the proposed apartments will have no impact on historic resources. b) A cultural resource reconnaissance was conducted for the project area, including the sewer line location. The assessment included a records search, which found that multiple analyses have occurred surrounding the project site, but none had occurred on the project site. An on -site survey was also conducted, and no evidence of human activity was identified. In addition, the City will require, through its Historic Preservation Commission, that all ground disturbing activities be monitored by a qualified archaeologist to assure that no buried resources are disturbed during the construction of the proposed project. This City requirement will assure that impacts to archaeological resources will be less than significant. c) The project site is located outside the boundary of ancient Lake Cahuilla, which is the only locality in the City where potentially significant paleontological resources have been identified. The soils on the vacant acreage are dune sands, which have been deposited on the land in relatively recent times, as a result of Aeolian transport. These soils are not suitable for paleontological resources. Therefore, there will be no impact to paleontological resources as a result of implementation of the proposed project. d) No known cemetery or burial site occurs on the project site. State law requires a coroner be contacted and all activities cease if human remains are discovered during excavation or grading, to assure proper disposal. The coroner is responsible for contacting Native American tribes should identified remains be determined to be Tribal in nature. The proposed project will be required to comply with State and will have no impact on human remains. -15- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area X or based on other substantial evidence of a known fault? (General Plan MEA Exhibit 6.2) ii) Strong seismic ground shaking? (General Plan MEA Exhibit 6.2) X iii) Seismic -related ground failure, including liquefaction? (General Plan MEA X Exhibit 6.3) iv) Landslides? (General Plan MEA Exhibit 6.4) X b) Result in substantial soil erosion or the loss oftopsoil? (General Plan MEA Exhibit X 6.5) c) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating X substantial risks to life or property (General Plan MEA) d) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the X disposal of waste water? (Project description) VI. a)i. The proposed project is not located within an Alquist-Priolo Earthquake Fault Zone. The site is located approximately 4 miles south of the San Andreas Fault Zone. There will be no impacts associated with fault rupture on the project site. a)ii. The proposed project site will experience strong groundshaking during an earthquake, as will properties throughout the City. All the new apartments will be required to meet the standards of the Uniform Building Code for Seismic Zone 4. These standards are 21re designed to reduce impacts related to strong ground shaking to less than significant levels. a)iii. The project area is not located in an area subject to liquefaction. When grading and building permits are prepared for the new units, the City will require the submittal of site -specific geotecbnical analysis. This analysis will further analyze site soils to assure that foundation design is adequate to support the structures, based on the site -specific conditions. Therefore, impacts associated with liquefaction are expected to be less than significant. a)iv. The apartments, and the vacant lands associated with the expansion of the apartments, occurs in the northern portion of the City, in an area far remove from the foothills of surrounding mountains. No manufactured hillsides occur in the area. There will be no impact associated with landslides. b) . The project area is susceptible to high winds that can cause wind erosion and accumulation. The project will be required to implement a dust control and management plan as part of the grading permit process, which will reduce impacts associated. with blowing dust and sand. Once completed, the project will include impervious surfaces and landscaped areas which will stabilize soils. The impacts associated with soil erosion and loss of topsoil will be less than significant. c) The Aeolian soils found on the site are categorized as having a "very low" expansion potential in Table 18-1-B of the 1997 Uniform Building Code. There will be no impacts associated with expansive soils as a result of project implementation. d) The proposed project occurs in an urbanized area of the City. As described in the project description, the project incudes the extension of a sewer line from Darby Road to the expanded apartment project. There will be no septic systems on the project site. No impact is expected. -18- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS --Would the ro'ect: a) Create a significant hazard to the public or the environment through the X routine transport use, or disposal of hazardous materials? (Application materials) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of X hazardous materials into the environment? (General Plan MEA p. 95 ff.) c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter X mile of an existing or proposed school? (General Plan Exhibit 4.1, Public Facilities) d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and; as a result, would it X create a significant hazard to the public or the environment? (www.envirostor.dtsc.ca.gov/public/) e) For a project located within an airport land use plan or, where such a plan has not been adopt l,:within two miles of a public airport or public use airport, would X the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or X Working in the project area? (General Plan land use map) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation X plan? (General Plan MEA p. 95 fi) h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where X wildlands are adjacent to urbanized areas -19- or where residences are intermixed with wildlands? (Wildfire Susceptibility, Riverside County RCIP) VII. a)-c) The remodeling of the existing apartments may result in the need to dispose of older construction materials. However, the apartments were built in the 1980s, after the ban on both asbestos and lead paint. As a result, the remodeling of the units is not expected to generate hazardous materials. The development of the new units will result in some use of household cleaners and chemicals, in small quantities. The City implements, through its solid waste provider, household hazardous waste disposal programs to assure that these materials are properly disposed of. No transport of hazardous materials, or air emissions are expected to occur as a result of the remodeling and construction of the apartments. Overall impacts are expected to be less than significant. d) The project site is not located on a site included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. No impact is expected. e)-f) The project site is located approximately 3 miles south of the Bermuda Dunes airport, and is not within the flight approach path to that airport. There will be no hazards associated with public safety and the airport. g) The existing apartments, and the new units proposed, occur on the City's primary north -south arterial roadway. No change is proposed which would affect access to Washington Street, or which would impede emergency response. No impacts are expected. h) The project site is located on the Valley floor, and is in a highly urbanized area. There will be no impacts associated with wildland fires. BAR Potentially Less Than Less Than No Significant Impact Significant w/ Mitigation Significant Impact Impact VHI. HYDROLOGY AND WATER QUALTI Y -- Would the project: a) Violate any water quality standards or waste discharge requirements? (General Plan X EIR p. HI-87 ff.) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would . be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- X existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (General Plan EIR p. I11-87 ff.) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would X result in substantial erosion or siltation on - or Off -site? (General Plan EIR p. III-87 ff.) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the X rate or amount of surface runoff in a manner which would result in flooding on - Or off -site? (General Plan EIR p.111-87 ff.) _ e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or X provide substantial additional sources of polluted runoff? (General Plan EIR p. III-87 ff) f) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Master Environmental Assessment Exhibit 6.6) g) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? (Master Environmental Assessment Exhibit 6.6) -21- VHL a) As previously stated, the new units will be connected to the CVWD's sanitary sewer system. CVWD operates two treatment plants, both of which meet or exceed Regional Water Quality Control Board water quality standards. CVWD has capacity to accommodate the new units, and is currently processing wastewater from the existing units. No waste discharge will occur at the project site. The City requires the implementation of National Pollution Elimination System (NPDES) requirements for storm flows for all projects. These requirements include the preparation and implementation of SWPPP and WQMP, which include Best Management Practices for the control of polluted runoff. The proposed project will have less than significant impacts on water quality standards or waste discharge requirements. b) Domestic water will be supplied by CVWD. The CVWD has prepared an Urban Water Management Plan which addresses how the District will supply water to its service area over the next 20 years. The Plan was developed using existing development and land use designations for future development as a basis for water demand. The proposed project is consistent with the City's current land use designations for the property. The District is currently recharging the groundwater at two locations in the eastern Coachella Valley, one of which is located within the City, at its southwest comer. The proposed project will have no impact on the District's ability to recharge the groundwater basin. Overall impacts to groundwater supplies and recharge are expected to be less than significant. c)-e) The City requires that all project retain the 100 year storm on site. The proposed project includes retention facilities on the east side of the project site, whose design must be approved by the City Engineer. The City does not have storm drain facilities in the vicinity of the project site. All hydrology improvements will be required to comply with NPDES standards, to assure that no polluted storm water enters other surface waters either during construction or operation of the project. The City's requirements assure that drainage patterns will not be significantly impacted by the proposed project. 0-9) Neither the existing units nor the additional 7 acre parcel occur within a 100 year flood zone, as mapped by FEMA. No impacts are expected. y0#A Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact AND USE AND PLANNING - ld the project: ysically divide an established unity? (Aerial photo; project pleas) X nflict with any applicable land use policy, or regulation of an agency rnh urisdiction over theproject ding, but not limited to the general pecific plan, local coastal program, X ing ordinance) adopted for the se of avoiding or mitigating an nmental effect? (General Plan Exhibit .) c) Conflict with any applicable habitat conservation plan or natural community conservation plan? General Plan MEA p. 74 X fQ IX. a)-b) The proposed remodeling project will not affect the established community, insofar as residents will, be relocated to the 26 new units on site during that effort, and will continue to participate in the community. The additional units will be constructed immediately south of the existing project, and will be integrated into the existing community. As a result, no impact to the established community is expected. The project site, including the 7 acres to the south, is currently designated for apartment units. The proposed new units are consistent with the land use and zoning designations on the property. No impact is expected. c) The project site is within the boundary of the CVMSHCP, but is not within a conservation area. The proposed project will be required to pay fees in conformance with the CVMSHCP, to assure consistency with the Plan. There wjll be no conflict with the Plan. -23- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact L RESOURCES -- Would Fproject: the loss ofavailability of a ralresource that would be of region and the residents ofX e(Master Environmental Assessment p. 71 ff., Special Report 198, CA Geological Survey) b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land X use plan? (Master Environmental Assessment p. 71 ff., Special Report 198, CA Geological Survey X. a) & b)- The proposed project site is located in Mineral Resource Zone MRZ-1, which indicates that no resources occur. There will be no impact to mineral resources as a result of the proposed project. . Sze Potentially Less Than Less Thin NO Significant Significant w/ Significant Impact Impact Mitigation Impact NOISE - Would the project result in: xposure of persons to or generation oise levels in excess of standards restablhis�hed in the local general plan or e oinance, or applicable standards X ther agencies? (General Plan MEA p. I I I ff.) b) Exposure of persons to or generation of excessive groundbome vibration or groundbome noise levels? (General Plan X MEA p. III ff.) c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the X project? (General Plan MEA p. l 11 ff.) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing X without the project? (General Plan MEA p. III ff.) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing X or working in the project area to excessive noise levels? (General Plan MEA P. 111 ff.) f) For a project within the vicitity of a private airstrip, would the project expose people residing or working in the project X area to excessive noise levels? (General Plan MEA p. 1 I I ff.) XI.a) & c) The proposed project includes the remodeling of existing units, and the construction of 26 new units. The remodeling of the units will not expose the residents to excessive noise, insofar as blocks of apartments will be remodeled after the residents have been relocated. Adjacent residents may experience short periods of higher noise levels, but these will occur during the less sensitive daytime hours, and will be temporary and periodic. The construction of the new units will occur to the east and south of the existing units. The noise study prepared for the proposed project found that existing noise levels -25- along Washington Street are approximately 62 dBA CNEL. The analysis also found that the future exterior noise levels on building patios will remain below 65 dBA CNEL, consistent with City standards. The analysis also found that interior noise levels will be less than 45 dBA CNEL, with doors and windows closed. As the units will all be equipped with HVAC units, the interior noise levels, and living conditions within the units will be at acceptable levels. b) Both the remodeling effort and the new construction may result in groundbome vibration or noise. However, these activities will occur during the City's prescribed construction hours, which are limited to daytime hours. During the daytime, noise sensitivity is less, and although temporary and periodic nuisance may be experienced by the surrounding residents, it is not expected that these levels will be significant. d) As stated above, the remodeling of the existing units and the construction of the 26 additional units will result in temporary increases in noise levels associated with construction activities. The contractor, however, will be required to conform to the City's construction hour restrictions. In the case of the remodeling, groups of apartments will be. vacated, so that it is. unlikely that residents would remain in a building under renovation. In the case of the new construction, the construction activities to the east will be separated from existing units by the project drive and parking area, which will provide a reduction in noise levels. In the case of the units to the south, the perimeter wall and landscaping which currently occur adjacent to the existing units will provide a buffer against construction noise. It is expected that temporary noise increase impacts will be less than significant. e)-f) As previously stated, the project is located approximately 3 miles to the south of the Bermuda Dunes Airport. Although an occasional overflight is likely, .the approach patterns do not occur in the vicinity of the proposed project. There are no private airstrips in the region. Therefore, there will be no impact associated with airport noise. ��� Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitlgatlon Impact [XII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through X extension of roads or other infrastructure)? (General Plan, p. 9 ff., application materials) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing X elsewhere? (Application materials) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? X (Application materials) X11..a)-c) The proposed project will result in a net increase of 26 units of affordable senior housing in an urbanized area of the City. These units are not substantial in number, and will provide housing to existing area residents in need of affordable housing units, which represents a beneficial impact. The project is proposed in an area which currently has complete build out improvements. The sewer line extension is proposed specific to the proposed project, and will not induce growth. The remodeling of the existing apartments will displace housing and residents. However, the City will complete 26 and relocate existing residents into these units for the remodeling period. Therefore, there will be no need for replacement housing elsewhere. Overall, there will be no impact to population or housing. -27- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact SERVICES project result in substantial ical impacts associated with 7roW� of new or physically altered l facilities, need for new or pycayatered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan mEA) X Police protection? (General Plan MEA) X Schools? (General Plan MEA) X Parks? (General Plan MEA) X Other public facilities? (General Plan MEA) X XIlL a) The proposed project is located approximately one mile from the fire station which serves this area of the City (Fire Station #93, located at Dune Palms and Fred Waring). The remodeling effort will have no impact on fire services. The addition of 26 units will marginally increase the demand for fire services. However, the project will participate in the City's Development Impact Fee program, which includes fire facilities. As a result, impacts associated with fire protection are expected to be less than significant. The City contracts with the County Sheriff for police services. The existing apartments are currently served by the police department. The addition of 26 units will marginally increase the need for police services at the site. The new residents will generate sales tax, which will offset the costs associated with the added services. Therefore, the proposed project will have a less than significant impact on police services. Both the existing apartments and the new units will be occupied by senior citizens. Senior housing projects do not generate a demand for schools. The project will therefore be exempt from the payment of school fees, and will have no impact on schools. The addition of 26 units will generate a marginal need for parks. However, the project includes recreational facilities, in the form of the community room, and open space, which will address the majority of the needs of the residents. In addition, the City implements Quimby Act requirements, which will require the payment of lieu fees for _28_ the purchase of park lands. The added population will not significantly impact existing City parks. -29- Potentiany Less Than Less Than No Significant Impact Significant w/ Mitigation Significant Impact Impact . RECREATION -- ould the project increase the use of ting neighborhood and regional parks F her recreational facilities such thattantial physical deterioration of the X facility would occur or be accelerated? (Project Description) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which X might have an adverse physical effect on the environment? (Project Description) XIV. a) & b) The addition of 26 units will marginally increase demand on City recreational facilities, and potentially also the senior center. However, these existing facilities are not at capacity, and can accommodate the population generated by the new units. No impact to recreational facilities is expected. -30- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact MItigation Impact TRANSPORTATION/TRAFFIC— Wouldroject: increase in traffic which is F�substantial n relation to the existing d capacity of the street y.., result in a substantial increase in either the number of vehicle X trips, the volume to capacity ratio on roads, or congestion at intersections)? (Public Works Memorandum, January 27, 2011) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads X or highways? (Public works Memorandum, January 27, 2011) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that X results in substantial safety risks? (No air traffic involved in project) d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible X uses (e.g., farm equipment)? (Project description) e) Result in inadequate emergency access? (Project description) X 0 Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle X racks)? (Project description) XV. a-b) The proposed project will result in the addition of 26 residential units occupied by senior households. Senior households are documented to generate fewer daily trips than family households. The Institute of Transportation Engineers Trip Generation Manual estimates that the proposed project would generate about 91 additional daily trips. In order to assess the project's potential impacts on area roadways, the Public Works Department prepared a Memorandum, consistent with the Departments requirements for traffic analyses, to assess the project (it should be noted that the analysis assumed a build out total of 100 units, which is higher than that currently estimated, and that the -31- following analysis is therefore expected to be conservative). The Department found that the proposed project would generate up to 45 peak hour trips, 20 of which would occur during the morning peak hour, and 25 of which would occur in the evening peak hour. The Department further analyzed the impacts of these peak hour trips on three intersections: Fred Waring and Washington Street; Avenue 42 and Washington Street; and Washington Street and Highway 111. The analysis found that all three intersections will operate at Level of Service C or D with or without the proposed project. This level of service meets or exceeds the City's standards for Level of Service. Therefore, the proposed project will have a less than significant impact on roadway capacity or level of service. c) As previously stated, the project is located 3 miles south of the Bermuda Dunes Airport. The addition of 26 senior housing units will have no impact on the airport, or on air traffic patterns at the airport. d) The design of the new units will be integrated into the interior driveway system of the existing. apartment project. This interior drive system includes. 90 degree internal intersections. The new units will be designed to meet the City's sight distance standards, and to maintain the limited access currently occurring on Washington Street. No impact associated with design features is expected. e) Emergency access to the project will continue to occur from Hidden River Road. The additional units will also be accessed from Hidden River. Hidden River connects to Washington Street, where northbound emergency vehicles will be able to turn right to access the project. No impact to emergency access is expected. 0 SunLine Transit Agency currently operates bus service on Washington Street, and has bus stops in close proximity to the project on both sides of the street. No change in service is expected, so the new residents will continue to have access to transit services. The proposed project will have no impact on alternative transportation. SM Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation hnpact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (General X Plan MEA, p. 58 ff.) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could X cause significant environmental effects? (General Plan MEA, p. 58 ff.) c) Require or result in the construction of new storm water drainage facilities or . expansion of existing facilities, the construction of which could cause X significant environmental effects? (General Plan MEA, p. 58 ff.) d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or X are new or expanded entitlements needed? (General Plan MEA, p. 58 ff.) e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's X projected demand in addition to the provider's existing commitments? (General Plan MEA, p. 58 ff.) f) Be served by a landfill with sufficient permitted capacity to accommodate the X projects solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and local statutes and regulations related to solid X waste? (General Plan MEA, p. 58 ff.) XVL a), b), d), e) The remodeling of the existing apartments will have no impact on wastewater treatment requirements. The addition of 26 new units will marginally increase the demand on wastewater treatment facilities. However, CVWD has capacity at its plants, -33- and operates within the requirements of the Regional Water Quality Control Board. No impact is expected. The proposed project is currently connected to existing water and wastewater lines. The addition of the 26 units will not significantly increase the demand for water or wastewater treatment, and CVWD has indicated in its management plan documents that it has water available to serve the build out needs of the City. There will be no need for additional facilities. c) The City relies on on-siteretention of the 100 year storm, and has limited storm drainage facilities. The existing units will continue to drain storm flows as they have in the past. The new units will be designed to meet or exceed the City's requirements for stormwater management, and will be designed to accommodate the 100 year storm. The project proposes retention facilities on the east side of the apartments, and these will be constructed to include Best Management Practices that meet or exceed NPDES standards. There will be no need for additional public stormwater facilities. f) & g) The City contracts for solid waste disposal with Burrtec, a private contractor. Burrtec transports solid waste generated throughout the City to a transfer station on Edom Hill, west of the City. From that point, solid waste is transported to the Lambs Canyon Landfill. This landfill has capacity to serve the proposed. project, and three additional landfills are available to accommodate solid waste in the future. Burrtec is required to comply with all regulations regarding the proper disposal of solid waste. This includes the disposal of household hazardous waste, which is handled through community events, or through the ABOP facility located in Palm Springs. The development of the 26 new apartments will only marginally increase the waste stream. The project will include recycling facilities and programs to assure that the amount of solid waste transferred to local landfills is minimized. No impact is expected. -34- potentially Significant Less Than Significant w/ Less Than Significant No Impact Mitigation Impact Impact XVII. ATORY FINDINGS OF SIGNICE -- 7the a) Doeoject have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a X Plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods rnia history or prehistory? he project have the potential tohort-term, to the disadvantageX rm environmental goals?he r project have impacts that are lly limited, but cumulativelyble? ("Cumulatively considerable" means that the incremental effects of a project are considerable when X viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either X directly or indirectly? a) The remodeling of the existing units, and the construction of the 26 units will have less than significant impacts. on biological resources. The development of the currently vacant 7 acres will result in the Loss of creosote bush habitat, which is the most common habitat type in the City. No sensitive species are expected to occur on the property. The project will be required to pay mitigation fees in conformance with the MSHCP. Impacts are expected to be less than significant. No cultural resources have been identified on the site. The City will impose cultural resource monitoring requirements on the 7 acre vacant site at the time that development occurs. These requirements assure that any potentially buried resources are identified and properly handled. Impacts will be less than significant. -35- b) The proposed project is consistent with the General Plan designation for the area, and the project will provide additional affordable housing for the City's seniors, meeting the City's short and long term Housing Element goals and policies. c) The addition of 26 units will not cumulative impact environmental resources. d) The proposed project is not expected to have a significant impact on human beings. The City will impose standard requirements for dust management plans, noise and geotechnical studies for the construction of the units. These studies, and their recommendations, will assure that impacts to human beings are less than significant. ELI.� XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. General Plan EIR, 2002. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are. "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. Not applicable. -37- PLANNING COMMISSION RESOLUTION 2012- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 36421, SUBDIVIDING APPROXIMATELY 12 ACRES INTO TWO RESIDENTIAL PARCELS FOR THE WASHINGTON STREET APARTMENTS CASE: TENTATIVE PARCEL MAP 36421 APPLICANT: LA QUINTA HOUSING AUTHORITY AND REDEVELOPMENT AGENCY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10' day of January, 2012, hold a duly noticed public hearing to consider a request by the La Quinta Housing Authority and Redevelopment Agency to subdivide approximately 12 acres into two parcels, generally located on the southeast corner of Washington Street and Hidden River Road, more particularly described as: APN: 609-040-028, 609-040-023, 609-040-007 WHEREAS, the Planning Department has prepared Environmental Assessment 2011-613 for Tentative Parcel Map 36421 in compliance with the requirements of the California Environmental Quality Act of 1970, as amended, and has determined that the proposed project will not have a significant adverse impact on the environment; and, WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on December 30, 2011 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify approval of Tentative Parcel Map 36421: A. The proposed Tentative Parcel Map 36421 is consistent with the City's General Plan, with the implementation of Conditions of Approval. The project density of approximately 16 units per acre is consistent with the adopted High Density Residential land use designation of up to 16 dwelling units per acre, as set forth in the General Plan. B. The design and improvements of the proposed Tentative Parcel Map 36421 are consistent with the City's General Plan, to provide for Planning Commission Resolution 2012- Tentative Parcel Map 36421 La Quinta Housing Authority & Redevelopment Agency Page 2 adequate storm water drainage, and other infrastructure improvements with the implementation of recommended conditions of approval to ensure proper street widths, perimeter walls, storm drainage facilities, and timing of their construction. C. The La Quinta Planning Department has prepared Environmental Assessment 2011-613. Based on this Assessment, the Planning Director has conducted an Initial Study (Environmental Assessment 2011-613) and has determined that the project will not have a significant impact on the environment, and that a Negative Declaration of environmental should be adopted. D. The design of Tentative Parcel Map 36421 and type of improvements are not likely to cause serious public health problems, in that this issue was considered in Environmental Assessment 2011-613, in which no significant health or safety impacts were identified for the proposed project. E. The site of the proposed Tentative Parcel Map 36421 is physically suitable for the type of development and density of the development. The proposed development plans for the site are rehabilitation plans for an existing community. F. The proposed Tentative Parcel Map 36421 is consistent with all applicable provisions of the La Quinta Zoning Ordinance and Subdivision Regulations, including, but not limited to, minimum lot area requirements, any other applicable provisions of the La Quints Municipal Code, and the Subdivision Map Act. G. As conditioned, the design of Tentative Parcel. Map 36421 will not conflict with easements, acquired by the public -at -large, for access through, or use of property within the proposed subdivision. 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; Planning Commission Resolution 2012- Tentative Parcel Map 36421 La Quints Housing Authority & Redevelopment Agency Page 3 2. That the Planning Commission does hereby approve Tentative Parcel Map 36421 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 10' day of January, 2012, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: ED ALDERSON, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Planning Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Parcel Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. This Tentative Parcel Map shall expire on January 10, 2014, two years from the date of Planning Commission approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions). 4. Tentative Parcel Map 36421 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2011-613 Site Development Permit 2011-920 Conditional Use Permit 2011-135 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Director shall adjudicate the conflict by determining the precedence. 5. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Page 1 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 Plan(WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • La Quinta Planning Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District. (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 6. Coverage under the State of California General 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 ("NO1") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 7. 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. R7-2008-0001 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Page 2 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. 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 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. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. G. The inclusion in the Master HOA Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required. 8. 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). Page 3 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 9. Approval of this Tentative Parcel Map shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 11. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 12. 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. 13. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 14. 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. Page 4 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 15. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Washington Street (Non -conforming Major Arterial, 110' ROW) — Additional 15-foot right of way dedication along the east side of Washington Street at the southwest corner of the project for fifty- five feet (55') from the centerline of Washington Street for a total 1 10-foot developed right of way. 2) Hidden River Road (Local Street, 60' ROW) — No additional right of way dedication is required for the standard 30 feet from the centerline of Hidden River Road for a total 60-foot ultimate developed right of way. 16. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 17. 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 rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 18. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 19. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. Page 5 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 20. Direct vehicular access to Washington Street and Hidden River Road is restricted, except for those access points identified on the tentative parcel map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 21. 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. 22. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 23. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 24. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 25. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Washington Street (Non -conforming Major Arterial; 1 10' R/W): No street widening is required for Washington Street. Other required improvements in the Washington Street right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. Page 6 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 b) 8-foot wide meandering sidewalk as approved by the Public Works Director/City Engineer and Planning Director The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). The applicant is responsible for construction of all improvements mentioned above. Reimbursement for any improvements which are eligible for reimbursement from the City's Development Impact Fee .fund shall be in accordance with policies established for that program. B. INTERNAL STREETS 1) Construct internal streets per the approved Tentative Parcel Map Preliminary Grading Plan and/or as approved by the City Engineer. Minimum street width shall be 26 feet except at the entry accessway. On -street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the "No Parking" restrictions. 26. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles or as approved by the City Engineer. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. Page 7 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 27. General access points and turning movements of traffic are limited to the following: Hidden River Road: Full turn movements are permitted. 28. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 29. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING LOTS and ACCESS POINTS 30. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet as shown on the Preliminary Precise Grading Plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features Page 8 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 31. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. 32. 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. 33. 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 engineers registered in California. FINAL MAPS 34. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City's map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1 " = 40' scale. MPROVEMENT 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. Page 9 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 35. 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 LQMC Section 13.24.040 (Improvement Plans). 36. 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. B. C. D. E. On -Site Rough Grading Plan PM1O Plan WQMP On -Site Precise Grading Plan 1 " = 40' Horizontal 1 " = 40' Horizontal (Plan submitted in Report Form) 1 " = 30' Horizontal On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: A through E to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. Page 10 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2010 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Planning Director and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 37. 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. 38. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 39. Upon completion of construction, and prior to final acceptance of the 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" 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 FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 40. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the Page 11 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 41. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 42. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 43. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. 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. 44. Depending on the timing of the development of this Tentative Parcel Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative parcel map. Page 12 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, 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 or by the issuance of the 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 45. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off - site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. 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. GRADING 46. The applicant shall comply with the provisions of. LQMC Section 13.24.050 (Grading Improvements). 47. 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. 48. 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 civil engineer registered in the State of California, Page 13 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 49. 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. 50. 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. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. Page 14 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 51. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 52. Building pad elevations of perimeter lots shall not differ by more than one foot higher from the building pads in adjacent developments. 53. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 54. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.51 from the elevations shown on the approved Tentative Parcel Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 55. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 56. Stormwater handling shall conform with the approved hydrology and drainage report for the Washington Street Apartment, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 57. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. Page 15 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 58. 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. 59. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 60. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 61. No fence or wall shall be constructed around any retention basin unless approved by the Planning Director and the City Engineer. 62. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 63. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 64. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 65. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 66. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 67. 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 Page 16 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 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. R7-2008-001. E. For post -construction urban runoff from New Development and Redevelopments 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. F. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2008-001 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. G. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. HTIL ITIFS 68. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 69. 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. 70. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. Page 17 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 71. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 72. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 73. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 74. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 75. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 76. The applicant shall submit all landscape plans for approval by the Planning 77. Department with 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. Landscape plans for landscaped medians on public streets shall be approved by the both the Planning Director and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for approval by the Public Works Department. Final landscape plans for on -site planting shall be reviewed by the ALRC and Page 18 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36421 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 approved by the Planning Director prior to issuance of first building permit. Final plans shall include all landscaping associated with this project. NOTE: Plans are not approved for construction until signed by both the Planning Director and/or the City Engineer. 78. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 79. 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" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PUBLIC SERVICES 80. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 81. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 82. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 83. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City.for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. Page 19 of 19 PLANNING COMMISSION RESOLUTION 2012- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2011-135, ALLOWING DEVELOPMENT REGULATION CONCESSIONS FOR DENSITY BONUSES FOR THE WASHINGTON STREET APARTMENTS CASE: CONDITIONAL USE PERMIT 2011-135 APPLICANT: LA QUINTA HOUSING AUTHORITY AND REDEVELOPMENT AGENCY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10`h day of January, 2012, hold a duly noticed public hearing to consider a request by the La Quinta Housing Authority and Redevelopment Agency to allow a number of density bonus development regulation concessions per LQMC Section 9.60.270 for the Washington Street Apartments, generally located on the southeast corner of Washington Street and Hidden River Road, more particularly described as: APN: 609-040-028, 609-040-023, 609-040-007 WHEREAS, the Planning Department has prepared Environmental Assessment 2011-613 for Conditional Use Permit 2011-135 in compliance with the requirements of the California Environmental Quality Act of 1970, as amended, and has determined that the proposed project will not have a significant adverse impact on the environment; and, WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on December 30, 2011 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify approval of Conditional Use Permit 2011-135: 1. The proposed use is consistent with the land use designation of High Density Residential. The City's General Plan Policies relating to High Density Residential encourage affordable multi -family dwelling communities. Planning Commission Resolution 2012- Conditional Use Permit 2011-135 La Quints Housing Authority & Redevelopment Agency Page 2 2. The proposed use is consistent with the provisions of the La Quinta Zoning Code. The continued use of the site as an affordable apartment community will have minimal impacts on the surrounding land uses, and will conform to the development standards applicable to the use. 3. Processing of this. Conditional Use Permit for the proposed use is in compliance with the provisions of the California Environmental Quality Act. The La Quinta Planning Department has prepared Environmental Assessment 2011-613 for Conditional Use Permit 2011-135 in compliance with the requirements of the California Environmental Quality Act of 1970, as amended, and has determined that the proposed project will not have a significant adverse impact on the environment. 4. Approval of this proposed use will not be a detriment to the public health, safety and general welfare, nor shall it be injurious or incompatible with other properties or uses in the vicinity. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That the Planning Commission does hereby approve Conditional Use Permit 2011-135 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a Quinta Planning Commission held on this 10`n day following vote to wit: AYES: NOES: ABSENT: ABSTAIN: regular meeting of the La of January, 2012, by the Planning Commission Resolution 2012- Conditional Use Permit 2011-135 La Quinta Housing Authority & Redevelopment Agency Page 3 ED ALDERSON, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Planning Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2012- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2011-920, INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE WASHINGTON STREET APARTMENTS CASE: SITE DEVELOPMENT PERMIT 2011-920 APPLICANT: LA QUINTA HOUSING AUTHORITY AND REDEVELOPMENT AGENCY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 101" day of January, 2012, hold a duly noticed public hearing to consider a request by the La Quinta Housing Authority and Redevelopment Agency for approval of site, architectural, and landscaping plans for the rehabilitation and development of an apartment community, generally located on the southeast corner of Washington Street and Hidden River Road, more particularly described as: APN: 609-040-028, 609-040-023, 609-040-007 WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on December 30, 2011 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, the Architectural and Landscaping Review Committee of the City of La Quinta, California, did, on the 14`h day of December, 2011, hold a public meeting to review and discuss site, architectural, and landscape plans, the minutes of said meeting were included in the staff report for consideration by the Planning Commission; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. Consistency with the General Plan The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes a multi -unit residential community, which is General Plan -designated for HDR (High Density Residential) development. 2. Consistency with the Zoning Code The proposed structures, as conditioned and with approval of Conditional Use Permit 2011-135 for Density Bonus concessions, are consistent with Planning Commission Resolution 2012- Site Development Permit 2011-920 La Quints Housing Authority & Redevelopment Agency Page 2 the development standards of the City's Zoning Code in terms of architectural style, building height, building mass, and landscaping. The community is consistent with the La Quinta Zoning Map, as it proposes a multi -unit residential community which is General Plan -designated for HDR (High Density Residential) development. The site development permit has been conditioned to ensure compliance with the zoning standards of the HDR district, and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with the California Environmental Quality Act (CEQA) The La Quinta Planning Department has prepared Environmental Assessment 2011-613 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Planning Director has determined that the project will not have a significant adverse impact on the environment, and therefore, is recommending that a Negative Declaration of environmental impact be adopted. 4. Architectural Design The architectural design aspects of the proposed community provide interest through use of varied roof elements, enhanced building and facade treatments, and other design details that will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City. 5. Site Design The site design aspects of the proposed community, as conditioned, will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the .City, in terms of interior circulation, pedestrian access, and other architectural site design elements such as scale, mass, and appearance. The apartment units and, common buildings are properly sized with regards to height and floor area, and are situated at engineer -approved locations with regards to vehicular and pedestrian access. i 6. Landscape Design The proposed project is consistent with the landscaping standards and! plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping for the community, as conditioned, shall unify and enhance visual continuity of the community with the surrounding development. Planning Commission Resolution 2012- Site Development Permit 2011-920 La Quinta Housing Authority & Redevelopment Agency Page 3 Landscape improvements are designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to blend with the building architecture. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That the Planning Commission does hereby approve Site Development Permit 2011-920 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a Quinta Planning Commission held on this 101" day following vote to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: LES JOHNSON, Planning Director City of La Quinta, California regular meeting of the La of January, 2012, by the ED ALDERSON, Chairman City of La Quinta, California PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 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, 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. Site Development Permit 201 1-920 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 201 1-613 Tentative Parcel Map 36421 Conditional Use Permit 2011-135 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall be expire two years from the date of Planning Commission approval (January 10, 2014), and shall become null and void in accordance with La Quinta Municipal Code Section 9.210.020, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) La Quinta Planning Department • Riverside Co. Environmental Health Department Page 1 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California General 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") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. 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. R7-2008-0001 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. Page 2 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 B. 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. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)►: 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind, Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City " Council. G. The inclusion in the Master HOA Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 8. 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. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid Page 3 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. 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. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. 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. 14. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Washington Street (Non -conforming Major Arterial, 1 10' ROW) — Additional 15-foot right of way dedication along the east side of Washington Street at the southwest corner of the project for fifty-five feet (551 from the centerline of Washington Street for a total 110-foot developed right of way. 2) Hidden River Road (Local Street, 60ROW) — No additional right of way dedication is required for the standard 30 feet from the centerline of Hidden River Road for a total 60-foot ultimate developed right of way. Page 4 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 16. When the City Engineer determines that access rights to the proposed street rights - of -way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 17, Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 18. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 19. Direct vehicular access to Washington Street and Hidden River Road is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 20, 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. 21. 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. Page 5 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of LOMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Washington Street (Non -conforming Major Arterial; 1 10' R/W): No street widening is required for Washington Street. Other required improvements in the Washington Street right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) 8-foot wide meandering sidewalk as approved by the Public Works Director/City Engineer and Planning Director The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). The applicant is responsible for construction of all improvements mentioned above. Reimbursement for any improvements which are eligible for reimbursement from the City's Development Impact Fee fund shall be in accordance with policies established for that program. Page 6 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 B. INTERNAL STREETS 1) Construct internal streets per the approved Site Development Permit Preliminary Grading Plan and/or as approved by the City Engineer. Minimum street width shall be 26 feet except at the entry accessway. On -street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the "No Parking" restrictions. 25. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles or as approved by the City Engineer. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn, lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 26. General access points and turning movements of traffic are limited to the following: Hidden River Road: Full turn movements are permitted. 27. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 28. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. Page 7 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 PARKING LOTS and ACCESS POINTS 29. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet as shown on the Preliminary Precise Grading Plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 30. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) Parking Lot & Aisles (High Traffic) 3.0" a.c./4.5" c.a.b. 4.5" a.c./5.5" c.a.b. Page 8 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. 31. 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. 32. 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 engineers registered in California. FINAL MAPS 33. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City's map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 34. 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 LQMC Section 13.24.040 (Improvement Plans). 35. 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 Page 9 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 C. WQMP (Plan submitted in Report Form) D. On -Site Precise Grading Plan 1 " = 30' Horizontal E. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: A through E to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. . The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2010 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Planning Director and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. Page 10 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 36. 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. 37. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 38. Upon completion of construction, and prior to final acceptance of the 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" 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 FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 39. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. 40. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 41. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on - site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. Page i i of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 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. 42. Depending on the timing of the development of this Site Development Permit, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, 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 or by the issuance of the 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 43. The applicant shall submit detailed construction cost estimates for all proposed on - site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. 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. GRADING 44. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). Page 12 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 45. 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. 46. 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 civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 47. 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. 48. 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. 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 Page 13 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY.10, 2012 cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 49. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 50. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 51. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 52. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.51 from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 53. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 54. Stormwater handling shall conform with the approved hydrology and drainage report for the Washington Street Apartment, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 55. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems Page 14 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 56. 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. 57. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 58. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 59. No fence or wall shall be constructed around any retention basin unless approved by the Planning Director and the City Engineer. 60. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 61. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 62. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 63. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. Pape 15 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 64. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 65. The applicant shall comply with applicable provisions for post construction runoff per 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; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. 137-2008-001. E. For post -construction urban runoff from New Development and Redevelopments 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. 137-2008-001. F. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. 137-2008-001 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. G. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. HT11 ITIFS 66. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 67. 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. 68. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. Page 16 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 69. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 70. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGA 71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 72. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 73. 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). 74. 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. Page 17 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 75. 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. 76. 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. 77. 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. 78. 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. 79. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 80. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 81. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 82. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. Page 18 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 FEES AND DEPOSITS 83. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT 84. The required fire flow shall be available from Super hydrant(s) (6" x 4" x 21/2" x 21 /2") spaced not more than 450 apart and shall be capable of delivering a fire flow 1500 GPM per minute for two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 85. The minimum dimension for gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access from a road shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 86. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 87. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 88. Blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. 06-05 (located at www.rvcfire.org) 89. Fire Apparatus access road shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 60 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. Page 19 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 90. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 91. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. 92. Install a complete fire sprinkler system. Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the project Structural Engineer to certify with a "wet signature", that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. 93. The FCD and PIV shall be located to the front of building within 50 feet of approved roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contactor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation 94. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more heads, along with current permit fees, to the Fire Department for review and approval prior to installation. 95. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted 3.5 to 5 ft above finished floor, measured to the top of the extinguisher. Where not readily visible, signs shall be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. 96. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in 2010 CBC. No class 1, II or IIIA of combustible/flammable liquid shall be used in any amount in the building. 97. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2010 California Building Code. 98. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside of door. Page 20 of 21 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 WASHINGTON STREET APARTMENTS JANUARY 10, 2012 99. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on outside of door. 100. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on outside of door. 101. Roof Access room door if applicable shall be posted "Roof Access" on outside of door. 102. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. PLANNING DEPARTMENT 103. If buried cultural materials are encountered during construction activities, the Planning Department shall be notified immediately, and all work in that area should be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. 104. No signage is permitted with this approval. A separate permit from the Planning Department is required for any temporary or permanent signs. Page 21 of 21 ATTACHMENT 2 MINUTES ARCHITECTURAL & LANDSCAPING REVIEW COMMITTEE MEETING A special meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA December 14, 2011 3:03 p.m.. I. CALL TO ORDER FILE COP 4R A. This regular meeting of the Architectural and Landscaping Review Committee was called to order at 3:03 p.m. by Planning Manager David Sawyer who led the Committee in the flag salute. B. Committee Members Present: Committee Member Absent: Kevin McCune and Ray Rooker Richard Gray C. Staff present: Planning Manager David Sawyer, Associate Planner Jay Wuu, Economic Development/Housing Manager Deborah Powell, and Secretary Monika Radeva. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT CALENDAR: None V. BUSINESS ITEMS: ra Environmental Assessment 201 1-613, Conditional Use Permit 9n1 1 -VAR Tantativa Trant Man 3Rd91 anri..; Sita r)avalnnmant Permit 2011,7920 have been submitted _4ythe City_of_ La Quinta Housing Authority and Redevelopment Agency for consideration of Architectural, Site, and Landscaping Plans for Rehabilitation of Existing Apartments and Construction of Additional Units for the Washington Street Apartments project located at 42-800 Washington Street. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Planning Department. Planning Manager Sawyer briefly explained the project exhibits displayed for the Committee. Architectural and Landscaping Review Committee Minutes December 14, 2011 Committee Member Rooker asked the applicant for additional explanation on the wall design, and the use of proposed materials and colors. Mr. Eric Nalund, FAIA, Principal with Studio E Architects, 2258 First Avenue, San Diego, CA, introduced himself and replied that the wall exhibits provided to the Committee with the staff report showed the currently existing wall of the adjacent project, Mediterra Apartments,_ and it was the applicant's intent to match materials and color scheme of what was existing. Mr. Nalund explained the design of the wall will also be enhanced with a few architectural elements such as metal fins, metal sheets cantilevered on the top of the wall and featuring cut outs in the metal which would spell out "Washington Street Apartments" as the sun would shine through them after a certain time during the day. Committee Member Rooker asked for an explanation of the proposed colors on the submitted materials board. Ms. Tilly Whitehead, architect with Studio E Architects, 2258 First Avenue, San Diego, CA, introduced herself and explained in detail where and how the proposed materials, textures, and color palette, including primary and accent colors, featured on the submitted materials board would be used. Committee Member McCune asked if the existing units on the project would remain. Associate Planner Jay Wuu replied the units _.._____—__would-remain;-however,-they would -be -completely rehabilitated____ . General discussion followed regarding the architectural and structural design of the existing units on the project site. Mr. Nalund gave a few examples of what architectural features would remain and how the design would be rehabilitated and enhanced. Mr. Jon McMillen with Rosenow Spevacek Group Inc., 309 West 4' Street, Santa Ana, CA, introduced himself and explained the changes in the roof line that would be implemented, the relocation of the air conditioning units, and the replacement of the perimeter P:VReports - ALRC\2012\ALRC_14-12WLRC Min_12-14-11_Approved.doc 2 Architectural and Landscaping Review Committee Minutes December 14, 2011 wood wall with concrete walls that would separate each outdoor space from the other, etc. Committee Member McCune said he was pleased with the proposed color palette as well as the split -faced wall. He asked how wide the sidewalk would be. Mr. Rob Parker, Principal with RGA Landscape Architects, Inc., 74020 Alessandro Drive, Suite # E, Palm Desert, CA, introduced himself and replied the sidewalk would be eight feet wide. Committee Member McCune asked if there would be any space to plant alongside the sidewalk. Mr. Parker said there were opportunities to plant trees on the north side Hidden River and on the south end of Washington Street where the wall jogged in. Committee Member McCune asked if there would be any space to place trees on the inside of the sidewalk. Mr. Parker replied the inside space between the sidewalk and the wall incorporates benches and flowers, as well as it serves as the utility corridor in certain sections. Committee Member McCune asked about the benches shown on the plan. Mr. McMillen explained those benches were located at the two pedestrian gates exiting the project, providing a place for the residents to take a short rest if needed. Committee Member McCune said he was pleased with the submitted plans and the architectural design of the project. He asked for clarification on the dimensions of the proposed --- - -- _— -__--- -__-- amnhitheeter.-..Mr.._Nalud. gavehim_the-dimensions_of-the_inner_and_.----__--- _ outer circles and sitting area. Committee Member Rooker said he liked the color palette and proposed design and architectural elements of the project. There being no further discussion, it was moved and seconded by Committee Members Rooker/McCune to adopt Minute Motion 2011-006, recommending approval of Environmental Assessment 2011-613, Conditional Use Permit 2011-135, Tentative Tract Map 36421, and Site Development Permit 2011-920, as submitted with staff's recommendations. AYES: Committee Members McCune and P:\Reports - ALRC\2012\ALRC_14-12V+LRC Min _12-14-11_Approved.doc 3 1 Architectural and Landscaping Review Committee Minutes December 14, 2011 Rooker. NOES: None. ABSENT: Committee Member Gray. ABSTAIN: None. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None VII. COMMITTEE MEMBER ITEMS: Committee Member Rooker said he was a pleased to be serving on the ALRC again. Planning Manager Sawyer welcomed Committee Member Rooker and thanked him for his interest in serving on the ALRC and willing to offer his professional expertise. Vill. PLANNING STAFF ITEMS: None IX. ADJOURNMENT: There being no further business, it was moved and seconded by Committee Members Rooker/McCune' to adjourn this meeting of the Architectural and Landscaping Review Committee to a Regular Meeting to be held on January 4, 2012. This meeting was adjourned at 3:31 p.m. on December 14, 2011. 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