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PP 1991-466 (2)
STATE OF CALIFORNIA -THE RESOURCES AGENCY DEPAr BENT OF FISH AND GAME °_ 12386 NVIRONMENTAL L _ .'UMENT APPLICATION /FILING FEE - CASH RECEIPT Q, Lead Agency: Date: �I if�/ County/Agency: ' Document No. Project Title: Project Applicant: , CHECK APPLICABLE FEES: ( ) Environmental Impact Report $850.00 $ Negative Declaration $1,250.00 $ % -"3z r ( ) Application Fee Water Diversion (Water Resources Control Board only) $850.00 $ ( ) Projects Subject to Certified Regulatory Programs (DFG & CDF only) $850.00 $ County Administrative Fee $25.00 $ ( ) Project that requires fee, not paid (enter amount due) $ ( } Project that is exempt from f d, OTAL RECEIVED $ / Signature of person receivi payment FIRST COPY - PROJECT ECOND COPY•DFG /C COPY -LEAD AGENCY FOURTH COPY- COUNTY -)IS3V- �n t4otice of Determination - Appendix H TO: Office of Planning and Research 1400 Tenth Street, Room 121 Sacramento, CA 95814 County Clerk County of Riverside P. 0. Box 431 Riverside, CA 92502 From: (Public Agency) CITY OF LA QUIM P. 0. Box 1504 La 4uinta, CA 92253' �1 subject: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code. PLOT PLAN 91 -466 (REVISION) - SIMIONT PLAZA Project Title CITY OF LA QM7TA — Greg Trousdell 619- 564 -2246 State Clearinghouse Number Lead Agency Area Codeli'elephonaxtension (If submitted to Clearinghouse) Contact Person Southeast corner of Highway 111 at Washington Street, Riverside County Project Location (include counry). Project Description: A request to develop a mixed use commercial complex on 5.5 acres in,.a C -P -S Zone District. The center will include a 44 -lane bowling - alley, two restaurants, a four story office complex, fitness center, and a parking structure. This is to advise that the CITY OF LA QIIINTA approved the above deacn'bed project on CJExW Mwy 0 >t<"2& Agavy March 3, 1992 and has made the following dem minadons regarding the above described project: (Dou) 1. The project [E]will Ejwill not] have a signirecartt efrea on the environmenL I [} An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. [M A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures (were Qwem not] made a condition of the approval of the project 4. A statement of Overriding Consideradons UDwas ®was not) adopted for this project 5. Findings Owem Qwere not] made pursuant to the provisions o[ CEQA. This is to certify that the final EIR with comments and responses and record of project approval is available to the General Public at tied :P�aara: .: D�rn+yrYt�r -V - -Iaw • er ,c - V -1 . .. MAR b MZ - MPT 6 ISR WILLIAM E. CONERLY tom; APR 7 - 1992 Date received for filing at OPR: COUNTY CLERK County of Riverside, State of Caftn'da ,z� ► RRT ( By COMV of ° ' am (9 6CM& Revised October 1989 N lk Y((AUOO WIR to yvwu- PROPONENT: 4.4 Qg�,, to: EA No. 91 -211 CASE NO. PP 91 -466 (Revision) NEGATIVE DECLARATION DESCRIPTION OF PROPOSAL: LOCATION OF PROPOSAL: SECTION /TOWNSHIP /RANGE: ASSESSOR'S PARCEL NUMBER: THRESHOLD DETERMINATION: MITIGATION MEASURES: LEAD AGENCY: DATE OF ISSUE: vir &AoC- -- ,view Officer SIMON' PLAZA, INC. Mixed use commercial center on 5.5 acres in a CPS Zone. Southeast corner Highway 111 at Washington St. N 1/2 Section 30 T5S R7E 617 -02 -020, 021, 022, 023, 024, 025 The Lead Agency for this proposal has determined that it does not have a probable significant ad- verse impact upon the environ- ment. An Environmental Impact Statement is not required. This decision was made after review by the Lead Agency of a completed Environmental Checklist and other information on file with the Lead Agency. This information is available to the public on request. (� were) ( were not) made a condition of approval of the project. CITY OF LA QUINTA March 3, 1992 to SIMON PLAZA, INC. P. O. BOX 461 619 - 773 -2345 LA OUINTA, CA 92253 90- 7035/3222. .3 lZ Y $ 2-S DOWNEY SAVINGS • t AM "" ADOOMICIN LA QUINTA OFFICE 78135 HIGHWAY 111 LA OUINTA, CALIFORNIA 97253. u■OOi0SOP 1:3222703S61:36SS002,.e3.4ul a=.. `10.49. SIMON PLAZA, INC. } P. O. BOX 461 619 - 773 -2345 LA OUINTA, CA 92253: 90- 7035/3222 • .� P..ii/LG�_ 8 ordcro{' �v $12-20 O° t /cam Q DOWNS -i SA NGS LA OUINTA OFFICE 78135 HIGHWAY It i LA OUINTA, CALIFORNIA 9775,7 •i :11600L0491I' 1: 322270356436SS0 223Lno v 111 il .0 rl COUNCIL MEETING DATE: MARCH 3, 1992 ITEM TITLE: REPORT OF PLANNING COMMISSION ACTION ON ENVIRONMENTAL DETERMINATION AND PLOT PLAN 91 -466 (REVISION). A REQUEST TO DEVELOP A MULTIPLE USE COMMERCIAL CENTER ON 5.5 ACRES AT THE SOUTHEAST CORNER OF HIGHWAY 111 & WASHINGTON STREET IN A CPS ZONE DISTRICT. APPLICANT: SIMON PLAZA, INC.; PHILIP PEAD BACKGROUND: AGENDA CATEGORY: PUBLIC HEARING: BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: As requested by the City Council on Janauray 21, 1992, the Planning Commission at their meeting of February 25, 1992, reviewed and approved the revised plan. A condition of approval was that this revised plan would replace the original approval which is now void. The applicant during the meeting verbally agreed to this, therefore, the appeal which is also on the Agenda for this meeting needs no action and is now void. FISCAL IMPLICATIONS: None APPROVED BY: RECOMMENDATION: By Minute Motion 92- , accept the Planning Commission Report of Action on Plot Plan 91 -466 (Revision), as set forth herein. Submitted by: e CC #3 /3.F2 /CS Approved for submission to City Council: RON KIEDROWSKI, CITY MANAGER - TO "I I- TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: PLANNING AND DEVELOPMENT DEPARTMENT DATE: MARCH 3, 1992 PROJECT: PLOT PLAN 91 -466 (REVISION) REQUEST: REPORT OF ACTION ON A PLOT PLAN TO DEVELOP A COMMERCIAL CENTER WHICH MAY INCLUDE A RESTAURANT /BANK, BOWLING ALLEY (44 LANES) , MULTIPLE STORY OFFICE BUILDINGS, A THREE LEVEL PARKING STRUCTURE WITH ONE SUBTERRANEAN LEVEL, AND OTHER RELATED STRUCTURES. LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND WASHINGTON STREET, BOTH MAJOR ARTERIALS. THE DEVELOPMENT, ON +5.5 ACRES OF LAND, IS LOCATED TO THE WEST OF THE EXISTING SIMON MOTORS AUTOMOTIVE DEALERSHIP ON HIGHWAY 111. APPLICANT: SIMON PLAZA, INC.; PHILIP M. PEAD, PRESIDENT ARCHITECT: MERLIN J. BARTH OWNER: 3S PARTNERSHIP & POMONA FIRST FEDERAL EXISTING ZONING: CPS (SCENIC HIGHWAY COMMERCIAL) SURROUNDING ZONING & LAND USE: NORTH: CPS Commercial; Vacant (future One Eleven La Quinta Shopping Center) SOUTH: CPS Commercial; Vacant (future Washington Square Commercial Center) EAST: CPS Commercial; Existing Simon Motors WEST: CPS Commercial & and R -3 2,000 General Residential; Existing Plaza La Quinta Shopping Center & Point Happy Ranch ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 91 -211 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION. THE INITIAL STUDY INDICATED THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED BY IMPOSITION OF MITIGATION MEASURES. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED FOR THIS PROJECT. MEMOGT.016 /CS -1- PLANNING COMMISSION ACTION ON FEBRUARY 25, 1992: The Planning Commission approved the new development request on February 25, 1992. The Commission felt the new submittal was superior to the previous plans and they were pleased to see a plan which meets the intent of the Zoning Code. At the meeting, the Planning Commisssion modified Conditions #13, 25, 68, 72, 74, and added Condition #77. The Planning Commission voted 5 -0 to accept the new proposal. Prior to the close of the Public Hearing, the applicant stated he would withdraw his original appeal of Plot Plan 91 -466 in order to facilitate review of the new submittal. Condition #77 was added to the Conditions of Approval to complete this process by voiding the original plot plan action and replacing it with this new approval. APPEAL OF PLANNING COMMISSION ACTION OF JANUARY 14, 1992: The Planning Commission originally reviewed Plot Plan 91 -466 on January 14, 1992, and at this meeting the Commission conditionally approved the plan but denied the Variance request of the applicant. On January 15, 1992, the Applicant appealed the decision of the Planning Commission. The City Council examined the appeal on January 21, 1992 during review of the report of action, and the City Council set the appeal review for March 3, 1992. At the City Council meeting on January 21, 1992, the Applicant presented a new freehand concept design solution for the property. The plan proposed placing the multi -story building along Highway 111 versus along the Washington Street corridor. The office complex would be three stories and would interconnect with a four level parking structure placed abutting the easterly property line. The bowling alley was placed at the southerly portion of the site adjacent to the intersection of Simon Drive /Washington Street. The City Council requested the applicants resubmit the new proposal to the Planning Commission for consideration since the plan was not reviewed during any of the past public hearing meetings by the Planning Commission. The developer stated he would submit the final plan to Staff for consideration in February. It was discussed that the new design solution would be renoticed for a new public hearing. It was also noted, that if the Planning Commission approved the new submittal in February, the Applicant could withdraw his appeal of the initial Plot Plan Application. NEW SUBMITTAL: On February 18, 1992, the Applicant submitted the new proposal for this site. The plan has reduced the project square footage to 124,779 square feet, from 134,000 square feet. The new summary is as follows: A. 2 Restaurants (or 1 bank & 1 restaurant) B. Fitness Center D. Office Buildings 13,000 sq. ft. of floor space 12,000 sq. ft. of floor space 59,248 sq. ft. of floor space 124,779 sq. ft. total floor space MEMOGT.016 /CS -2- PARKING ANALYSIS: * A. 2 Restaurants (20 sp /1000 sq.ft. of pub. area)= 130 pk. spaces * *B. Fitness Center (1 sp /150 sq.ft. pub. area)= 53 pk. spaces C. Bowling Alley (3 sp /Alley)= 132 pk. spaces D. Office Building (1 sp /250 sq. ft.)= 237 pk. spaces --------------- - Approximate Total Required 552 pk. spaces Total Provided 472 pk. spaces * Assumption - Half the restaurant will be used for public dining. ** Assumption - 2/3 of the Fitness Center will be for public purposes. SITE PLAN CHANGES: The original layout which was examined by the Planning Commission on January 14, 1992 included a two story office complex along Washington Street, south of the 8,000 square foot restaurant /bank building and, attached to the southerly -most office complex was the four level parking structure. To the north of the parking structure was both the fitness complex and 40 lane bowling alley. In the new submittal, the proposed land uses have been rearranged on the site with the parking structure and office building along Highway 111 and the bowling alley and fitness center are at the corner of Washington Street and Simon Drive. The number of bowling alley lanes has increased from 40 lanes to 44 lanes, and the developer has added a new satellite restaurant pad at the intersection of Highway 111 and Washington Street to the proposal. The bowling alley will not have a restaurant inside the facility, however, it will have a snack bar. PROJECT ENTRY CHANGES: Based on the site plan changes noted in the above section the driveway access points on Highway 111 and Washington have been shifted to accommodate the proposed building complexes. The driveway on Washington Street has been shifted north approximately 120 -feet or 320 -feet from Simon Drive. The new driveway will now be aligned with the Point Happy Ranch access point, an existing access driveway located across the street from their site. The driveway on Highway 111 has been moved 30 -feet east of its original past location. The new driveway locations are acceptable, and the new Highway 111 driveway location is preferable over the previous plan. MEMOGT.016 /CS -3- BUILDING COMPLEX INTERRELATIONSHIP: The new design layout has merged all the major property uses into one multiple level facility with the parking structure being the primary connection point. An on -site elevator should be installed in the complex to facilitate pedestrian usage of complex since the office complex is higher than 2 stories. The architect has stated that an elevator system will be installed, but the location of the vertical shaft(s) has not been determined. The Building and Fire Departments will evaluate the location of this future feature during the plan check process. SETBACKS: The new plan meets the City's General Plan and Zoning Code provisions except for the front portion of the parking structure. The structures location meets the required landscape setback requirement of 50 -feet but approximately 100 -feet of the structure is within the City's one story height limit policy standard as established in the City's General Plan (Design Corridor's Section). The Planning Commission and City Council can deviate from this policy if they believe certain findings can be made to justify the proposal. The second story level of the parking garage is for roof top parking. The new plan will not need a variance application because the setbacks are consistent with City standards. SERVICE VEHICLE ACCESS: In the present plan, the developer has taken care.of the problem of both delivery vehicle and trash servicing by proposing a service yard between the two proposed restaurant buildings. However, the remaining buildings do not have adequate areas in close . proximity to each building for either deliveries or trash servicing. A small enclosure is shown at the south end of the bowling alley. We would recommend that a larger trash facility be built for the bowling complex and that the facility be located to the south of its present location behind a six foot high screen wall approximately 10 -feet from the Simon Drive property line. This facility could service the bowling alley, but the office complex and fitness center will need their own independent trash pickup areas. Initially we thought the office complex and fitness center could be serviced inside the parking garage but the clearance height of the parking garage is not high enough to permit truck access. The applicant needs to find an area close to each tenant space which will allow service vehicle accessibility without obstructing on -site vehicle access. ON -SITE CIRCULATION CONFLICT: We believe that the current Highway 111 access driveway will be highly used for both incoming and out -going vehicle trips. We recommend that the parking spaces on the north side of the office building be either designated for the handicapped patrons or reserved parking to help eliminate traffic queuing problems at this portion of the building complex. This recommendation should not effect the existing parking program. Additionally, the corners at the south end of the driveway should have increased radii to facilitate circulation. MEMOGT.016 /CS -4- ARCHITECTURAL COMMENTS: The four story office complex which is 50 -feet in height is approximately 150 -feet from Highway 111 is consistent with the architectural elements of the previous plan for a two story facility. We would recommend that the one story building elements on the north elevation be increased in height so that they are two story features. This change would accentuate the front of the building as you enter the site. The additional square footage could be adjusted in other areas of the building. The architectural elements of the Washington Street side of the bowling alley could also be refined. We would recommend that the "false" front arcade treatment be improved by making the depth of the edge of the vertical column to the wall exterior not less than 24- inches. If this recommendation is pursued, Staff believes the building architectural features will stand out more than that which is shown. In regards to the proposed parking the frontage (facing Highway 111) roofing element to incorporate the the project. The existing parapet complement the Highway 111 image agreed with this recommendation. structure, we would recommend that and its side views include a tile structure into the overall design of roof does not accent the project nor corridor. The Planning Commission In summary, the above mentioned comments have been included into the attached Conditions of Approval. PARKING SUMMARY: A new shared parking program has been proposed. The new figures were submitted February 14, 1992. Our review of the program is attached to this report. The program, as proposed, meets the general parameters of the Off - Street and Parking Code. ANALYSIS: Both Highway 111 and Washington Street are image corridors as defined in the General Plan. Further, the subject property is located within the Highway 111 Specific Plan area. To date draft policies for this plan have been prepared and reviewed by both the Planning Commission and City Council. The City Council has indicated concurrence with those policies. Those policies, in part, address commercial development along Highway 111 and how it should develop. 1. The Specific Plan policies indicates that Highway 111 should avoid becoming a random series of unrelated, shallow -depth commercial uses, resulting in an unproductive commercial strip type of area. MEMOGT.016 /CS -5- 2. The specific plan policies indicates that commercial uses along Highway 111 shall be only in "major commercial complexes ". No single isolated structures will be permitted anywhere along Highway 111 without a plan which demonstrates the feasibility of the whole complex of which the single use or small complex is an early increment. Also, the compatibility of the proposed use with the surrounding preferred uses will be required to be demonstrated. 3. The specific plan policies indicate that development should be in complexes of like, similar, or complementary uses, with a common marketing theme and locational identifier. 4. The General Plan polices for the Mixed Commercial Land use are attached. These policies refer to the Highway 111 Specific Plan and the need to develop the property along Highway 111 with large project developments rather than smaller unrelated uses. The goals of the Highway 111 Specific Plan are being met because the developer is merging lots to form a large development, has related commercial uses, and proposed interrelated aggregate building structures. The proposed buildings do not create a towering feeling for the Highway 111 corridor because the architect has tried to articulate the building mass and place the building 50 - 150 feet from the street. STAFF CONCLUSION: The Applicant has addressed the Planning Commission's concern on the amount and intensity of building square footage and the applicant has made an attempt to provide a "view window" through the project be eliminating the second story building elements originally planned for Washington. Street. The Planning Commission supports the new plan because it meets the provisions of the City Zoning Code and the provisions of the Washington Street Highway 111 Specific Plans. FINDINGS TO SUPPORT THE PROJECT: 1. The site is irregular is shape (3 street frontages) thus forcing the architect to create aggregate building masses to meet the City's General Plan and Zoning Code Standards. The architectural elements of the project are similar in nature to the other commercial facilities in the immediate area. 2. The multiple story parking structure will not adversely affect the Highway 111 corridor because the building is located 50 -feet from the property line and the overall height of the parking garage is similar in height to the Simon Motors Automobile facility. The structure creates an illusion that the parking garage is one story instead of two stories because the height of the building is generally less than 20 -feet in height for the front 100 feet of the structure on Highway 111. Additionally, by adding a tile element to the structure, it will further accent the one story character of the open parking garage. 3. The setbacks and building heights for the project meet the Washington Street Specific Plan. MEMOGT.016 /CS -6- 4. The shared parking calculations meet the requirements of the Off - Street Parking Code. 5. The new proposal is compatible with the Simon Motors Automobile Dealership to the east of this site. nTr4r%VU flT 'K?r%T MT^?,T _ By Minute Motion 92- , accept the Planning Commission Report of Action on Plot Plan 91 -466 (Revision), as set forth herein. Attachments: 1. Location Map 2. Large plans dated February 18, 1992 3. Shared Parking Summary dated February 14, 1992 4. Original January 14, 1992 Site Plan & Elevations (CAD Drawings) 5. Conditions of Approval, PP 91 -466 (Revision) MEMOGT.016 /CS -7- PROJECT LOCATION MAP lr%lv%IC3q AND FIGURE 1 STUDY INTERSECTIONS I AOWINTA f)NK: pNp�� pb O d d A O C^ O p 46 MEMORANDUM TO: HONORABLE CHAIRPERSON & PLANNING COMMISSION MEMBERS FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: FEBRUARY 25, 1992 SUBJECT: TIME - SHARED PARKING CALCULATIONS FOR SIMON PLAZA (REVISION DATED FEBRUARY 18, 1992) On February 14, 1992, Staff received the applicant's time - shared parking study for the proposed commercial complex at the southeast corner of Washington Street & Highway 111. The document is attached. The study is based on the City's copy of the 1983 Urban Land Institution document as required by the Off - Street Parking Code. Generally, the ULI study examines varied land uses of varying sizes (single use projects) and examined similar projects combined as one project. The typical mixed use project comprised the following: 1) office /regional retail, 2) office /entertainment, 3) office /hotel, or 4) a mixture thereof. The projects were scattered throughout the country and the project consultant was Barton - Aschman, a traffic engineering firm. WHAT IS A MIXED USE PROJECT ?: r The ULI study defined a mixed use development as having the following traits: o Three or more significant revenue - producing land uses; o Significant functional and physical integration of project components (including continuous pedestrian connections); o A coherent development 'plan specifying project phasing, scheduling, land use densities, and other characteristics. MEMOGT.015 /CS -1- The ULI study states: "In recent years, many mixed -use projects have been successful as catalysts for urban redevelopment and are viewed as unique and interesting places in which to work, visit, or live. To increase revenue and promote a lively atmosphere, mixed -use developments are frequently planned to incorporate land use activities that extend daytime activity periods into evening. Combining land uses has a number of advantages, . including the opportunity to take advantage of a captive market, certain economies of scale, and cost savings associated with the reduced amount of space required." INTERNAL AND SITE RELATED ISSUES: 1. Paid versus free parking (Is there a premium number of spaces in the area ?) 2. Parking structures versus surface parking 3. Entrance /exit capacity and control 4. Types of parking spaces (turnover rate for different uses) 5. Internal circulation system (Is the system easy to understand ?) 6. Directional signing (on -site arrows) 7. Pedestrian system (linkage) 8. Security /safety (Is the area secure and well lit ?) 9. Flexibility of the internal design EXTERNAL ISSUES: 1. Guaranteed Parking - Does the project guarantee peak levels of service? 2. Exclusive Parking - Will other abutting uses utilize the on -site parking areas? There 'are many factors you can consider, such as: seasonal variations, parking demand (is it located downtown ?), public transportation, management of shared parking facilities, parking fees and other unforeseen variables. However, the typical pattern was as follows: o Offices: midday peak, evening periods at less than. 10% of peak o Retail: midday peak, evening periods less than 70% of peak o Restaurants: evening peak, midday at 50% of peak NOTE: The study did not examine bowling alleys or fitness centers. MEMOGT.015 /CS -2- The ULI study concluded that if shared parking is considered, the governing agency should. insure that the following attributes are considered. They are: 1. Each parking space should be usable by any parker; that is, no restrictions have been placed on the use of the spaces. 2. The facility will have significant inbound and outbound traffic flow at one or more periods of the day. Therefore, the design of the access and circulation system must accommodate bidirectional movement without significant conflict. The circulation concept should be easy to use and understand. 3. The facility will probably operate 24 hours a day, seven days a week. Thus, safe day and night operation is a significant characteristic. 4. Because of the multiple land uses that would be served, involving a variety of types of parkers (i.e. business, daily versus infrequent, shoppers, visitors, recreation), the facility will be more sensitive to effective signing, markings, and other forms of communication. 5. Enforcement will be important because the facility will be more sensitive to encroachment. 6. A strategy for the use of the facility needs to be developed to guide parkers to the most optimum space. The strategy would consider: o Achieving maximum separation of those parkers who tend to compete for space; o Achieving minimum walking distance to those land uses serving captive markets; o Achieving minimum separation of those parkers not competing for space. REPORT CONCLUSION: Shared parking is not a new phenomenon. It has long been observed in central business districts, suburban communities, and other areas where land uses are combined. While developers and public officials recognize the existence of shared parking, typical zoning codes do not provide for it. Instead, most zoning codes are expressed in terms of peak parking indexes or ratios for major types of individual land uses. While the peak ratios reflect the differences in parking demand generated by separate land uses and under certain conditions, they do not reflect the fact that total or combined peak parking demand can be significantly less than the sum of the individual demand values. That is, parking requirements may be overstated if they require space for the peak parking accumulations of each individual land use. MEMOGT.015 /CS -3- STAFF CONCLUSION: We, believe that the applicant's study is consistent with the ULI guidelines. However, it should be noted that the ULI study does not address "peak hours" of usage for the bowling alley or fitness center. Hence, the percentages prepared by the developer are based on their assumption of when the project will be experiencing parking demand versus the other on -site uses. We do think that their percentages seem realistic, but it is hard to say whether or not, for example, the fitness center will be at 50% or 75% demand at 12 noon. Demand could be higher than that proposed by the applicant, but then again, the clients could also be users from the abutting (on -site) office complex. The project does seem to meet the definition and goals of a mixed use development scenario as described above because the developer has proposed various land uses, various parking facilities, parking which is free to each patron parking signing, pedestrian linkage, and other features which are consistent with ULI standards. Therefore, the developer can meet the "peak" parking demand based on their February 14, 1992 submittal if the Planning Commission agrees with the attached submittal. The last element to discuss would be the applicants need to guarantee off -site surplus land (parking spaces) for the project for a two year period as required by the off-Street'_ Parking Code. Mr. Pead has stated that they will guarantee property on the Simon Motors site to accomplish this requirement, and if necessary in the future, they will construct another parking structure on this abutting lot to meet their minimum on -site needs without accounting for time shared provisions. 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Y1•.• W M1r•• IM +1 + +f -fMt w1iO��.C♦ tw11.Mw /..M t.C. ftt �\ C•..O O.. tom.. •M C SIMON PLAZA M L• GMT, Cmh� \ CONCEPTUAL MASSING STUDY 0 ..-SH2 1 Q n m h z V u J Z l l Z A b Y 3 F- 3 L r 0 r I r 0 a } 3 I a a 0 C u < J z Y 0 0 J } 0 h A J z a a < J < 7 r m u z 0 U I i z 0 h J z_ I a < �3 A A 0 U < h a W 3 I 0 z� J' z Y O J W h u 4 A W L J a Of u < 1 Q 0 Z W V t u PEI) Le W z J < 7 h 4 u 0 U ,� :.:? • � �_��,���� o i to rl , i�u• Lo�� ' jil�g�•}f L s u n i t i z ° a s ot4lt. :: _ s� 0 < Uz a I - m. I 1 Q n m h z V u J Z l l Z A b Y 3 F- 3 L r 0 r I r 0 a } 3 I a a 0 C u < J z Y 0 0 J } 0 h A J z a a < J < 7 r m u z 0 U I i z 0 h J z_ I a < �3 A A 0 U < h a W 3 I 0 z� J' z Y O J W h u 4 A W L J a Of u < 1 Q 0 Z W V t u PEI) Le W z J < 7 h 4 u 0 U EXHIBIT FP CASE No.9 / -S`6G c.. 1 C- • AI(5:117'l:C.1:� + o..+�.. c. •aaii un. ••i - »w •n. iia -•tea• CONCEPTUAL MASSING STUDY - VIEW FROM HWY 111 hSNG WEST (INTERSECTION SIMON DRJ A 4 S✓ L!` JAN 1 4 1992 1= r..._ pgp P� . O Iv �� i' � • t � .., P u t At t :�! Y .�....._.. .�.aw.r.. w:w- w•mr.• SIMON PlA7 .n I L• O•t\. G. ,Fro• ® CONCQr TUAI MASSING STUDY • V, if ••`SH, CONCEPTUAL MASSING STUDY - VIEW FROM WASHINGTON LOOKING NORT)-1 (INTERSECTION SIMON DR.) D EXHIBIT FP CASE No.9 / -S`6G CONDITIONS OF APPROVAL - APPROVED PLOT PLAN 91 -466 - REVISION FEBRUARY 25, 1992 SIMON PLAZA * Amended by Planning Commission on 2 -25 -92 ** Added by Planning Commission on 2 -25 -92 GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91 -466 Revision, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. There shall be no outdoor storage or sales displays without specific approval of the Planning Commission. 4. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off - street parking requirements. 5. Adequate masonry trash enclosures shall be provided for all structures and provided with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. The Applicant shall contact the local waste management company to insure that the number of enclosures and size of the enclosures are adequate. 6. Decorative enclosures may be required by the City around any retention basins depending on site grading requirements. The color, location, and placement of said fences) shall be approved by the Planning and Development Department. 7. Phased improvement plans shall be subject to Planning Commission review. 8. Handicap parking spaces and facilities shall be provided per Municipal Code and State requirements. 9. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the Planning and Development Department for review and approval prior to submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the CONAPRVL.037 1 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 proposed abutting and provide mitigation of noise as alternative mitigation measures for incorporation into the project design such as building setbacks, engineering design, building orientation, noise barriers, (berming, landscaping and walls, etc.) and other techniques. 10. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas and bicycle parking spaces. 11. Decorative screen walls (i.e., berms with landscaping, masonry walls, etc.) provided adjacent to street shall be high enough to screen parking lot surfaces and a majority of parked cars from view of the street. Determination of height of walls shall be made after review of landscaping and grading plans by City. 12. Perimeter landscaping planters shall be provided at maximum widths possible adjacent to property lines and planted with landscaping. *13. The project shall comply with all applicable Art in Public Places Ordinance. A public art piece shall be installed on the property at a location agreeable to the Art in Public Places Committee. A public easement shall be offered to the City for the site any art piece may occupy which has been established by the Art in Public Places Committee. 14. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior to archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant (s) / representative (s) , shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated CONAPRVL.037 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 15. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o Caltrans ( District 11) Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 16. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 17. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and the Coachella Valley Water District. 18. A bus waiting shelter and bus turnout shall be provided as requested by Sunline Transit on Highway 111 when said street improvements are re- installed or unless other site locations are permitted by the transit authority (e.g., Simon Drive) and the City Engineering Department. 19. Prior to issuance of any grading permits, the Applicant shall submit to the Engineering Department an interim landscape program for the entire site which shall be for the purpose of wind and erosion and dust control. The land owner shall institute blow sand and dust control measures during grading and CONAPRVL.037 3 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 site development. These shall include but not be limited to: a.) use of irrigation during construction and grading activities; b.) areas not constructed on during first phase shall be planted in temporary ground cover or wildflowers and provided with temporary irrigation system; and c.) provision of wind breaks or wind rolls, fencing, and or landscaping to reduce the effects upon adjacent properties and property owners. The landowner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blow sand. 20. Construction shall comply with all local and State Building Code requirements in affect at time of issuance of building permit as determined by the Building Official. 21. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 22. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. 23. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 24. All compact spaces shall be clearly marked "compact cars only". 25. That all conditions of the Design Review Board shall be complied with as follows: A. The landscape plan shall include an eight foot wide meandering pedestrian /bike trail. The plans should be reviewed by the Design Review Board prior to submission of the final landscape plan by the Applicant / Developer. B . The landscape program for Washington Street shall include a variation of planting materials, i.e., Palm trees, accent shade trees, lawn, shrubs, and groundcover. The use of mature California Pepper, Australian Willow, Mesquite, Crape Myrtle, Bottle Trees, and Washington Robusta Palms should be encouraged. Varieties of flowering shrubs such as Texas Ranger, Cassia, Crepe Myrtle, and CONAPRVL.037 4 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 Dwarf Oleander should be utilized. Native (low water use) plants should be used, and the landscape architect should consult the Coachella Valley Water District's plant material list prior to designing their proposal. Uplighted trees or palms shall be used along Washington Street and Highway 111. Incandescent light fixtures will be required (less than 160 watt) . C. Any proposed parking lot lighting plan shall be reviewed by the Design Review Board prior to building plan check. A photometric study should be developed which analyzes the lighting pattern on the project and meets the City's Lighting Ordinance provisions as explained in Chapter 9.210 and 9.160 (Off- Street Parking) . The height of the light poles shall not exceed 18 feet in height, and the lighting contractor should reduce this height if physically possible during review of the project. *D. A one story building height of 28 feet shall be maintained along Washington Street and Highway 111 within 150 feet of the ultimate property line (after street dedication has been included) excluding minor architectural appendages (e.g., chimneys, towers, building columns, etc.) . E. Decorative concrete entryways shall be provided for all two -way driveways into the project site. The concrete shall be stamped and colored to accentuate the proposed development. The color, design and location of the concrete should be reviewed by the Design Review Board during a final plan check review. F. The final plans shall be reviewed by the Design Review Board prior to the submission of the plans to the Building Department for final check consideration. The final plans should include but not be limited to landscaping and irrigation, building, signs, mechanical, etc. G. Bike racks shall be provided at convenient areas within the site for usage by bicycle riders. One space for every 50 parking spaces shall be provided as noted in the Off - Street Parking Code. H . The landscape setback on Washington Street shall be a minimum of 20 feet from the new property line. I. All open parking stalls shall be screened by walls, landscape hedges, or a combination thereof to a minimum height of 42 inches. J. A master sign program shall be approved by the Planning Commission prior to the issuance of a building permit for any of the proposed building structures. CONAPRVL.037 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 CITY FIRE MARSHAL 26. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. Fire flow is based upon all buildings being equipped with automatic fire sprinklers. 27. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2-1/21' X 2-1/211), will be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways . The required fire flow shall be available from any adjacent hydrant (s) in the system. 28. Prior to issuance of building permit Applicant/ Developer shall furnish one blueline copy of the water system plans to the Fire Department for review /approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed /approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " The required water system including fire hydrants shall be installed and operational prior to start of construction. 29. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front, within 50 feet of a hydrant, and a minimum of 25 feet from the building(s) . System plans must be submitted with a plan check/ inspection fee to the Fire Department for review. A statement that the building(s) will be automatically fire sprinklered must be included on the title page of the building plans. 30. Install a supervised waterflow fire alarm system as required by the Uniform Building Code. 31. Install a Hood Duct automatic fire extinguishing system. System plans must be permitted, along with a plan check/ inspection fee, to the Fire Department for review. 32. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 33. Occupancy separation will be required as per the Uniform Building Code, #503. 34. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. CONAPRVL.037 6 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 35. Certain designated areas will be required to be maintained as fire lanes. 36. Install a Class I Standpipe System. ENGINEERING DEPARTMENT: 37. Applicant shall dedicate public street right of way and utility easements in conformance with the city's General Plan, Municipal Code, applicable Specific Plans, if any, and these Conditions of Approval noted as follows: A. Washington Street - Provide right of way as required by the Washington Street Specific Plan. B. Washington Street /Highway 111 Intersection - Provide right of way cut back as needed to accommodate a 55 -foot curb return (45 -foot right -of- way). C . Applicant shall dedicate the required right of way within ten (10) days after receipt of land conveyance documents from the City. 38. Applicant shall provide a fully improved landscaped setback area of noted minimum width adjacent to the following street right of way: A . Washington Street - 20 -feet wide; B . Highway 111, 50 feet wide; C. Simon Plaza, 10 feet wide 39. Applicant shall vacate vehicle access rights to all streets from the project site except for three locations as proposed by the Applicant as shown on the site plan drawing. 40. Applicant shall reimburse City for design and construction cost for all street improvements to be installed by the City located east of the Washington Street Specific Plan Centerline and contiguous to the project site. The new improvements include street widening, curb and gutter, asphalt concrete overlay, raised median island with landscaping and hardscape, 8 -foot wide sidewalk, traffic striping and signing, along with all appurtenant incidentals and improvements needed to properly integrate and join together the new and existing improvements. 41. Applicant shall reimburse City for 5% of the cost to design and install a new traffic signal at the Washington Street /Highway 111 intersection. 42. Applicant shall reimburse City for 25% of the cost to design and install traffic signal at the Simon Drive /Highway 111 intersection. 43. Applicant shall reimburse City for cost to design and install bus stop "pullout" on Highway 111. CONAPRVL.037 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 44. Applicant shall reimburse City for half of the cost to design and install raised median improvements and landscaping on Highway 111 in the portion contiguous to the project site. 45. Applicant shall enter into a secured agreement with the City to pay for the City installed improvements required by these Conditions of Approval before the grading permit is issued. 46. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and /or the engineering geologist must certify to the adequacy of the grading plan. 47. The grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. 48. The site shall be designed and graded in a manner so the elevation difference between the building pad elevations on site and the adjacent street curb do not exceed three (3.0) feet. 49. Applicant shall provide storm drain facilities with sufficient capacity to evacuate all water that falls on -site and off -site to the centerline of the streets adjoining the site during the, 1 -hour duration, 25 -year storm event. The storm drain facility shall convey the storm water from the site to the Whitewater Channel. The Applicant may purchase capacity on a fair share basis in a storm drain to be designed and constructed in Washington Street by the City, if the City proceeds with said storm drain facility within time constraints which suit the Applicant. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of Washington Street, Highway 111, and Simon Drive. 50. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped setback areas. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 51. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 52. Applicant shall landscape and maintain the landscaped setback area and right of way between all street curbing and property lines. CONAPRVL.037 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 53. Applicant shall construct an eight -foot wide meandering bike path in the combined easterly parkway of Washington Street and southerly parkway of Highway 111 in lieu of the standard six -foot wide sidewalk. A six foot wide sidewalk shall be constructed on Simon Drive. 54. All existing and proposed telecommunication, television cable, and electric power lines with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 55. Underground utilities that lie directly under street improvements or portions thereof shall be installed, with trenches compacted to city standards, prior to installation of that portion of the street improvement. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 56. Applicant shall pay all fees charged by the city as required for processing, plan checking and construction inspection. The fee amount (s) shall be those which are in effect at the time the work is undertaken and accomplished by the city. 57. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A . The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B . prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each pad, state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. The data shall be organized by phase and shall be cumulative if the data is submitted at different times. C , provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. CONAPRVL.037 9 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 58. The parking stalls on the north side of the office complex as determined by Staff, shall be restricted to either handicapped parking or reserved parking to help eliminate queuing at the Highway 111 access driveway. 59. The driveways on Washington Street and on Highway 111 shall be restricted to right turn movements only. 60. Turning movements at the intersection of Washington Street and Simon Drive shall be restricted to right turns only in accordance with the Washington Street Specific Plan. SPECIAL 61. The Environmental Fees of the State Fish and Game Department and the County of Riverside shall be paid to the Planning and Development Department within 24 hours after approval /review of the proposed by the Planning Commission and /or City Council. 62. The final working drawings shall be reviewed by the Design Review Board and Planning Commission prior to building permit issuance. Said plans shall include landscaping, irrigations, signing, addressing, street, mechanical, lighting, utility plans and materials. 63. All required improvements shall be completed prior to first site occupancy of the proposed development. 64. The parking structure shall not exceed 20 feet in overall height as measured from finished grade pad elevation within 100 feet of Highway 111. Exterior lighting on top level of parking structure shall not exceed six feet and not be within ten feet of outside wall. 65. All mitigation measures of Environmental Assessment 91 -211 shall be met. 66. The parcels shall be legally merged prior to building permit issuance. 67. Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, so adopted by the City, in the amount of $600 per acre of disturbed land. *68. Landscaping shall be incorporated into parking structures design features. This shall include perimeter grade planting as deemed appropriate by the Planning Commission. 69. Prior to issuance of the first building permit, a parking analysis shall be submitted to the Planning and Development Department to verify compliance of parking spaces provided based on Urban Land Institute Guidelines. Prior to each subsequent phase beginning construction a new parking study based on existing usage and potential demand shall be submitted. In each study, building size adjustments shall be made if it is determined that a parking deficiency exists. CONAPRVL.037 10 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 70. Appropriate and adequate service delivering areas (loading facilities) and trash facilities shall be provided as required by the Off - Street Parking Code. The facilities shall include areas for recycling bins and be approved by Staff during the final review process. 71. The existing one story office building portions of the four story building complex shall be increased to a two story height. *72. All buildings shall include window shading features. The program may include the use of roof overhangs, window tinting, recessed windows, plant -ons, or other elements as approved by the Design Review Board. 73. The Washington Street side of the bowling alley building shall include a minimum 24 inch arcade treatment along the entire frontage of the building. *74. A tile roof element shall be designed into the design of the parking structure for those areas of the building which are highly visible from Highway 111. (Front, west side to office building and east side to 47 feet southerly to the point where the parking level ramp transition to the second level starts.) 75. An on -site elevator (s) shall service the site and provide accessibility from the parking garage to each respective building floor level. The design and installation of the elevator shall meet both Uniform Building Code standards and any other California State requirements. 76. Preliminary landscaping, grading and parking lot screening plans shall be approved by the Design Review Board prior to submission of the final working drawings. * *77. Plot Plan 91 -466 shall become null and void by the approval of Plot Plan 91 -466 (Revision) . CONAPRVL.037 11 CITY OF LA QUINTA CITY COUNCIL HLE CQPV NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City of La Quinta City Council will hold a PUBLIC HEARING on March 3, 1992, at 7:00 p.m. in the La Quinta City Hall Council Chambers, 78 -105 Calle Estado, on the following item: ITEM: PLOT PLAN 91 -466 VARIANCE 91 -019 APPLICANT: SIMON PLAZA, INC. LOCATION: SOUTHEAST CORNER OF WASHINGTON STREET AND HIGHWAY 111 0 � =OF REQUEST: A REQUEST BY THE APPLICANT TO APPEAL THE PLANNING COMMISSION ACTION OF JANUARY 14, 1992, CONCERNING THEIR REVIEW OF A MIXED USE COMMERCIAL COMPLEX WHICH WILL INCLUDE THE DEVELOPMENT OF MULTIPLE STORY BUILDINGS ( +134,000 SQUARE FEET) & A THREE STORY PARKING STRUCTURE (PLUS ONE SUB -GRADE LEVEL) PARKING STRUCTURE ON _+5.5 ACRES ZONED SCENIC HIGHWAY COMMERCIAL. A VARIANCE HAS BEEN REQUESTED TO VARY THE SIDEYARD SETBACK REQUIREMENTS OF THE LA QUINTA ZONING ORDINANCE. LEGAL: APN: 617 - 020 -020 THRU 025 NORTH HALF OF SECTION 30, T5S R7E FOG FUNp I� DR —_ 4 -1 -�S The La Quinta Planning and Development Department has previously completed Environmental Assessment 91 -211 on the project. Based upon this assessment, the proposal will not have a significant adverse effect on the environment; therefore, a Negative Declaration has been prepared. The La Quinta City Council will consider adoption of the Negative Declaration along with the above cited case at the Hearing. Any person may submit written comments on the proposal to the Planning and Development Department prior to the Hearing and /or may appear and be heard in support of or opposition to the Plot Plan at the time of the Hearing. If you challenge the decision of this Plot Plan in court, you may be limited to raising only those issues that you or someone else raised either at the Public Hearing or in written correspondence delivered to the Planning and Development Department at, or prior to, the Public Hearing. The proposed Plot Plan file may be viewed by the public Monday through Friday from 8:00 a.m. until 5:00 p.m. at the Planning and Development Department, La Quinta City Hall, 78 -099 Calle Estado, La Quinta, California. DO NOT PRINT BELOW THIS LINE PUBLISH ONCE ON FEBRUARY 8, 1992 �y 4j dd (rh EXHIBIT A CONDITIONS OF APPROVAL PLOT PLAN 91 -466 (REVISION) FEBRUARY 25, 1992 Condition #13 - (New insert Condition) The project shall comply with applicable Arts in Public Places Ordinance. A public art piece shall be installed on the property at a location agreeable to the Art In Public Places Committee. A public easement shall be offered to the City for the site any art piece may occupy which has been established by the Arts in Public Places Committee. Condition #78 - (New Condition) Plot Plan case 91 -466 shall become null and void by the approval of Plot Plan case 91 -466 (Revision). CONAPRVL.028 /CS -1- C T H E- -^ C I T Y O F Z IA inta p 1982 - 1992 Ten Cara[ Decade CITY COUNCIL AGENDA CITY COUN C = T- CHAMBER S 78 -105 Calle Estado La Quinta, California 92253 Regular Meeting March 3, 1992 - 3:00 P.M. CALL TO ORDER a. Pledge of Allegiance b. Roll Call CONFIRMATION OF AGENDA APPROVAL OF MINUTES - Regular Meeting of February 18, 1992 ANNOUNCEMENTS PRESENTATIONS Beginning Res. No. 92 -28 Ord. No. 203 a. Presentation of Employee of the Month for February - Sharon Christiansen b. Presentation of 1992 La Quinta Arts Festival Poster WRITTEN CORRESPONDENCE a. Letter from Dottie Becker regarding traffic problems in area of Plaza La Quinta. b. Letter from John Walling resigning from the Design Review Board. C. Letter from Desert Sands Unified School District regarding mitigation of development impacts on schools. BUSINESS SESSION 1. Report of Planning Commission Action Approving Revised Plot Plan Consisting of a Mixed -Use Commercial Complex on 5.5 Acre at the Southeast Corner of Washington St. and Highway 111 Including Multiple -Story Buildings and a Three -Story Parking Structure. Applicant: Simon Plaza, Inc. a) Minute Order Action. 2. Consideration of Amendment to Palm Springs Desert Resorts Convention and Visitors Bureau Joint Powers Agreement. a) Minute Order Action. 3. Consideration of Authorization to Request Design Proposals for Post Office /Barnes Building Parking Lot. a) Minute Order Action. 4. Consideration of Authorization to Request Proposals for Land Use Design Services for 66 -Acres of City -Owned Property at Avenue 48 and Jefferson St. a) Minute Order Action. 5. Consideration of Adoption of Resolution Approving the Conveyance of Property Pursuant to the First Amendment to the Affordable Housing Agreement By and Between the La Quinta Redevelopment Agency and Coachella Valley Housing Coalition. a) Resolution Action. 6. Consideration of Request of La Quinta Sports and Youth Association Regarding Sports Complex Lighting. a) Minute Order Action. 7. Second Reading of .Ordinance No. 202 - Re: Transient Occupancy Tax. CONSENT CALENDAR 1. Approval of Demand Register. 2. Acceptance of Right -of -Way Parcel for Vehicle /Truck Turn - Around at West End of Avenida Ultimo - Landmark Land Co. 3. Acceptance of Right -of -Way Parcel Located on Adams Street - Juvonen Family Trust. 4. Approval of Request for Waiver of Filing and Inspection Fees for 1992 Bi- Annual Coachella Valley Red Cross Triathlon at Lake Cahuilla - MTOE 92 -040. STUDY SESSION 1. Discussion of Lower Cove Storm Drainage System. 2. Discussion of Development of The Village at La Quinta. REPORTS AND INFORMATIONAL ITEMS a. Planning Commission Minutes of February 11, 1992. b. Investment Policy Task Force Committee Minutes of February 14, and February 18, 1992. C. Tenth Anniversary Committee Minutes of February 13, 1992. d. CVAG Committee Reports e. SunLine Minutes f. C. V. Mountains Conservancy DEPARTMENT REPORTS a. City Manager b. Assistant City Manager C. City Attorney d. Administrative Services Director e. Building and Safety Director f. Planning and Development Director g. Public Works Director MAYOR AND COUNCIL MEMBERS ITEMS PUBLIC COMMENT COUNCIL COMMENT RECESS TO REDEVELOPMENT AGENCY MEETING RECESS UNTIL 7:00 P.M. PUBLIC HEARINGS 1. Appeal of Planning Commission Action on Public Use Permit 91- 008 - La Quinta Christian Fellowship Church - Request for a 3,553 sq. ft. Expansion to an Existing Church and Associated Parking Area at 53 -800 Calle Paloma. a) Resolution Action. 2. Plot Plan 91 -466 & Variance 91 -019 - Appeal of Planning Commission Action. Application Consists of a Mixed -Use Commercial Complex on 5.5 Acres at the Southeast Corner of Washington St. and Highway 111 Including Multiple -Story Buildings and a Three -Story Parking Structure. Variance Request for Sideyard Setback Requirements. Applicant: Simon Plaza, Inc. Note: No Action Required. 3. Tentative Tract 23971 - Second Extension of Time - Located at the Southeast Corner of Washington St. & Miles Ave. - Applicant: Deane Homes. a) Resolution Action. 4. Amendment to Chapter 2.65 of the La Quinta Municipal Code "Art in Public Places" Definition Clarification and Increasing the Fee Cap for Commercial Projects. a) Motion to take up Ordinance No. by title and number only and waive further reading. b) Motion to Introduce Ordinance No. on first reading. 5. Street Vacation 92 -020 - Vacation of a Portion of the Northwest Corner of Washington St. and Calle Tampico. a) Resolution Action. MAYOR AND COUNCIL MEMBERS ITEMS PUBLIC COMMENT COUNCIL COMMENT C I CLOSED SESSION a. Discussion of potential pending litigation pursuant to Government Code Section 54956.9(a) - Agreement with Riverside County Fire Department b. Discussion of pending litigation pursuant to Government Code Section 54956.9(a) - International Treasury Management /Denman Company - Iowa Trust C. Discussion of personnel pursuant to Government Code Section 54957. ADJOURNMENT DECLARATION OF POSTING I, Saundra L. Juhola, City Clerk of the City of La Quinta, do hereby declare that the foregoing agenda for the City Council meeting of March 3, 1992 was posted on the outside entry to the Council Chamber, 78 -105 Calle Estado and on the bulletin board at the La Quinta Chamber of Commerce on Friday, February 28, 1992. Da ed: Febru 28, 1992. SAUNDRA L. J OLA, City Clerk City of La Quinta, California I ?. Fig DATE: PROJECT: PLANNING COMMISSION STAFF REPORT b FEBRUARY 25, 1992 PLOT PLAN 91 -466 (REVISION) PH #1 REQUEST: TO DEVELOP A COMMERCIAL CENTER WHICH MAY INCLUDE A RESTAURANT/ BANK, BOWLING ALLEY (44 LANES), MULTIPLE STORY OFFICE BUILDINGS, A THREE LEVEL PARKING STRUCTURE WITH ONE SUBTERRANEAN LEVEL, AND OTHER RELATED STRUCTURES. LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND WASHINGTON STREET, BOTH MAJOR ARTERIALS. THE DEVELOPMENT, ON +5.5 ACRES OF LAND, IS LOCATED TO THE WEST OF THE EXISTING SIMON MOTORS AUTOMOTIVE DEALERSHIP ON HIGHWAY 111. APPLICANT: SIMON PLAZA, INC.; PHILIP M. PEAD, PRESIDENT ARCHITECT: MERLIN J. BARTH OWNER: 3S PARTNERSHIP & POMONA FIRST FEDERAL EXISTING ZONING: CPS (SCENIC HIGHWAY COMMERCIAL) SURROUNDING ZONING & LAND USE: NORTH: CPS Commercial; Vacant (future One Eleven La Quinta Shopping Center) SOUTH: CPS Commercial; Vacant (future Washington Square Commercial Center) EAST: CPS Commercial; Existing Simon Motors WEST: CPS Commercial & and R -3 2,000 General Residential; Existing Plaza La Quinta Shopping Center & Point Happy Ranch ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 91 -211 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION. THE INITIAL STUDY INDICATED THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED BY IMPOSITION OF MITIGATION MEASURES. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED FOR THIS PROJECT. STAFFRPT.073 /CS —1— PLANNING COMMISSION APPEAL: The Planning Commission originally reviewed Plot Plan 91 -466 on January 14, 1992, and at this meeting the Commission conditionally approved the plan but denied the Variance request of the applicant. On January 15, 1992, the Applicant appealed the decision of the Planning Commission. The City Council examined the appeal on January 21, 1992, and the City Council set the appeal review for March 3, 1992. At the City Council meeting on January 21, 1992, the Applicant presented a new freehand concept design solution for the property. The plan proposed placing the multi -story building along Highway 111 versus along the Washington Street corridor. The office complex would be three stories and would interconnect with a four level parking structure placed abutting the easterly property line. The bowling alley was placed at the southerly portion of the site adjacent to the intersection of Simon Drive /Washington Street. The City Council requested _the applicants resubmit the new proposal to the Planning Commission for consideration since the plan was not reviewed during any of the past public hearing meetings by the Planning Commission. The developer stated he would submit the final plan to Staff for consideration in February. It was discussed that the new design solution would be renoticed for a new public hearing. It was also noted, that if the Planning Commission approved the new submittal in February, the Applicant could withdraw his appeal of the initial Plot Plan Application. NEW SUBMITTAL: On February 18, 1992, the Applicant submitted the new proposal for this site. The plan has reduced the project square footage to 124,779 square feet, from 134,000 square feet. The new summary is as follows: A. 2 Restaurants (or 1 bank & 1 restaurant) B. Fitness Center D. Office Buildings PARKING ANALYSIS: 13,000 sq. ft. of floor space 12,000 sq. ft. of floor space 59,248 sq. ft. of floor .space 124,779 sq. ft. total floor space * A. 2 Restaurants (20 sp /1000 sq.ft. of pub. area)= 130 pk. spaces * *B. Fitness Center (1 sp /150 sq.ft. pub. area)= 53 pk. spaces C. Bowling Alley (3 sp /Alley)= 132 pk. spaces D. Office Building (1 sp /250 sq. ft.)= 237 pk. spaces Approximate Total Required --------------- 552 pk. - spaces Total Provided 472 pk. spaces STAFFRPT.073 /CS -2- * Assumption ** Assumption purposes. - Half the restaurant will be used for public dining. - 2/3 of the Fitness Center will be for public SITE PLAN CHANGES: The original layout which was examined by the Planning Commission on January 14, 1992 included a two story office complex along Washington Street, south of the 8,000 square foot restaurant /bank building and, attached to the southerly -most office complex was the four level parking structure. To the north of the parking structure was both the fitness complex and 40 lane bowling alley. In the new submittal, the proposed land uses have been rearranged on the site with the parking structure and office building along Highway 111 and the bowling alley and fitness center are at the corner of Washington Street and Simon Drive. The number of bowling alley lanes has increased from 40 -lanes to 44 lanes, and the developer has added a new satellite restaurant pad at the intersection of Highway 111 and Washington Street to the proposal. It is an assumption that the bowling alley will not have a restaurant inside the facility, however, it might have a snack bar. PROJECT ENTRY CHANGES: Based on the site plan changes noted in the above section the driveway access points on Highway 111 and Washington have been shifted to accommodate the proposed building complexes. The driveway on Washington Street has been shifted north approximately 120 -feet or 320 -feet from Simon Drive. The new driveway will now be aligned with the Point Happy Ranch access point, an existing access driveway located across the street from their site. The driveway on Highway 111 has been moved 30 -feet east of its original past location. The new driveway locations are acceptable, and the new Highway 111 driveway location is preferable over the previous plan. BUILDING COMPLEX INTERRELATIONSHIP: The new design layout has merged all the major property uses into one multiple level facility with the parking structure being the primary connection point. An on -site elevator should be installed in the complex to facilitate pedestrian usage of complex since the office complex is higher than 2 stories. The architect has stated that an elevator system will be installed, but the location of the vertical shaft(s) has not been determined. The Building and Fire Departments will evaluate the location of this future feature during the plan check process. STAFFRPT.073 /CS -3- The new plan meets the City's General Plan and Zoning Code provisions except for the front portion of the parking structure. The structures location meets the required landscape setback requirement of 50 -feet but approximately 100 -feet of the structure is within the City's one story height limit policy standard as established in the City's General Plan (Design Corridor's Section). The Planning Commission can deviate from this policy if they believe certain findings can be made to justify the proposal. The second story level of the.parking garage is for roof top parking. The new plan will not need a variance application because the setbacks are consistent with City standards. SERVICE VEHICLE ACCESS: In the present plan, the developer has taken care of the problem of both delivery vehicle and trash servicing by-proposing a service yard between the two proposed restaurant buildings. However, the remaining buildings do not have adequate areas in close proximity to each building for either deliveries or trash servicing._ A small enclosure is shown at the south end of the bowling alley. We would recommend that a larger trash facility be built for the bowling complex and that the facility be located to the south of its present location behind a six foot high screen wall approximately 10 -feet from the Simon Drive property line. This facility could service the bowling alley, but the office complex and fitness center will need their own independent trash pickup areas. Initially we thought the office complex and fitness center could be serviced inside the parking garage but the clearance height of the parking garage is not high enough to permit truck access. The applicant needs to find an area close to each tenant space which will allow service vehicle accessibility without obstructing on -site vehicle access. ON -SITE CIRCULATION CONFLICT: We believe that the current Highway 111 access driveway will be highly used for both incoming and out -going vehicle trips. We recommend that the parking spaces on the north side of the office building be either designated for the handicapped patrons or reserved parking to help eliminate traffic queuing problems at this portion of the building complex. This recommendation should not effect the existing parking program. Additionally, the corners at the south end of the driveway should have increased radii to facilitate circulation. ARCHITECTURAL COMMENTS: The four story office complex which is 50 -feet in height is approximately 150 -feet from Highway 111 is consistent with the architectural elements of the previous plan for a two story facility. We have the following comments on this building: STAFFRPT.073 /CS -4- 1. We would recommend that the one story building elements on the north elevation be increased in height so that they are two story features. This change would accentuate the front of the building as you enter the site. The additional square footage could be adjusted in other areas of the building. 2. The north elevation windows are very symmetrical in plan view, we would like to recommend that the second story windows also include the same embellishments as the fourth floor windows to create architectural interest and curb appeal to the proposal. 3. The eave overhang for the building roof should be a minimum length of 4 -feet from the edge of the building. If this condition was added it would lend additional character to the. building by creating shadow patterns, creating shade, and creating an architectural image similar to the restaurant pad buildings. The architectural elements of the Washington Street side of the bowling alley could also be refined. We would recommend that the "false" front arcade treatment be improved by making the depth of the edge of the vertical column to the wall exterior not less than 24- inches. If this recommendation is pursued, Staff believes the building architectural features will stand out more than that which is shown. However, if the Planning Commission is inclined, the Commission could examine an 8 -foot wide arcade walk along the entire frontage of the building on Washington Street. In regards to the proposed parking structure, we would recommend that the frontage (facing Highway 111) 'and its side views include a tile roofing element to incorporate the structure into the overall design of the project. The existing parapet roof does not accent the project nor complement the Highway 111 image corridor. In summary, the above mentioned comments have been included into the attached Conditions of Approval. PARKING SUMMARY: A new shared parking program has been proposed. The new figures were submitted February 14, 1992. Our review of the program is attached to this report. The program, as proposed, meets the general parameters of the Off - Street and Parking Code. ANALYSIS: Both Highway 111 and Washington Street are image corridors as defined in the General Plan. Further, the subject property is located within the Highway 111 Specific Plan area. To date draft policies for this plan have been prepared and reviewed by both the Planning Commission and City Council. The City Council has indicated concurrence with those policies. Those policies, in part, address commercial development along Highway 111 and how it should develop. STAFFRPT.073 /CS -5- 1. The Specific Plan policies indicates that Highway 111 should avoid becoming a random series of unrelated, shallow -depth commercial uses, resulting in an unproductive commercial strip type of area. 2. The specific plan policies indicates that commercial uses along Highway 111 shall be only in "major commercial complexes ". No single isolated structures will be permitted anywhere along Highway 111 without a plan which demonstrates the feasibility of the whole complex of which the single use or small complex is an early increment. Also, the compatibility of the proposed use with the surrounding preferred uses will be required to be demonstrated. 3. The specific plan policies indicate that development should be in complexes of like, similar, or complementary uses, with a common marketing theme and locational identifier. 4. The General Plan polices for the Mixed Commercial Land use are attached. These policies refer to the Highway 111 Specific Plan and the need to develop the property along Highway 111 with large project developments rather than smaller unrelated uses. The goals -of the Highway 111 Specific Plan are being met because the developer is merging lots to form a large development, has related commercial uses, and proposed interrelated aggregate building structures. The proposed buildings do not create a towering feeling for the Highway 111 corridor because the architect has tried to articulate the building mass and place the building 50 - 150 feet from the street. STAFF CONCLUSION: The Applicant has tried to address the Planning Commission's concern on building square footage and they have made an attempt to provide a "view window" through the project be eliminating the second story building elements originally planned for Washington Street. Staff supports the new plan because it meets the provisions of the City Zoning Code and the provisions of the Washington Street Highway 111 Specific Plans. FINDINGS TO SUPPORT THE PROJECT: 1. The site is irregular is shape (3 street frontages) thus forcing the architect to create aggregate building masses to meet the City's General Plan and Zoning Code Standards. The architectural elements of the project are similar in nature to. the other commercial facilities in the immediate area. 2. The multiple story parking structure will not adversely affect the Highway 111 corridor because the building is located 50 -feet from the property line and the overall height of the parking garage is similar in height to the Simon Motors Automobile facility. The structure creates an illusion that the parking garage is one story instead of two stories because the height of the building is generally less than 20 -feet in height for the front 100 feet of the structure on Highway 111. Additionally, by adding a tile element to the.structure, it will further accent the one story character of the open parking garage. STAFFRPT.073 /CS -6- n 3. The setbacks and building heights for the project meet the Washington Street Specific Plan. 4. The shared parking calculations meet the requirements of the Off- Street Parking Code. 5. The new proposal is compatible with the Simon Motors Automobile Dealership to the east of this site. RECOMMENDATION: That the Planning Commission approve Plot Plan 91 -466 (Revision) by Minute Motion, subject to the attached Conditions. Attachments: 1. Location Map 2. Large plans dated February 18, 1992 3. Shared Parking Summary dated February 14, 1992 4. Original January 14, 1992 Site Plan & Elevations (CAD Drawings) 5. Conditions of Approval, PP 91 -466 (Revision) STAFFRPT.073 /CS -7- ciq PROJECT LOCATION MAP AND FIGURE 1 STUDY INTERSECTIONS 1 A0111NTA f)WG r g cr J MEMORANDUM TO: HONORABLE CHAIRPERSON & PLANNING COMMISSION MEMBERS FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: FEBRUARY 25, 1992 SUBJECT: TIME - SHARED PARKING CALCULATIONS FOR SIMON PLAZA (REVISION DATED FEBRUARY 18, 1992) On February 14, 1992, Staff received the applicant's time - shared parking study for the proposed commercial complex at the southeast corner of Washington Street & Highway 111. The document is attached. The study is based on the City's copy of the 1983 Urban Land Institution document as required by the Off - Street Parking Code. Generally, the ULI study examines varied land uses of varying sizes (single use projects) and examined similar projects combined as one project. The typical mixed use project comprised the following: 1) office /regional retail, 2) office /entertainment, 3) office /hotel, or 4) a mixture thereof. The projects were scattered throughout the country and the project consultant was Barton- Aschman, a traffic engineering firm. WHAT IS A MIXED USE PROJECT ?: The ULI study defined a mixed use development as having the following traits: o Three or more significant revenue - producing land uses; o Significant functional and physical integration of project components (including continuous pedestrian connections); o A coherent development plan specifying project phasing, scheduling, land use densities, and other characteristics. MEMOGT.015 /CS -1- The ULI study states: "In recent years, many mixed -use projects have been successful as catalysts for urban redevelopment and are viewed as unique and interesting places in which to work, visit, or live. To increase revenue and promote a lively atmosphere, mixed -use developments are frequently planned to incorporate land use activities that extend daytime activity periods into evening. Combining land uses has a number of advantages, including the opportunity to take advantage of a captive market, certain economies of scale, and cost savings associated with the reduced amount of space required." INTERNAL AND SITE RELATED ISSUES: 1. Paid versus free parking (Is there a premium number of spaces in the area ?) 2. Parking structures versus surface parking 3. Entrance /exit capacity and control 4. Types of parking spaces (turnover rate for different uses) 5. Internal circulation system (Is the system easy to understand ?) 6. Directional signing (on -site arrows) 7. Pedestrian system (linkage) 8. Security /safety (Is the area secure and well lit ?) 9. Flexibility of the internal design EXTERNAL ISSUES: 1. Guaranteed Parking - Does the project guarantee peak levels of service? 2. Exclusive Parking - will other abutting uses utilize the on -site parking areas? There 'are many factors you can consider, such as: seasonal variations, parking demand (is it located downtown ?), public transportation, management of shared parking facilities, parking fees and other unforeseen variables. However, the typical pattern was as follows: o Offices: midday peak, evening periods at less than 10% of peak o Retail: midday peak, evening periods less than 70% of peak o Restaurants: evening peak, midday at 50% of peak NOTE: The study did not examine bowling alleys or fitness centers. MEMOGT.015 /CS -2- The ULI study concluded that if shared parking is considered, the governing agency should insure that the following attributes are considered. They are: 1. Each parking space should be usable by any parker; that is, no restrictions have been placed on the use of the spaces. 2. The facility will have significant inbound and outbound traffic flow at one or more periods of the day. Therefore, the design of the access and circulation system must accommodate bidirectional movement without significant conflict. The circulation concept should be easy to use and understand. 3. The facility will probably operate 24 hours a day, seven days a week. Thus, safe day and night operation is a significant characteristic. 4: Because of the multiple land uses that would be served, involving a variety of types of parkers (i.e. business, daily versus infrequent, shoppers, visitors, recreation), the facility will be more sensitive to effective signing, markings, and other forms of communication. 5. Enforcement will be important because the facility will be more sensitive to encroachment. 6. A strategy for the use of the facility needs to be developed to guide parkers to the most optimum space. The strategy would consider: o Achieving maximum separation of those parkers who tend to compete for space; o Achieving minimum walking distance to those land uses serving captive markets; o Achieving minimum separation of those parkers not competing for space. REPORT CONCLUSION: Shared parking is not a new phenomenon. It has long_ been observed in central business districts, suburban communities, and other areas where land uses are combined. While developers and public officials recognize the existence of shared parking, typical zoning codes do not provide for it. Instead, most zoning codes are expressed in terms of peak parking indexes or ratios for major types of individual land uses. While the peak ratios reflect the differences in parking demand generated by separate land uses and under certain conditions, they do not reflect the fact that total or combined peak parking demand can be significantly less than the sum of the individual demand values. That is, parking requirements may be overstated if they require space for the peak parking accumulations of each individual land use. MEMOGT.015 /CS -3- STAFF CONCLUSION: We believe that the applicant's study is consistent with the ULI guidelines. However, it should be noted that the ULI study does not address "peak hours" of usage for the bowling alley or fitness center. Hence, the percentages prepared by the developer are based on their assumption of when the project will be experiencing parking demand versus the other on -site uses. We do think that their percentages seem realistic, but it is hard to say whether or not, for example, the fitness center will be at 50% or 75% demand at 12 noon. Demand could be higher than that proposed by the applicant, but then again, the clients could also be users from the abutting (on -site) office complex. The project does seem to meet the definition and goals of a mixed use development scenario as described above because the developer has proposed various land uses, various parking facilities, parking which is free to each patron, parking signing, pedestrian linkage, and other features which are consistent with ULI standards. Therefore, the developer can meet the "peak" parking demand based on their February 14, 1992 submittal if the Planning Commission agrees with the attached submittal. The last element to discuss would be the applicants need to guarantee off -site surplus land (parking spaces) for the project for a two year period as required by the Off - Street Parking Code. Mr. Pead has stated that they will .guarantee property on the Simon Motors site to accomplish this requirement, and if necessary in the future, they will construct another parking structure on this abutting lot to meet their minimum on -site needs without accounting for time shared provisions. Attachment MEMOGT.015 /CS -4- PLAZA_ l A tR u 10-rA, 6A. s P I�A Hof? ZA1��� a ., - C�A;srr. - K "UIK� /N�ty S aPPIGES - V, 248 5.r eA1t�/ lvew -5 .F� 23? CAPS -4 -o fA U RAwr5 - 50 ,7O x ?.O/ 10AP 9�0WLi144 el rAf .R 4;;-.,AP 4/'LAN6 K 4-0 1$0 �I'(hlilry GENivR. I2,�5.1=x �, X 1 GraV1501541_- W .S- U"TiONs AAve ,AKE -�o G�EA�E Wop.� G�& coNd��'IONS. I • S eve 5- F O-ul LDI WG 00 Gvr-Nt:2 Wl LL BE A F_Ee,_'rAuKA+ -c1 �. H14}}Vws,'r L15P_ OAKEN - J!• F.Ef t'rAURAI<15, -�APSN AS 61-09°v OF AKE^ F-vl�: MJO;L w, LJ,6f-. ri fµF�s GEL�'1'ER- �AKEN As �G� /3 °%v D� AP-FA �Oouh, USE . 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M'-Oro -"wwo s1 M zW�r NOW.. away s •a+.�rw .w. aaw 's.a M a.w.a w wa �asaa.or. a�sa. s '...ws .• a•a 1l.V M.�a UIa1��NNMAM �� Rl 'N COID 1W/I1ri *N0* 7 111 ATM 1W N0lONIN4W111 NO 1,40 1101111411111I1N1 99owoW lYWaN1/104 7N171001 — AGn14 ON144WN iwn.L w»NOO / n 7 ri t 1 n JAN 14 1992 CONCEPTUAL MASSING STUDY - LOOKING ACROSS HWY IN SOUTH PROM PUTURE 61401 -PING CENTER CONCEPTUAL MA )IVA �ET AERIAL PERSPECTIV@ - LOOKING NORTHWEST ACROSS WASHINGTON r4.. � �r•s., 04 y.M M• Y @��� M •tR .M 1YA VYy� �.► .-M- .YV SIMON PLAX/ M L• QMIl1. CK N �r .�• ; cRFTuAL MASSING STUDY SH3 EicHIBff - -e,4p _ %' CASE NO I9h -�'ON 3SV3' 6/ �,"o < ad,7 1181HX3 HS 141P p <'b10 N0WO -8 N0110Rgua1NU M1ilON >MIN001 NOlONIMOWM MONA M81A - AOI119 7N144YW 1Vln.LJV:*W00 Pon Y. A4Rls ONlssr►t - 1r'f11rsON07 s.rwMsO 'tr�Y�p s1 w Z661 b l Nvf \I ('il0 NONIs NOIlOasUM.LMIl 1Qam ON UI a111N I40b d MOIA - Aon.Ls 7NISS'IM wnimis7N00 uu tNt. .f 11Y..A M�.r �.Y ....i.M...l .t1�� /MMN�tq j CONDITIONS OF APPROVAL - PROPOSED PLOT PLAN 91 -466 - REVISION FEBRUARY 25, 1992 SIMON PLAZA GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91 -466 Revision, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. There shall be no outdoor storage or sales displays. without specific approval of the Planning Commission. 4. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off - street parking requirements. 5. Adequate masonry trash enclosures shall be provided for all structures and provided with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. The Applicant shall contact the local waste management company to insure that the number of enclosures and size of the enclosures are adequate. 6. Decorative enclosures may be required by the City around any retention basins depending on site grading requirements. The color, location, and placement of said fences) shall be approved by the Planning and Development Department. 7. Phased improvement plans shall be subject to Planning Commission review. 8. Handicap parking spaces and facilities shall be provided per Municipal Code and State requirements. 9. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the Planning and Development Department for review and approval prior to submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the proposed abutting and provide mitigation of noise as alternative mitigation measures for incorporation into the project design such as building setbacks, engineering design, building orientation, noise barriers, (berming, landscaping and walls, etc.) and other techniques. CONAPRVL.037 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 10. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas and bicycle parking spaces. 11. Decorative screen walls (i.e., berms with landscaping, masonry walls, etc.) provided adjacent to street shall be high enough to screen parking lot surfaces and a majority of parked cars from view of the street. Determination of height of walls shall be made after review of landscaping and grading plans by City. 12. Perimeter landscaping planters shall be provided at maximum widths possible adjacent to property lines and planted with landscaping. 13. The project shall comply with applicable Arts in Public Places Ordinance. 14. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior to archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. . - The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant (s) /representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. CONAPRVL.037 2 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 15. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o Caltrans (District 11) Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 16. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 17. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and the Coachella Valley Water District. 18. A bus waiting shelter and bus turnout shall be provided as requested by Sunline Transit on Highway 111 when said street improvements are re- installed or unless other site locations are permitted by the transit authority (e.g., Simon Drive) and the City Engineering Department. 19. Prior to issuance of any grading permits, the Applicant shall submit to the Engineering Department an interim landscape program for the entire site- which shall be for the purpose of wind and erosion and dust control. The land owner shall institute blow sand and dust control measures during grading and site development. These shall include but not be limited to: a.) use of irrigation during construction and grading activities; b.) areas not constructed on during first phase shall be planted in temporary ground cover or wildflowers and provided with temporary irrigation system;, and C.) provision of wind breaks or wind rolls, fencing, and or landscaping toxeduce the effects upon adjacent properties and property owners. The landowner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blow sand. 20. Construction shall comply with all local and State Building Code requirements in affect at time of issuance of building permit as determined by the Building Official. CONAPRVL.037 3 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 21. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 22. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. 23. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 24. All compact spaces shall be clearly marked "compact cars only". 25. That all conditions of the Design Review Board shall be complied with as follows: A . The landscape plan shall include an eight foot wide meandering pedestrian /bike trail. The plans should be reviewed by the Design Review Board prior to submission of the final landscape plan by the Applicant/ Developer. B . The landscape program for Washington Street shall include a variation of planting materials, i.e., Palm trees, accent shade trees, lawn, shrubs, and groundcover. The use of mature California Pepper, Australian Willow, Mesquite, Crape Myrtle, Bottle Trees, and Washington Robusta Palms should be encouraged. Varieties of ,flowering shrubs such as Texas Ranger, Cassia, Crepe Myrtle, and Dwarf Oleander should be utilized. Native (low water use) plants should be used, and the landscape architect should consult the Coachella Valley Water District's plant material list prior to designing their proposal. Uplighted trees or palms shall be used along Washington Street and Highway 111. Incandescent light fixtures will be required (less than 160 watt) . C . The proposed retention areas on -site shall be landscaped with materials which will support growth even though they are accepting water run- off from paved surfaces. D. Any proposed parking lot lighting plan shall be reviewed by the Design Review Board prior to building plan check. A photometric study should be developed which analyzes the lighting pattern on the project and CONAPRVL.037 4 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 meets the City's Lighting Ordinance provisions as explained in Chapter 9.210 and 9.160 (Off- Street Parking) . The height of the light poles shall not exceed 18 feet in height, and the lighting contractor should reduce this height if physically possible during review of the project. E. The Developer shall contribute to the landscape and /or hardscape program of the future median island on Washington Street and Highway 111. F. A one story building height of 21 feet shall be maintained along Washington Street and Highway 111 within 150 feet of the ultimate property line (after street dedication has been included) excluding minor architectural appendages (e.g., chimneys, towers, building columns, etc.) . G. Decorative concrete entryways shall be provided for all two -way driveways into the project site. The concrete shall be stamped and colored to accentuate the proposed development. The color, design and location of the concrete should be reviewed by the Design Review Board during a final plan check review. H. The final plans shall be reviewed by the Design Review Board prior to the submission of the plans to the Building Department for final check consideration. The final plans should include but not be limited to landscaping and irrigation, building, signs, mechanical, etc. I. Bike racks shall be provided at convenient areas within the site for usage by bicycle riders. One space for every 50 parking spaces shall be provided as noted in the Off - Street Parking Code. J. The landscape setback on Washington Street shall be a minimum of 20 feet from the new property line. K. All open parking stalls shall be screened by walls, landscape hedges, or a combination thereof to a minimum height of 42 inches. L. A master sign program shall be approved by the Planning Commission prior to the issuance of a building permit for any of the proposed building structures. CITY FIRE MARSHAL 26. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. Fire flow is based upon all buildings being equipped with automatic fire sprinklers. CONAPRVL.037 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 27. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2 -1/2" X 2- 1/2 "), will be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways . The required fire flow shall be available from any adjacent hydrant(s) in the system. 28. Prior to issuance of building permit Applicant/ Developer shall furnish one blueline copy of the water system plans to the Fire Department for review /approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed /approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." ' The required water system including fire hydrants shall be installed and operational prior to start of construction. 29. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front, within 50 feet of a hydrant, and a minimum of 25 feet from the building(s) . System plans must be submitted with a plan check /inspection fee to the Fire Department for review. A statement that the building(s) will be automatically fire sprinklered must be included on the title page of the building plans. 30. Install a supervised waterflow fire alarm system as required by the Uniform Building Code. 31. Install a Hood Duct automatic fire extinguishing system. System plans must be permitted, along with a plan check /inspection fee, to the Fire Department for review. 32. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 33. Occupancy separation will be required as per the Uniform Building Code, #503. 34. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. 35. Certain designated areas will be required to be maintained as fire lanes. 36. Install a Class I Standpipe System. CONAPRVL.037 6 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 ENGINEERING DEPARTMENT: 37. Applicant shall dedicate public street right of way and utility easements in conformance with the city's General Plan, Municipal Code, applicable Specific Plans, if any, and these Conditions of Approval noted as follows: A. Washington Street - Provide right of way as required by the Washington Street Specific Plan. B. Washington Street /Highway 111 Intersection - Provide right of way cut back as needed to accommodate a 55 -foot curb return (45 -foot right -of- way). C. Applicant shall dedicate the required right of way within ten (10) days after receipt of land conveyance documents from the City. 38. Applicant shall provide a fully improved landscaped setback area of noted minimum width adjacent to the following street right of way: A . Washington Street - 20 -feet wide; B. Highway 111, 50 feet wide, C . Simon Plaza, 10 feet wide 39. Applicant shall vacate vehicle access rights to all streets from the project site except for three locations as proposed by the Applicant as shown on the site plan drawing. 40. Applicant shall reimburse City for design and construction cost for all street improvements to be installed by the City located east of the Washington Street Specific Plan Centerline and contiguous to the project site. The new improvements include street widening, curb and gutter, asphalt concrete overlay, raised median island with landscaping and hardscape, 8 -foot wide sidewalk, traffic striping and signing, along with all appurtenant incidentals and improvements needed to properly integrate and join together the new and existing improvements. 41. Applicant shall reimburse City for 5% of the cost to design and install a new traffic signal at the Washington Street /Highway 111 intersection. 42. Applicant shall reimburse City for 25% of the cost to design and install traffic signal at the Simon Drive /Highway 111 intersection. 43. Applicant shall reimburse City for cost to design and install bus stop "pullout" on Highway 111. 44. Applicant shall reimburse City for half of the cost to design and install raised median improvements and landscaping on Highway 111 in the portion contiguous to the project site. CONAPRVL.037 7 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 45. Applicant shall enter into a secured agreement with the City to pay for the City installed improvements required by these Conditions of Approval before the grading permit is issued. 46. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and /or the engineering geologist must certify to the adequacy of the grading plan. 47. The grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. 48. The site shall be designed and graded in a manner so the elevation difference between the building pad elevations on site and the adjacent street curb do not exceed three (3.0) feet. 49. Applicant shall provide storm drain facilities with sufficient capacity to evacuate all water that falls on -site and off -site to the centerline of the streets adjoining the site during the, 1 -hour duration, 25 -year storm event. The storm drain facility shall convey the storm water from the site to the Whitewater Channel. The Applicant may purchase capacity on a fair share basis in a storm drain to be designed and constructed in Washington Street by the City, if the City proceeds with said storm drain facility within time constraints which suit the Applicant. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of Washington Street, Highway 111, and Simon Drive. 50. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped setback areas. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 51. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 52. Applicant shall landscape and maintain the landscaped setback area and right of way between all street curbing and property lines. 53. Applicant shall construct an eight -foot wide meandering bike path in the combined easterly parkway of Washington Street and southerly parkway of Highway 111 in lieu of the standard six -foot wide sidewalk. A six foot wide sidewalk shall be constructed on Simon Drive. CONAPRVL.037 8 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 54. All existing and proposed telecommunication, television cable, and electric power lines with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 55. Underground utilities that lie directly under street improvements or portions thereof shall be installed, with trenches compacted to city standards, prior to installation of that portion of the street improvement. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 56. Applicant shall pay all fees charged by the city as required for processing, plan checking and construction inspection. The fee amounts) shall be those which are in effect at the time the work is undertaken and accomplished by the city. 57. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A . The engineer shall sign and seal a statement placed on the "as built" plans that says "all ( grading and grades) ( improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B . prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each pad, state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. The data shall be organized by phase and shall be cumulative if the data is submitted at different times. C . provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. 58. The parking stalls on the north side of the office complex as determined by Staff, shall be restricted to either handicapped parking or reserved parking to help eliminate queuing at the Highway 111 access driveway. CONAPRVL.037 9 z„ Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 59. The driveways on Washington Street and on Highway 111 shall be restricted to right turn movements only. 60. Turning movements at the intersection of Washington Street and Simon Drive shall be restricted to right turns only in accordance with the Washington Street Specific Plan. SPECIAL 61. The Environmental Fees of the State Fish and Game Department and the County of Riverside shall be paid to the Planning and Development Department within 24 hours after approval /review of the proposed by the Planning Commission and /or City Council. 62. The final working drawings shall be reviewed by the Design Review Board and Planning Commission prior to building permit issuance. Said plans shall include landscaping, irrigations, signing, addressing, street, mechanical,, lighting, utility plans and materials. 63. All required improvements shall be completed prior to first site occupancy of the proposed development. 64. The parking structure shall not exceed 20 feet in overall height as measured from finished grade pad elevation within 100 feet of Highway 111. Exterior lighting on top level of parking structure shall not exceed six feet and not be within ten feet of outside wall. 65. All mitigation measures of Environmental Assessment 91 -211 shall be met. 66. The parcels shall be legally merged prior to building permit issuance. 67. Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, so adopted by the City, in the amount of $600 per acre of disturbed land. 68. Landscaping shall be incorporated into parking structures design features. This shall include perimeter grade planting and rooftop landscaping as deemed appropriate by the Planning Commission. 69. Prior to issuance of the first building permit, a parking analysis shall be submitted to the Planning and Development Department to verify compliance of parking spaces provided based on Urban Land Institute Guidelines. Prior to each subsequent phase beginning construction a new parking study based on existing usage and potential demand shall be submitted. In each study, building size adjustments shall be made if it is determined that a parking deficiency exists. CONAPRVL.037 10 W Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 70. Appropriate and adequate service delivering areas (loading facilities) and trash facilities shall be provided as required by the Off - Street Parking Code. The facilities shall include areas for recycling bins and be approved by Staff during the final review process. 71. The existing one story office building portions of the four story building complex shall be increased to a two story height. 72. The second story windows on the office building shall include the same architectural details as the fourth story windows. 73. The roof eave overhang for all buildings shall be a minimum four feet. 74. The Washington Street side of the bowling alley building shall include a minimum 24 inch arcade treatment along the entire frontage of the building. 75. A tile roof element shall be designed into the design of the parking structure for those areas of the building which are highly visible from Highway 111. (Front, west side to office building and east side to 50 feet beyond north end of Simon Motors building.) 76. An on -site elevator(s) shall service the site and provide accessibility from the parking garage to each respective building floor level. The design and installation of the elevator shall meet both Uniform Building Code standards and any other California State requirements. 77. Preliminary landscaping, grading and parking lot screening plans shall be approved by the Design Review Board prior to submission of the final working drawings. CONAPRVL.037 11 °.1 X11p �� APR 6 �g93 SIMON PLAZA - - - - -- LA 'f PLAN 1N 3 DUA TMENT CITY 0 SALES TAX INCOME (42 INFLATION ASSUMED) DATE: 12/02/92 RETAIL USE 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 CORTESE'S CURLY'S BOWL FITNESS ADVANTAGE MULLINS PHARMACY (TOTAL TAXABLE REVENUES (TOTAL SALES TAX INCOME 3,048,851 3,170,805 3,297,637 3,429,543 3,566,724 3,709,393 3,857,769 4,012,080 4,172,563 4,339,466 1,070,000 1,112,800 1,157,312 1,203,604 1,251,749 1,301,819 1,353,891 1,408,047:1,464,369 1,522,944 15,000 15,600 16,224 16,873 17,548 18,250 18,980 19,739 20,529 21,350 8000 8,320 8,653 8,999 9,359 9,733 10,123 10,527 10,949 11,386 4,141,851 4,307,525 4,479,826 4,659,019 4,845,380 5,039,195 5,240,763 5,450,393 5,668,409 5,895,145 - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- ------- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- - - - - - -- 320,993 333,833 347,187 361,074 375,517 390,538 406,159 422,405 439,302 456,874 �ti,� 0 EXHIBIT B SCALE 1" - 50• �uoU N 89'40'24' E 10.47' ULTIMATE PNL 18418 N'LY LINE PARCEL 7 p a 077 4'33'_ FJYJB 113)49 -50 Q�•�� N44'16'01'W W 1 45.00' - -03.4Z'S8 2060.00 ml L > 136.61 L 245:23' (RAD.) R s 1940.00' N 43'55'43" W 34.48' f' N 0019'36' W 380.24' o r- Wp,SHINGTON C5 ECTION LINE BSI Consultont3, Inc. 69'-730 HWY. 171. SUITE 205 RANCHO MIRAGE. CA. 92270 (619) 324 -1111 JN: 10070.00 W1SH67 -DWC NOTE: ALL DATA SHOWN HEREON IS DERIVED FROM RECORD DENOTES AREA TO BE ACQUIRED AREA = 11,226 SQ. FT.(0.26 ACRES)f p S'LY LINE PARCEL 7 i ,o P.O.B. 1 f N1�3j48_ r -- E (RaD.) C1 C1 L - 09'09'38" R = 344.00' 2 L = 55.00' O STREET CITY OF LA QUINTA WASHINGTON STREET RIGHT OF WAY ACQUISITI DATE DRAWN BY: SHEET OF 1 03/11/92 1 H.W.W. S.. :' [ ��i �� ^�i �. I --77 , SCALE 1' - 50' N 89'40'24' E 10.47' ULTIMATE P.. U. IS 418 WLY LINE PARCEL 7 A — 07'14'33' 0 to BSI Consultont3, Inc. 6P-730 HWY. 111. SUITE 205 RANCHO MIRAGE. CA. 92270 (619) 324- -1111 JN: 10070.00 WA9i67_DWC EXHIBIT B P JVJ3 -1131419-50 PARCrL 7 wl col c� 03-47 '55 l l 2060.00 mla R` 136.61 zl L 245.23 R s 1940.00' N 44'16'01 'W 45.00' r N84'58100_EJ (RAO.) N 43'55'43" W 34.45' S'LY LINE PARCEL 7 0 zo cv P.O.B. 48-E � 1 (RAO.) 1 Cl C1 a 09'09'38" R — 344.00' Z L — 55.00' O N 0019'36' W 380.24' _ N C5 wps}�INGTO SECTION UNE NOTE: ALL DATA SHOWN HEREON IS DERIVED FROM RECORD C�DENOTES AREA TO BE ACQUIRED AREA = 11,226 SQ. FT.(0.26 ACRES)f :T CITY OF LA QUINTA WASHINGTON STREET RIGHT OF WAY ACQUISITI DATE DRAWN BY: SHEET 1 OF 1 03/11/92 H.W.W. F-7, SCALE 1 50' cc. .�V %CY UNE ARCEL 6 Gl r w m .n C f o � N N �� C co h � co C N 89'32'05' E 66.00" I ULTIMATE .,`19'36' W 197.51' � U7 LLI t(� tl) BSI Consultants, Inc. 89 -730 HWY. 111. SUITE 205 RANCHO MIRAGE. CA. 02270 (819) 324— mi JN: 10070.00 wA5H87.0wC EXHIBIT B P j\l! -1-13/49-60 C L a 34'40'33' j R 45.00' p n. N 0019'36" W 169.42' / C2 I N 00'19'36' W 289.34' '01 co U U fAPR 6 �993 CITY OF LA QUINTA PLANNING DEPARTMENT .... S'LY LINE WASHINGTON _ STREET SECTION LINE �^ NOTE: ALL DATA SHOWN HEREON 15 DERIVED FROM RECORD -J DENOTES AREA TO BE ACQUIRED AREA = 4,950 SO. FT.(0.11 ACRES)± CITY OF LA QUINTA WASHINGTON STREET RIGHT OF WAY ACQUISITIO DATE I DRAWN BY: SHEET 1 OF 1 03/11/92 1 H.W.W. PARCEL 6 CA - 01'16'37" R - 1940.00- L = 43.23' nQl C2L _ 19.56 "06' I R = 75.00' 3 L - 26.09' nl C3 •rl r R - 75.00' co L.= 26.11' O P.O.B. C1 N 89'40'24 E 10.47' SW COR. PARCEL 6 WASHINGTON _ STREET SECTION LINE �^ NOTE: ALL DATA SHOWN HEREON 15 DERIVED FROM RECORD -J DENOTES AREA TO BE ACQUIRED AREA = 4,950 SO. FT.(0.11 ACRES)± CITY OF LA QUINTA WASHINGTON STREET RIGHT OF WAY ACQUISITIO DATE I DRAWN BY: SHEET 1 OF 1 03/11/92 1 H.W.W. 't ., +�t!�y �:' �� I ss. SCALE .�V N'LY LINE PARCEL 6 C, EXHIBIT B P, N1, IS 4 1 FJ\-1JB -113/49-60 / In GQ- Iri .� � m � w rn CIA a 34'40'33 - 0 hh R - 45.00' nN ? / /�� L m 27.23' co CS N 007 9'36' W 11 - wi9'36' W N 89'32'05- E 66.00' ULTIMATE BSI Consultants, Inc. 69 -730 HWY. 11.1. SUITE 205 RANCHO MIRAGE. CA. 92270 (619) 324 -1111 JN: 10070.00 WASH67.OWG CA ID q N 00'19'36' W a� a lx 3 .lv� 31 rl ry/ co 61 CL aol 169.42' cl (n Nl r C2 I Cl 197.51' SECTION LINE io 289.34' S'LY LINE PARCEL 6 C1Q - Ol`I6'37- R - 1940.00' L a 43.23' C2 = 19'56'06' R - 75.00' L - 26.09' c3 . 19'56'54' R - 75.00' L - 26.11' P.O. 0. N 89'40'24- E 10.47' SW COR. PARCEL 6 WASHINGTON _ STREW_ U t1� ul >� NOTE: ALL DATA SHOWN HEREON IS DERIVED FROM RECORD DENOTES AREA TO BE ACQUIRED AREA = 4,950 SQ. FT.(0.11 ACRES)t CITY OF LA QUINTA WASHINGTON STREET RIGHT OF WAY ACQUISITI DATE I DRAWN BY: SHEET 1 OF 1 03/11/92 f H.W.W. H E C I T Y AL March 9 1993 La ( ll.4 1982 - I992 Ten Carat Decade Mr. Philip M. Pead, President Simon Plaza, Inc. 78 -611 Highway 111 PO Box 461 wt. La Quinta, CA 92253 SUBJECT: PLOT PLAN 91 -466 (REVISION) Dear Mr. Pead: Thank you for your letter of March 4, 1993, regarding the status of your project. We have examined your request for a one year extension of time for your commercial project on Washington Street and Highway 111. Our research shows that your case expired on February 25, 1993, based on the actions of the Planning Commission on February 25, 1992. Our staff would have needed a paid request for a one year time extension 30 days prior to the expiration date of the case by the Applicant, and there are no exceptions in the Municipal Zoning Code which would permit the City to examine an expired application request. If you have any questions, please contact the undersigned. Very truly yours, JERRY ER MAN P NI & DEVELOPMENT DIRECTOR Greg rousdell Associate Planner GT:ccs cc: Jerry Herman; Planning Director Tom Genovese; Acting City Manager Steve Speer; City Engineer Gil Smith; Pomona 1st Federal h. City of La Quinta Post Office Box 1504 ♦ 78 -105 Calle Estado La Quinta, California 92253 c Phone (619) 564 -2246, Fax (6191ry 564 -5617 LTRGT . 2 1 0 / /'+S Design 8 Production: Mark Palmer Design. 619"3$ -W72 FA 4th March, 1993 Mr Jerry Herman Planning & Development Director City of La Quinta P.O.Box 1504 78 - 105 Calle Estado La Quinta Ca 92253 Dear Jerry, Simon Plaza is in the final stages of securing the financing for development. Once the funds are available, we will be able to close on the land and begin the dedication process. At that time I feel it would be appropriate to meet and discuss the project and to set a meeting with the commission to extend the entitlements for an additional year. I. shall keep you updated. Yours / / incerely, Philip M. Pead President cc: Mr Fred Simon Mr Gil Smith - Pomona First Federal Mr Greg Trousdell - City of La Quinta P.O. BOX 461, 78 -611 HWY. 111, LA QUINTA, CA 92253 • PH.: 619/773 -2345 • FAX: 619/568 -4567 i MAR 0 8 1993 E Simon Plaza is in the final stages of securing the financing for development. Once the funds are available, we will be able to close on the land and begin the dedication process. At that time I feel it would be appropriate to meet and discuss the project and to set a meeting with the commission to extend the entitlements for an additional year. I. shall keep you updated. Yours / / incerely, Philip M. Pead President cc: Mr Fred Simon Mr Gil Smith - Pomona First Federal Mr Greg Trousdell - City of La Quinta P.O. BOX 461, 78 -611 HWY. 111, LA QUINTA, CA 92253 • PH.: 619/773 -2345 • FAX: 619/568 -4567 tl-- H E C I T Y 0 A January 6, 1993 La uinta 9 1982 - 199Z Ten Carat Decade Mr. Philip M. Pead, President Simon Plaza, Inc. PO Box 461 78 -611 Highway 111 La Quinta, CA 92253 SUBJECT: PLOT PLAN 91 -466 (REVISION) IF LAM Dear Mr. Pead : Thank you for your letter of December 22, 1992, regarding the status of your project. We are aware of your desire to complete the land dedication requirements along Washington Street pursuant to your adopted Conditions of Approval dated March 3, 1992. With this in mind, our department will not begin any revocation proceedings on your project at this time. However, please be advised that if the necessary land dedication is not made before March 1, 1993, we will have no alternative but to recommend denial of your time extension request should one be filed to extend the life of the project for another one year period. If you have any questions, please contact the undersigned. Very truly yours, J MAN & DEVELOPMENT DIRECTOR dell Associate Planner GT : ccs cc: Jerry Herman, Director Tom Genovese; Acting City Manager Steve Speer; City Engineer z-aF LTRGT . 034 City of La Quinta Post Office Box 1504 ♦ 78 -105 Calle Estado La Quinta, California 92253 Phone (619) 564 -2246, Fax (619) 564 -5617 Design & Proauciion MarK Palmer Design. 619- 346 -0772 H E C I T Y 0 X s La uinta Carl Uecade : -r,. December 16, 1992 Mr. Philip Pead Simon Plaza, Inc. �A -: P. O. Box 461 78 -611 Highway 111 La Quinta, CA 92253 SUBJECT: PLOT PLAN 91 -466 (REVISION) Dear Mr. Pead: On March 3, 1992, the City Council approved the development of your commercial project at the southeast corner of Highway 111 and Washington Street. The plot plan approval included seven parcels and the ultimate development of approximately 125,000 square feet of building area. The Conditions of Approval for your case require right -of -way dedication along Washington Street within ten days after receipt of the land conveyance documents from the City (Condition #37.C.). The Engineering Department has stated that this has been done, but that at the property owner(s) and /or their representatives have not completed this requirement. It has been stated that the property owner's who have title to the northerly -most parcels abutting Washington Street were not aware of your development plan nor did they state they were aware x , of this requirement. We disagree with this statement because copies of the reports and public notices were mailed to all parties in question. Furthermore, if you disagreed with this condition or any other condition, you could have appealed the Planning Commission action to the City r Council. An appeal was not filed with our Department. In summary, please complete the property dedication process by December 31, 1992, to stop the City revocation proceedings which will be scheduled for January, 1993. Should the City not pursue revocation of your plot plan, we can also discuss this topic again during the review of a future time extension request by your firm. LTRGT.090 1 City of La Quinta Post Office Box 1504 • 78 -105 Calle Estado La Quinta, California 92253 Phone (619) 564 -2246, Fax (619) 564 -5617 Design 8 Production: Mark Palmer 0emgn. 519.3 46 0772 Should you have any questions concerning these issues, please feel free to contact this office. Very truly yours, h. JE1 Y AN Y P PL G DEVELOPMENT DIRECTOR ZE OUSDELL `'a' As iate Planner GT:bja cc: Mr. Fred Simon, Simon Motors Mr. Gilbert F. Smith, Pomona First Federal Bank Mr. Merlin J. Barth, Architect Mr. Tom Genovese, City Manger Mr. Jerry Herman, Planning & Development Director Mr. Steve Speer, Assistant City Engineer Desert Outdoor Advertising T" LTRGT.090 2 i G C_ : rowGl 1 tr a I. c,=�, 22nd December, 1992 Mr Greg Trousdell City of La Quinta P.O.Box 1504 78 -105 Calle Estado La Quinta Ca 92253 Subject: Plot Plan 91 -466 (Revision) Dear Mr Trousdell, VRE CUPW DEC 2 8 1b�t Thank you for your letter dated December 16th, 1992 regarding the land dedication to the City of La Quinta. I am unaware of any statement made to the City by the property owners of the northerly -most parcels abutting Washington Street, that they were not aware of the development plan or the condition of approval regarding dedication. In my letter to Steve Speer dated March 25th, 1992, I stated that our intention was to proceed with the land dedication as soon as the negotiation for the land purchase was completed. Although this has still to be consummated, I feel confident that within the next 90 days this can be accomplished and we may proceed with the dedication. It is, of course, the prerogative of the City to begin revocation proceedings, however, in view of Simon Plaza's intention of complying with the condition of approval it would seem to be an inappropriate action at this time. Yours ' cerel( 1 Philip M. Pead President cc: Mr Fred Simon Mr Paul Selzer Mr Gil Smith, Pomona First Federal P.O. BOX 461, 78 -611 HWY. 111, LA QUINTA, CA 92253 • PH.: 619/773 -2345 • FAX: 619/568 -4567 .e T H E C I T Y 'F La Quinta 1982- 199: Ten Cxx Decide ?` December 16, 1992 Mr. Philip Pead Simon Plaza, Inc. P. 0. Box 461 78 -611 Highway 111 La Quinta, CA 92253 SUBJECT: PLOT PLAN 91466 (REVISION) Dear Mr. Pead: On March 3, 1992, the City Council approved the development of your commercial project at the southeast corner of Highway 111 and Washington Street. The plot plan approval included seven parcels and the ultimate development of approximately 125,000 square feet of building area. The Conditions of Approval for your case require right -of -way dedication along Washington Street within ten days after receipt of the land conveyance documents from the City (Condition #37.C.). The Engineering Department has stated that this has been done, but that the property owner(s) and/or their representatives have not completed this requirement. It has been stated that the property owner's who have title to the northerly -most parcels abutting Washington Street were not aware of your development plan nor did they state they were aware of this requirement. We disagree with this statement because copies of the reports and public notices were mailed to all parties in question. Furthermore, if you disagreed with this condition or any other condition, you could have appealed the Planning Commission action to the City Council. An appeal was not filed with our Department. In summary, please complete e property dedication process by December 31, 1992, to stop the City revocation proceedings which will be scheduled for January, 1993. Should the City not pursue revocation of your plot plan, we can also discuss this topic again during the review of a future time extension request by your firm. LTRGT.090 1 City of La Quinta Post Office Box 1504 a 78 -105 Calle Estado La Quinta, California 92253 Phone (619) 564 -2246, Fax (619) 564 -5617 rj 40 1 4. Should you have any questions concerning these issues, please feel free to contact this office. Very truly yours, JEJ AN E PL A=G DEVELOPMENT DIRECTOR --' WUSDELL Asso bate Planner GT:bja cc: Mr. Fred Simon, Simon Motors Mr. Gilbert F. Smith, Pomona First Federal Bank Mr. Merlin J. Barth, Architect Mr. Tom Genovese, City Manger Mr.-Jerry -Herman i--PWuiing .&.-Development.Ditictor Mr. Steve Speer, Assistant City Engineer Desert Outdoor Advertising LTRGT.090 2 G : tart i Fro -C lc- IZ. Ale 22nd December, 1992 Mr Greg: Trousdell City of La Quinta P.O.Box 1504. 78 -105 Calle Estado La Quinta Ca 92253 Subject: Plot Plan 91 -466 (Revision) . Dear.Mr Trousdell, Thank you for your letter dated December 16th, 1992, regarding the land dedication to the City of La Quinta. I am unaware of any statement made to the City by the. property owners of the northerly -most parcels abutting Washington Street, that they were not aware of the development plan or the. condition of approval regarding dedication. In my letter to Steve Speer dated March 25th, 1992, I stated that our intention. was to proceed with the land dedication as soon as the negotiation for the land purchase was completed. Although this has stall to be consummated, I feel confident that within the next 90 days this can be accomplished and we may proceed with the dedication. It is, of course, the prerogative of the City to begin. revocation proceedings, however, in view of Simon Plaza's intention of complying with the condition of approval it would seem to be an inappropriate action at this time. Yours ' cerel Philip M. Pead President cc: Mr Fred Simon Mr Paul Selzer Mr Gil Smith, Pomona First Federal P.O. BOX 461, 78 -611 HWY. 111, LA QUINTA, CA 92253 • PH.: 619/773 -2345 • FAX: 619/568 -4567 DEC 2 8 Thank you for your letter dated December 16th, 1992, regarding the land dedication to the City of La Quinta. I am unaware of any statement made to the City by the. property owners of the northerly -most parcels abutting Washington Street, that they were not aware of the development plan or the. condition of approval regarding dedication. In my letter to Steve Speer dated March 25th, 1992, I stated that our intention. was to proceed with the land dedication as soon as the negotiation for the land purchase was completed. Although this has stall to be consummated, I feel confident that within the next 90 days this can be accomplished and we may proceed with the dedication. It is, of course, the prerogative of the City to begin. revocation proceedings, however, in view of Simon Plaza's intention of complying with the condition of approval it would seem to be an inappropriate action at this time. Yours ' cerel Philip M. Pead President cc: Mr Fred Simon Mr Paul Selzer Mr Gil Smith, Pomona First Federal P.O. BOX 461, 78 -611 HWY. 111, LA QUINTA, CA 92253 • PH.: 619/773 -2345 • FAX: 619/568 -4567 L T H E C I T Y AL 14 uinta 1982 - 199? Calif Decade December 16, 1992 Mr. Philip Pead Simon Plaza, Inc. P. 0. Box 461 78 -611 Highway 111 La Quinta, CA 92253 SUBJECT: PLOT PLAN 91466 (REVISION Dear Mr. Pead: 0' - On March 3, 1992, the City Council approved the development of your commercial project at the southeast corner of Highway 111 and Washington Street. The plot plan approval included seven parcels and the ultimate development of approximately 125,000 square feet of building area. The. Conditions of Approval for your case require right -of -way dedication along Washington Street within ten days after receipt of the land conveyance documents from the City (Condition /I37.C.). The Engineering Department has stated that this has been done, but that the property owner(s) and/or their representatives have not completed this requirement. It has been stated that the property owner's who have title to the northerly -most parcels abutting Washington Street were not aware of your development plan nor did they state they were aware of this requirement. We disagree with this statement because copies of the reports and public notices were mailed to all parties in question. Furthermore, if you disagreed with this condition or any other condition, you could have appealed the Planning Commission action to the City Council. An appeal was not filed with our Department. In summary, Y� P lease com lete a property Y dedication process by December 31 1992 to stop the City revocation proceedings which will be scheduled for January, 1993. Should the City not pursue revocation of your plot plan, we can also discuss this topic again during the review of a future time extension request by your firm. . LTRGT.090 1 City of La Quinta Post Office Box 1504 • 78 -105 Calle Estado La Quinta, California 92253 Phone (619) 564 -2246, Fax (619) 564 -5617 Des,gn d Pfwucbon Mar. Palmer Dmgn. 619 346 -0f'_ M 1 - a Should you have any questions concerning these issues, please feel free to contact this office. Very truly yours, JE Y H AN PL =G DEVELOPMENT DIRECTOR .OUSDELL Planner GT:bja cc: Mr. Fred Simon, Simon Motors Mr. Gilbert F. Smith, Pomona First Federal Bank Mr. Merlin J. Barth, Architect Mr. Tom Genovese, City Manger Mr. Jerry Herman, Planning & Development Director Mr. Steve Speer, Assistant City Engineer Desert Outdoor Advertising , 9 LTRGT.090 2 Mr. Murray Warden City of La Quinta P. O. Box 1504 La Quinta, CA 92253 Dear Murray, ft 00000?= August 12, 1992 D � 2 [ H W � AUG 1 41992 CITY OF LA pUINTA CITY MANAGER'S DEPT. It was a pleasure meeting you to discuss the requirement of redevelopment funds to assist in the development of Simon Plaza. I would like to take this opportunity of justifying the Redevelopment Agency's assistance in defraying the costs of off -site construction. I have enclosed a copy of a letter to Fred Simon from Sanborn /Webb, Inc. regarding the estimate for the costs of the "Public Works" improvements. The total estimated costs are $663,300. In addition, there are- approximately $200,000 of on -site costs that require the Agency's assistance. LAND DEDICATION Simon Plaza has agreed to dedicate approximately 20,000 square feet, of land for the widening of Washington Street and the additional right -hand turn lane at the intersection of Washington and Highway 111. Fred Simon, the landowner, has already paid for the improvement of the Simon Plaza site during the construction of Simon Motors. This included the construction of the street called Simon Drive, the sewer line, the water line, curbs & gutters, and sidewalks. In approving the Simon Plaza project of which Fred Simon is a partner, the City has conditioned its approval upon Simon Plaza reimbursing the City for the off -sites mentioned in the Sanborn /Webb letter, thereby asking Fred Simon to pay for improvements twice. To my knowledge, this is unprecedented in the City of La Quinta. The dedication of land is again a condition of approval, however, the need for the City to require this dedication is not caused by the Simon Plaza development, but by the development in the cove and along Washington Street�,,'Ieading to Highway 111. The Simon Plaza site is 5.66 acres and the City is asking for a dedication of approximately 9% of the land which causes the development considerable hardship. This point was discussed at numerous Planning and Council meetings. P.O. BOX 461, 78 -611 HWY. 111, LA OUINTA, CA 92253 * PH.: 619/773 -2345 • FAX: 619/568 -4567 e Mr. Murray Warden_ City of La Quinta August 12, 1992 EMPLOYMENT The development of Simon Plaza will create a large employment base of skilled and unskilled labor. A 60,000 square foot medical building will provide local extensive health care coverage for the citizens of La Quinta and bring over 25 physicians and their medical staff into the area. The 44 lane bowling center will employ 60 people and provide much needed family entertainment to the community. The City of La Quinta was, at one time, planning to build a fitness center and sub -lease it to a management company because the City felt that La Quinta should have a fitness center. Simon Plaza is planning to have a large fitness center at the project thereby obviating the need for the City to provide a facility. It is Simon Plaza's goal to offer discounts for the residents of the City of La Quinta. A planned restaurant at Simon Plaza will again increase. employment as well as the sales tax base. An ophthalmologist will be locating a surgery center /office building at Simon Plaza again enhancing the quality of health care in the City and increasing employment. Finally, the Simon Plaza development will employ hundreds of subcontractors to construct the project keeping the local employment base healthy and continue growing. REVENUE The City will receive a substantial property tax value from the project and additional sales tax will be generated by the restaurant and the deli and sports bar located in the bowling center. In addition, since Fred Simon is the major partner in Simon Plaza, this project is considered Phase II of a development he began with the construction of Simon Motors, Simon Plaza is including the sales tax generated by Simon Motors. CONCLUSION The development of Simon Plaza not only creates much needed family entertainment in the City of La Quinta, but also increases the health care coverage for the residents. The project creates a significant value for the tax base and increases employment which, in turn, increases the disposable income and sales tax in the City. -2- ' Mr. Murray Warden City of La Quinta August 12, 1992 The cost of the improvements and the dedication of the land required by the City places a disproportionate burden on Simon Plaza and without the Redevelopment Agency's assistance, the project would not be economically viable. Please call me at your earliest convenience to pursue this matter further. PMP /ww Very truly yours, SIMO PLAZA, INC. Philip M. Pead President -3- � �A:. 08,,17 92 15:33 W319 .c34 3-439 SIMON MOTORS o 2 SANBQFLN /VYEBB INC. . ... .. Civ� 'I Engtn"ra • LanC PNeyors' . ... .' ,, .. Ate;iltBCf6' •• .. LznC lar4l8r5' .. . • .. .. .. ..... ..... ... .._. ..r .. . - ; July 2, 1992 91 -2.24. Mr. 'Fred Simon Simon- Motors La. Qui.nta�_ ,Cdlifornia 92253 -1461 Dear- Fred, r Listed* belies is our preliminary es t3 mate for budg.etitig' purposes for the 11 Pub Iic Works" Improvements requiyed.by the Gity. Washington 5trge_t - Inciudes curbs,. gutters, removal'. and - .replacement.; pavement removal, pavement replacement, sidewalks, median Islands,: landscaping -of . median islands,. power pole relocation, undergrounding of power: lines, vault relocation,.10$ of storm -drain cost, 25:� of' traffic' signal and' etc. Estimated gosts $ 408,500.00 �Id$ Contingen.cy 40,850.80 ._ .TOTAL $ 449350.,00... Highway 111111 Includes bus pull -cut, sidewalk, one -half of median, including landscaping and 255 of the traffic signal at Simon D'r ive ... _... Estimated Costs 19�,5.i1.0.0.0 Z011-, Contingency _.. 1g�4. 0 ,00p. TOTAL $ 2131950.00 fzg�;res-- ��zc�.: - -u��. r_ -: •�rr���«�zr�Y.= .= -p'la�: - -. -� - Washington 'Street ,supplied by the City . and our estimates of improvements .for Highway 111. The High�ay' 11� improvements -are for Sinor..Plaza rpntage only, except, for the traffic signal at Simon Drive`.• Call,,if-You have any questions.- Best Aegardst .,. s o / W=B,. INC. Jo L:" Sanborn Pre ident JLS:SC - 265 N. Ei Cielo A5ad Su;:e 315 • PaPI Spr'nC:t, Ca'i!oni2 (619) 323.9426 FAX ;819) 325-5i3o. u1 NEW SUBMITTAL• On February 18, 1992, the Applicant submitted the new proposal for this site. The plan has reduced the project square footage to 124,779 square feet, from 134,000 square feet. The new summary is as follows: A. 2 Restaurants (or 1 bank & 1 restaurant) B. Fitness Center D. Office Buildings PARKING ANALYSIS: 13,000 sq. ft. of floor space 12,000 sq. ft. of floor space 59,248 sq. ft. of floor space 124,779 sq. ft. total floor space * A. 2 Restaurants (20 sp /1000 sq.ft. of pub. area)= 130 pk. spaces * *B. Fitness Center (1 sp /150 sq.ft. pub. area)= 53 pk. spaces C. Bowling Alley (3 sp /Alley)= 132 pk. spaces D. Office Building (1 sp /250 sq. ft.)= 237 pk. spaces --------------- - Approximate Total Required 552 pk. spaces Total Provided 472 pk. spaces * Assumption - Half the restaurant will be used for public dining. ** Assumption - 2/3 of the Fitness Center will be for public purposes. SITE PLAN CHANGES: The original layout which was examined by the Planning Commission on January 14, 1992 included a two story office complex along Washington Street, south of the 8,000 square foot restaurant /bank building and, attached to the southerly -most office complex was the four level parking structure. To the north of the parking structure was both the fitness complex and 40 lane bowling alley. In the new submittal, the proposed land uses have been rearranged on the site with the parking structure and office building along Highway 111 and the bowling alley and fitness center are at the corner of Washington Street and Simon Drive. The number of bowling alley lanes has increased from 40 lanes to 44 lanes, and the developer has added a new satellite restaurant pad at the intersection of Highway 111 and Washington Street to the proposal. The bowling alley will not have a restaurant inside the facility, however, it will have a snack bar. March 6, 1992 t H E C I T Y 0 A La 0inta u 1982 - I992 Ten Carat Decade RLE con Mr. Philip Pead Simon Plaza, Inc. PO Box 461 78 -611 Highway 111 La Quinta, CA 92253 SUBJECT: PLOT PLAN 91 -466 (REVISION) Dear Mr. Pead: On March 3, 1992, the City Council approved your new development application for your site at Highway 111 & Washington Street, and the Planning Commission Conditions of Approval from their meeting of January 25, 1992, were not altered. If you have any questions, please contact the undersigned. Very truly yours, JERRY HERMAN P ING & DEVELOPMENT DIRECTOR Greg rousdell Associate Planner GT:ccs CC: Mr. John Sanborn; Sanborn & Webb, Inc. 3S Partnership Mr. Merlin Barth; Architect Pomona First Federal City of La Quinta Post Office Box 1504 • 78 -105 Calle Estado La Quinta, California 92253 LTRGT.090 /CS Phone (619) 564 -2246, Fax (619) 564 -5617 Design d Production: Mark Palmer Design. 619346 -0772 1 ,� �,:i .,.3 :� 78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246 FAX (619) 564 -5617 February 26, 1992 Mr. Philip Pead Simon Plaza, Inc. PO Box 461 78 -611 Highway 111 La Quinta, CA 92253 SUBJECT: PLOT PLAN 91 -466 (REVISION) Dear Mr. Pead: On February 25, 1992, the Planning Commission approved your new development application. submittal. The City Council will examine your request as a report of action at their March 3, 1992 meeting at 3:00 p.m. We recommend you attend this meeting. Attached is a copy of the final conditions of approval for your use. Your City Council report will be mailed to you by the City Clerk's office on February 28, 1992. If you should desire tc appeal the Planning Commission action of February 25, 1992, you must appeal their action within 15 calendar days. Please contact our office if you wish to explore this option. Pursuant to AB 3158, we will need two checks payable to the County of Riverside, one in the amount of $1,250 and one for $25 by March 3, 1992. The money will be used to pay your Department of Fish and Game fees and Riverside County handling fee to complete your environmental documentation. We will then mail your Negative Declaration Certificate on March 4, 1992. If you have any questions, please contact the undersigned. Very truly yours, JE Y ERMAN F P,ANNIN � DEVELOPMENT DIRECTOR �G—re444rdusdell Associate Planner Attachment cc: Mr. John Sanborn; Sanborn & Webb, Inc. 3S Partnership Mr. Merlin Barth; Architect Pomona First Federal MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 LTRGT.086 /CS ^ / �, ; j ,. �� ' -� ;���.��J c�. CONDITIONS OF APPROVAL - APPROVED PLOT PLAN 91 -466 - REVISION FEBRUARY 25, 1992 SIMON PLAZA * Amended by Planning Commission on 2 -25 -92 ** Added by Planning Commission on 2 -25 -92 GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91 -466 Revision, unless amended otherwise by the following conditions. The approved plot plan shall be used within one year of the final approval date; otherwise it shall become null and Void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. There shall be no outdoor storage or sales displays without specific approval of the Planning Commission. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of - �ti•ay. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off - street parking requirements. 5. Adequate masonry trash enclosures shall be provided for all structures and provided with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. The Applicant shall contact the local waste management company to insure that the number of enclosures and size of the enclosures are adequate. 6. Decorative enclosures may be required by the City around any retention basins depending on site grading requirements. The color, location, and placement of said fence(s) shall be approved by the Planning and Development Department. 7. Phased improvement plans shall be subject to Planning Commission review. 8. Handicap parking spaces and facilities shall be provided per Municipal Code and State requirements. 9. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the Planning and Development Department for review and approval prior to submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the CONAPRVL.037 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 proposed abutting and provide mitigation of noise as alternative mitigation measures for incorporation into the project design such as building setbacks, engineering design, building orientation, noise barriers, (berming, landscaping and walls, etc.) and other techniques. 10. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas and bicycle parking spaces. 11. Decorative screen walls (i.e. , berms with landscaping, masonry walls, etc. ) provided adjacent to street shall be high enough to screen parking lot surfaces and a majority of parked cars from view of the street. Determination of height of -,.-alts shall be made after review of landscaping and grading plans by City. 12. Perimeter la:.dscaping planters shall be provided at maximum widths possible adjacent to : roperty lines and planted with landscaping. *13. The project, shall comply Mth all applicable Art in Public Places Ordinance. A public art, piece shall be installed on the property at a location agreeable to the Art in P-.:':;lic Places Committee. A public easement shall be offered to the Citv for the site any art piece may occupy which has been established by Art in Pub�L '.-- Places Committee. 14. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior to archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant (s) / representative (s) , shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated CONAPRVL.037 2 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 15. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the follo�.ing agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o Caltrans ( District 11) Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 16. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 17. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and the Coachella Valley Water District. 1$. A bus waiting shelter and bus turnout shall be provided as requested by Sunline Transit on Highway 111 when said street improvements are re- installed or unless other site locations are permitted by the transit authority (e.g., Simon Drive) and the City Engineering Department. 19. Prior to issuance of any grading permits, the Applicant shall submit to the Engineering Department an interim landscape program for the entire site which shall be for the purpose of wind and erosion and dust control. The land owner shall institute blow sand and dust control measures during grading and CONAPRVL.037 3 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 site development. These shall include but not be limited to: a.) use of irrigation during construction and grading activities; b.) areas not constructed on during first phase shall be planted in temporary ground cover or wildflowers and provided with temporary irrigation system; and c.) provision of wind breaks or wind rolls, fencing, and or landscaping to reduce the effects upon adjacent properties and property owners. The landowner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blow sand. 20. Construction shall comply with all local and State Building Code requirements in affect at time of issuance of building permit as determined by the Building Official. 21. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 22. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. 23. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 24. All compact spaces shall be clearly marked "compact cars only". 25. That all conditions of the Design Review Board shall be complied with as follows: A. The landscape plan shall include an eight foot wide meandering pedestrian /bike trail. The plans should be reviewed by the Design Review Board prior to submission of the final landscape plan by the Applicant /Developer. B . The landscape program for Washington Street shall include a variation of planting materials, i.e., Palm trees, accent shade trees, lawn, shrubs, and groundcover. The use of mature California Pepper, Australian Willow, Mesquite, Crape Myrtle, Bottle Trees, and Washington Robusta Palms should be encouraged. Varieties of flowering shrubs such as Texas Ranger, Cassia, Crepe Myrtle, and CONAPRVL.037 4 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 Dwarf Oleander should be utilized. Native ( low water use) plants should be used, and the landscape architect should consult the Coachella Valley Water District's plant material list prior to designing their proposal. Uplighted trees or palms shall be used along Washington Street and Highway 111. Incandescent light fixtures will be required (less than 160 watt) . C . Any proposed parking lot lighting plan shall be reviewed by the Design Review Board prior to building plan check. A photometric study should be developed which analyzes the lighting pattern on the project and meets the City's Lighting Ordinance provisions as explained in Chapter 9.210 and 9.160 (Off- Street Parking) . The height of the light poles shall not exceed 18 feet in height, and the lighting contractor should reduce this height if physically possible during review of the project. *D. A one story building height of 28 feet shat; be maintained along Washington Street and Highway 111 within 150 feet of the ultimate property line (after street dedication has been included) excluding minor architectural appendages (e.g. , chimnevs, towers, building columns, etc. ) . E. Decorative concrete entryways shall be provided for all two -way drivev.ays into the project site. The concrete shall be stamped and colored to accentuate the proposed development. The color, design and location of the concrete should be reviewed by the Design Review Board during a final plan check review. F. The final plans shall be reviewed by the Design Review Board prior to the submission of the plans to the Building Department for final check consideration. The final plans should include but not be limited to landscaping and irrigation, building, signs, mechanical, etc. G. Bike racks shall be provided at convenient areas within the site for usage by bicycle riders. One space for every 50 parking spaces shall be provided as noted in the Off - Street Parking Code. H. I. J. The landscape setback on Washington Street shall be a minimum of 20 feet from the new property line. All open parking stalls shall be screened by walls, landscape hedges, or a combination thereof to a minimum height of 42 inches. A master sign program shall be approved by the Planning Commission prior to the issuance of a building permit for any of the proposed building structures. CONAPRVL.037 5 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 CITY FIRE MARSHAL 26. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. Fire flow is based upon all buildings being equipped with automatic fire sprinklers. 27. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2-1/2" X 2-1/2"), will be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 28. Prior to issuance of building permit Applicant/ Developer shall furnish one blueline copy of the water system plans to the Fire Department for review /approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans s :all be signed /approved by a registered civil engineer and the local water cc --pany with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." The required «•ater system including fire hydrants shall be installer and operational prior to start of construction. 29. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front, within 50 feet of a hydrant, and a minimum of 25 feet from the building(s) . System plans must be submitted with a .plan check /inspection fee to the Fire Department for review. A statement that the building(s) will be automatically fire sprinklered must be included on the title page of the building plans. 30. Install a supervised waterflow fire alarm system as required by the Uniform Building Code. 31. Install a Hood Duct automatic fire extinguishing system. System plans must be permitted, along with a plan check /inspection fee, to the Fire Department for review. 32. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 33. Occupancy separation will be required as per the Uniform Building Code, #503. 34. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. CONAPRVL.037 6 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 35. Certain designated areas will be required to be maintained as fire lanes. 36. Install a Class I Standpipe System. ENGINEERING DEPARTMENT: 37. Applicant shall dedicate public street right of way and utility easements in conformance with the city's General Plan, Municipal Code, applicable Specific Plans, if any, and these Conditions of Approval noted as follows: A. Washington Street - Provide right of way as required by the Washington Street Specific Plan. B. Washington Street /Highway 111 Intersection - Provide right of way cut back as needed to accommodate a 55 -foot curb return (45 -foot right -of- way). C. Applicant shall dedicate the required right of %,.av within ten (10) days after receipt of land conveyance documents from the City. 38. Applicant shall provide a fully improved landscaped setback area of noted minimum width adjacent to the following street right of way: A. Washington Street - 20 -feet wide; B . Highway 111, 50 feet wide; C. Simon Plaza, 10 feet wide 39. Applicant shall vacate vehicle access rights to all streets from the project site except for three locations as proposed by the Applicant as shown on the site plan drawing. 40. Applicant shall reimburse City for design and construction cost for all street improvements to be installed by the City located east of the Washington Street Specific Plan Centerline and contiguous to the project site. The new improvements include street widening, curb and gutter, asphalt concrete overlay, raised median island with landscaping and hardscape, 8 -foot wide sidewalk, traffic striping and signing, along with all appurtenant incidentals and improvements needed to properly integrate and join together the new and existing improvements. 41. Applicant shall reimburse City for 5% of the cost to design and install a new traffic signal at the Washington Street /Highway 111 intersection. 42. Applicant shall reimburse City for 25% of the cost to design and install traffic signal at the Simon Drive /Highway 111 intersection. 43. Applicant shall reimburse City for cost to design and install bus stop "pullout" on Highway 111. CONAPRVL.037 7 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 44. Applicant shall reimburse City for half of the cost to design and install raised median improvements and landscaping on Highway 111 in the portion contiguous to the project site. 45. Applicant shall enter into a secured agreement with the City to pay for the City installed improvements required by these Conditions of Approval before the grading permit is issued. 46. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and /or the engineering geologist must certify the adequacy of the grading plan. 47. The grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. 48. The site shall be designed and graded in a manner so the elevation difference between the building pad elevations on site and the adjacent street curb do not exceed three (3.0) feet. 49. Applicant shall provide storm drain facilities with sufficient capacity to evacuate all water that falls on -site and off -site to the centerline of the streets adjoining the site during the, 1 -hour duration, 23-year storm event. The storm drain facility shall convey the storm water from the site to the Whitewater Channel. The Applicant may purchase capacity on a fair share basis in a storm drain to be designed and constructed in Washington Street by the City, if the City proceeds with said storm drain facility within time constraints which suit the Applicant. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of Washington Street, Highway 111, and Simon Drive. 50. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped setback areas. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 51. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 52. Applicant shall landscape and maintain the landscaped setback area and right of way between all street curbing and property lines. CONAPRVL.037 8 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 53. Applicant shall construct an eight -foot wide meandering bike path in the combined easterly parkway of Washington Street and southerly parkway of Highway 111 in lieu of the standard six-foot wide sidewalk. A six foot wide sidewalk shall be constructed on Simon Drive. 54. All existing and proposed telecommunication, television cable, and electric power lines with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 55. Underground utilities that lie directly under street improvements or portions thereof shall be installed, with trenches compacted to city standards, prior to installation of that portion of the street improvement. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 56. Applicant shall pay all fees charged by the city- as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the city-. 57. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B. prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each pad, state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. The data shall be organized by phase and shall be cumulative if the data is submitted at different times. C. provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. CONAPRVL.037 9 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 58. The parking stalls on the north side of the office complex as determined by Staff, shall be restricted to either handicapped parking or reserved parking to help eliminate queuing at the Highway 111 access driveway. 59. The driveways on Washington Street and on Highway 111 shall be restricted to right turn movements only. 60. Turning movements at the intersection of Washington Street and Simon Drive shall be restricted to right turns only in accordance with the Washington Street Specific Plan. SPECIAL 61. The Environmental Fees of the State Fish and Game Department and the County of Riverside shall be paid to the Planning and Development Department within 24 hours after approval /review of the proposed by the Planning Commission and/or City Council. 62. The final :,:orking drawings shall be reviewed by the Design Review Board and Planning Commission prior to building permit issuance. Said plans shall include landscaping, irrigations, signing, addressing, street, mechanical, lighting, utility plans and materials. 63. All required improvements shall be completed prior to first site occupancy of the proposed development. 64. The parking structure shall not exceed 20 feet in overall height as measured from finished grade pad elevation within 100 feet of Highway 111. Exterior lighting on top level of parking structure shall not exceed six feet and not be within ten feet of outside wall. 65. All mitigation measures of Environmental Assessment 91 -211 shall be met. 66. The parcels shall be legally merged prior to building permit issuance. 67. Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, so adopted by the City, in the amount of $600 per acre of disturbed land. *68. Landscaping shall be incorporated into parking structures design features. This shall include perimeter grade planting as deemed appropriate by the Planning Commission. 69. Prior to issuance of the first building permit, a parking analysis shall be submitted to the Planning and Development Department to verify compliance of parking spaces provided based on Urban Land Institute Guidelines. Prior to each subsequent phase beginning construction a new parking study based on existing usage and potential demand shall be submitted. In each study, building size adjustments shall be made if it is determined that a parking deficiency exists. CONAPRVL.037 10 Conditions of Approval Plot Plan 91 -466, Revision February 25, 1992 70. Appropriate and adequate service delivering areas (loading facilities) and trash facilities shall be provided as required by the Off - Street Parking Code. The facilities shall include areas for recycling bins and be approved by Staff during the final review process. 71. The existing one story office building portions of the four story building complex shall be increased to a two story height. *72. All buildings shall include window shading features. The program may include the use of roof overhangs, window tinting, recessed windows, plant -ons, or other elements as approved by the Design Review Board. 73. The Washington Street side of the bowling alley building shall include a minimum 24 inch arcade treatment along the entire frontage of the building. *74. A tile roof element shall be designed into the design of the parking structure for those areas of the building which are highly risible from Highway 111. (Front, west side to office building and east side to 47 feet southerly to the point where the parking level ramp transition to the second level starts. ) 75. An on -site elevator(s) shall service the site and provide accessibility from the parking garage to each respective building floor level. The design and installation of the elevator shall meet both Uniform Building Code standards and any other California State requirements. 76. Preliminary landscaping, grading and parking lot screening plans shall be approved by the Design Review Board prior to submission of the final working drawings. * *77. Plot Plan 91 -466 shall become null and void by the approval of Plot Plan 91 -466 (Revision). CONAPRVL.037 11 13 I j � /� «� © ° � . , . « . m I 171711111 uflxUll) Iil�� [4j', MERLIN J. 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Sanborn,_A.L.A. Architect 255N. B C610 M. Suite 315 Palm Springs, Ca , 92262 On Tel (619) 325-9426 ARCHITECTS ARCHITECTU'RE LAND PLANNIING PRO.JECT 1)IRECTORY: r)EVELOPER/oWNER -7 _18-Lil HWI(. M, LAN L 19, 12 At F ARCHITECT S A% N1 E� 0 F:,:! N W E I N,,:;. I a L-C), �5 7- '3 1 E (4, 19) 32 F 9 4:2 4, RE, V1' ONS: NO. 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