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PP 1991-473CITY OF LA UI 4 NT ►� PLANNING & DEVELOPMENT DEPARTMENT 78 -105 CALLE ESTADO(n0° —° LA QUINTA, CALIFORNIA 92253 PLOT PLAN APPLICATION Case No. Pf if - ` 75 Date Received 12 20 R In order to process your application in a timely manner, please complete and sign this form.. The information which is required to be shown on the plans and submitted with the application is stated on the back of this form. Failure to provide the required information is justification for rejection of the application. THIS APPLICATION MUST BE ACCOMPANIED BY A NON- REFUNDABLE FILING FEE OF $ -160 AND COPIES OF THE COMPLETE AND ACCURATE PLOT PLAN, LANDSCAPE PLAN AND ELEVATIONS. ---------------------------------- - -- - -- - ��.._-------------- _--- -- (( P {�etz Name of Applicant NS42t L44144 / �taba.wNW Phone 323 - 6S13 Fay 3&�3 -6825-' Mailing Address (L�Q Ii, r0QPAfJ �g�w. SpRING 1 zr_6 z Street City- Zip Code Legal Owner Av-dsorJ L4. A 20q 276 - iU0 11 y Address 3433 W-P S9PW Av"" eNNe . S.N, }� too , -Nt IyO , CA .93711 Proposed Use N!QA k (Pt m ANA r^QD%c6 1 Qf)AW S Q Qyi Lt( Location of Property (Address if known) N.6 Npvz Q WRSN1449rj Property (give exact AVeNu1Q 4 -7 description as recorded / Assessor's Parcel Number WIN5H tiO4ow SOMA". 805IC! E i" pppp AL "i .��-9460. 00 i =T Legal Description of Property (give exact legal description as recorded in the office of the County Recorder) -- (maybe attached) 0 2 4 2 o 4 +V IV %y a F Sec . 3 o T -5's y 1z -3. 8. rn. of Applican Date Date ( _Z[2. al 0 0 1. PLOT PLAN APPLICATIONS MUST INCLUDE SUCH INFORMATION AND DOCUMENTS AS MAY BE REQUIRED BY THE PLANNING DIRECTOR, IN ADDITION TO THE FOLLOWING: 1. A plot plan, drawn to scale, that shows the following: a. Boundary and dimensions of property. b. • Topography of the property. C. Location of adjacent streets, drainage structures, utilities, buildings, signs, and other features that may affect the use of the property. d. Proposed development, including planned buildings and structures, access, drainage, yards, drives, parking areas, landscaping, signs and walls or fences, with dimensions. 2. A complete set of elevations of the proposed buildings. 3. A landscape plan showing size, type (botanical and common name), and location of proposed plant material. 4. A list of the exterior materials and colors to be used, including identification of where each will be painted or used; also, an 8" X 13" color and materials board which contains color swatches and representative likeness of the materials to be used. 5. The net and gross square footage for each proposed use and building. 6. The square footage allocated for sidewalks /walkways, parking, landscaping, and building. 7. If the application requires a public hearing: a. One complete set of colored renderings for the elevations, plot plan and landscape plan. b. A list of the names and addresses of all owners of real property located within 300 feet of the exterior boundaries of the property to be considered, as shown on the last equalized assessment roll and any update issued by the City Assessor. The list must be certified by a title company, architect, engineer, or surveyor. MR /DOCJH.001 �1 • DEMO m(DOPUME POST OFFICE BOX 2739 PALM SPRINGS, CA. 92263-2739 (619/323-6493) ADVICE OF 1-7,PAIIITT4 AlrF VENDOR CHECK DATE 2 J."'i 1 i � i 2 CITY OF LA QUINTA I c> 2 CZ 71 M LD r•j C"! rN o Q. f\ Case Nu er _ Date Recei ed m- PMENT DEPARTMENT ENVIRONMENTAL INFORMATION FORM Please complete Parts I & II of this form and provide ALL of the addit- ional materials requested in Part III. Failure to do so may delay the review and process of your project. If you are unable to provide the information, or you need assistance, please feel free to contact the Environmental Quality Section of the Planning Department at (619- 564 - 2246). PART I. GENERAL INFORMATION 1. What is the total acreage involved? 19 Ac-ias W AS M iw &4ry 2. Is there a previous application filed for the same site? latAlk+tc If "Yes ", provide a Case Number. Also provide the Environmental Assessment Number, if known, and the Environmental Impact Report Number, if applicable. Case No. (Parcel Map, Zone Change, Etc.) EA No. (if known) EIR No. (if applicable) PART II. EXISTING CONDITIONS 1. Project site area A pex V_ 7, Vii snaAap � - N9 Macs (Sim of property in square feet and acreage) 2. Existing use of the project site VAcpn/� 3. Existing use on adjacent properties: (Example: North, Shopping Center; South, Single Family Dwellings; East, Vacant, etc.) IVorlik - y6eOk-4 Sah&— VNCA&/� cT�s'r- VACA� w2s7' - SrNb4 �'Avh,�� 4. Site topography -(describe): (If any portion of the site exceeds 5% slope, attach a topographic display of the proposal site; if less than 5% slope, please provide elevations at corners of site) Tr__L,A1T1Vt 0 �c�—r C ENT �r y CJCAPI �U- �� Q�N t�sT To 5. Grading (Estimate number of cubic yards of dirt being moved): FORM.005 /CS -1- �7 �. � ,: .w �� :: 6. Are there any natural or man -made drainage channel areas through or adjacent to the property? Yes Nom_ (If "Yes" submit a display of such drainage channel areas.) Describe the disposition of these channels /areas should the proposal be implemented. 7. Are there any known archaeological finds near or on the proposed site? Yes 8. Describe any cultural or scenic aspects of the project site. [f 9. Describe existing site vegetation and their proposed disposition should the proposal be approved. N eA scCVIMA (If any significant plant materials, e.g., mature trees, exist on the site, please prepare a site plan that illustrates their number, type, size and location.) 10. Describe accessibility of proposal site to the .following utilities; gas, water and electricity. (If proposal site does not have immediate access, further describe necessary extension of services and provide a graphic display, 8 1/2 x 11" that indicates their present location in reference to the subject site). G A S wA 4TI 1-f c�rz� c,` AVA A614, ,N WA5MiNb`�onr s+r�e�- 11. Additional comments you may wish to supply regarding your project. (Attach an additional sheet if necessary.) PART III. ADDITIONAL MATERIALS The following items must be submitted with this form: 1. At least three (3) panoramic photographs (color prints) of the project site, or an aerial photo of the site. 2. A clear photocopy (Xerox or similar copy) of the appropriate portion of the US Geological Survey quadrangle map, delineating the boundaries of the project site. Also note, the title of the map. FORM.005 /CS -2- �+ 4' • I certify that I have investigated the questio and the answers are true and correct to the be -St Cge.� P, ,S O s ez jk J Name & Title of Perso Completing Form Si V. P. OeV-e lop�pti. mQO'M'gy YA46 -jA l 9011.11;4 Copp, PnRM_005 /CS -3- in Parts I, II, & III of /q knowledge. afire o T ppl scant -W r - RESOLUTION 92- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA ANNOUNCING FINDINGS, RE- CONFIRMING THE ORIGINAL ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL OF VESTING TENTATIVE TRACT MAP 27031 (MINOR CHANGE, AMENDMENT #1) TO ALLOW A MIXED USE COMMERCIAL PROJECT ON +65.4 ACRES. CASE NO. VESTING TENTATIVE TRACT 27031 - BIRTCHER (MINOR CHANGE, AMENDMENT #1) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11th day of February, 1992, hold a meeting to consider the request of Birtcher to revise an approved 8 lot vesting subdivision map on 65.4 acres in the C -P -S zone in the area generally bounded by Highway 111, Adams Street (future), 47th Avenue, Washington Street, and Simon Drive. WHEREAS, the City Council of the City of La Quinta, did on the 18th day of February, 1992, hold a meeting to consider the Planning Commissions recommendation to allow a revision to a previously approved vesting subdivision map on 65.4 acres in a CPS Zone in the area generally bounded by Highway 111, Adams Street, 47th Avenue, Washington Street, and Simon Drive, more particularly described as: A PORTION OF THE NORTHEAST QUARTER OF SECTION 30, TSS, R7E, S.B.B.M. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of June, 1991, hold a duly noticed Public Hearing and continued Public Hearing on July 16, 1991, to consider the request of Birtcher for approval of a 47 lot vesting subdivision of 65.4 acres in the C -P -S zone in the area generally bounded by Highway 111, Adams Street (future), 47th Avenue, Washington Street, and Simon Drive. WHEREAS, the City Council of the City of La Quinta, California, did on the 2nd day of July, 1991, and the 16th day of July 1991, hold a duly noticed Public Hearing to consider the Applicant's request and recommendation of the Planning Commission concerning the Environmental Analysis and Vesting Tentative Tract Map 27031; and, WHEREAS, the City California on the 16th day of Vested Tentative Map on 65.4 debates; and, RESOCC.035 /CS Council of the City of La Quinta, July, 1991, approved an 8 lot acres after lengthy discussion and -1- WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" and adopted by City Council Resolution No. 83 -68, in that the Planning Director conducted an initial study, and has determined that the proposed vesting tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Vesting Tentative Tract 27031 (Minor Change, Amendment #1) in conjunction with this tentative tract, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said meeting, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts to justify the approval of said vesting tentative tract map: 1. That Vesting Tentative Tract 27031, (Minor Change, Amendment #1) as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, circulation requirements, C -P -S Zoning District development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site is generally level. The proposed circulation design and lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of the tract, as conditionally approved, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 4. That the design of Vesting Tentative Tract 27031 (Minor Change, Amendment #1) will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 5. That the proposed Vesting Tentative Tract Map 27031, (Minor Change, Amendment #1) as conditioned, provides for adequate maintenance of landscape common areas. 6. That the proposed Vesting Tentative Tract 27031, (Minor Change, Amendment #1) as conditioned, provides storm water retention, and noise mitigation. RESOCC.035 /CS -2- 7. That general impacts from the proposed Tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. 8. That the city has provisions to permit vesting of commercial tentative tracts. WHEREAS, in the review of this Vesting Tentative Tract Map, Minor Change Amendment #1, the City Council has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available physical and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby reaffirm the conclusion of Environmental Assessment 90 -207 relative to the environmental concerns of this tentative tract; 3. That it does hereby approve the subject Vesting Tentative Tract Map 27031 (Minor Change, Amendment #1) for 8 lots (7 developable) for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 18th day of February, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN PENA, Mayor City of La Quinta, California RESOCC.035 /CS -3- ATTEST: SAUNDRA L. JUHOLA, City Clerk City of La Quinta, California APPROVED AS TO FORM: DAWN HONEYWELL, City Attorney City of La Quinta, California RESOCC.035 /CS -4- CITY COUNCIL RESOLUTION 92- CONDITIONS OF APPROVAL - RECOMMENDED VESTING TENTATIVE TRACT 27031 - BIRTCHER AMENDMENT #1 (MINOR CHANGE) FEBRUARY 18, 1992 * Mitigation measures for Environmental Assessment 90 -207 GENERAL CONDITIONS OF APPROVAL: 1. Vesting Tentative Tract 27031, Amendment #1 for 8 lots, marked Exhibit "A ", shall comply with the requirements and standards of the State Subdivision Map ,Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Vesting Tentative Tract Map approval shall expire two years after the approval by the La Quinta City Council unless approved for extension pursuant to the State Subdivision Map. *3. Development of lots in this Vesting Tract shall comply with all provisions of Specific Plan 87 -011, Amendment #1, as approved. 4. Approval of this Vesting Tract shall be subject to approval of Specific Plan 87- 011, Amendment #1. 5. Applicant shall submit proposed private street names with alternatives to the Planning and Development Department for approval prior to final map approval by City Council. 6. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities b. Sales facilities, including their appurtenant signage c. On -site advertising/ construction signs. 7. Provisions shall be made to comply with the terms and requirements of the City adopted Infrastructure Fee Program now in effect. 8. If lot mergers or lot line adjustments are necessary to accommodate development, applications for them shall be submitted with the applicable plot plan or conditional use permit requests. ENGINEERING DEPARTMENT: *9. 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 as required by the City Engineer, as follows: a. Highway 111 - Major Arterial (half width) or as required by Caltrans; b . Adams Street - Primary Arterial, 55 -foot half width; CONAPRVL.043 Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 18, 1992 *10. Applicant shall vacate vehicle access rights to Highway 111, Washington Street, Adams Street, and Avenue 47 from all abutting lots. Access to these streets from this land division shall be restricted to street access points shown on the Internal Circulation Plan, Figure V -1, in Specific Plan 87 -011 Amendment #1 *11. Turning movements of traffic accessing the subject subdivision shall be as follows: Highway 111 a. Simon Drive: left and right turns in and out are allowed; b. Lot D between lots 2 and 3: left and right turns in and out are allowed; c. Lot D between lots 1 and 2: right turn in and out only. Washington Street a. Simon Drive: right turn in and out only; b. Lot E: right turn in and out only; an opening in the median island to permit left turns in and out may be approved by the City Council at a future date if a traffic study confirms the need for this median opening. C. Figure V -1, north of 47th Avenue: right in and out only at access locations shown in Specific Plan 87 -011, Amendment #1. Adams Street a. Lot C: right turn in and out only. Avt -nuP. 47 a. At access locations shown in Specific Plan 87 -011 Amendment #1 Figure V -1 (revised on 7 -16 -91 at City Council meeting) : right and left turns in and out are allowed. 12. Applicant shall provide a fully improved landscaped setback lot or easement of noted width adjacent to the following street right of ways: a. Highway 111, 38 -feet wide; b. Washington Street, 20 -feet wide; C. Adams Street, 20 -feet wide; d. Avenue 47, 10 -feet wide; e. Simon Drive, 10 -feet wide. 13. 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 CONAPRVL.043 Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 18, 1992 plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 14. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. *15. The tract shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street frontage or join lots with adjoining existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad elevations of contiguous lots within the subject tract that do not share a common street shall not exceed five (5.0) feet. If Applicant is unable to comply with the pad elevation differential requirement, the city will consider and may approve other alternatives that satisfy the city's intent to promote and ensure community acceptance and buyer satisfaction with the proposed development. *16. Storm water run -off produced in 24 hours by a 100 -year storm shall be retained on site in landscaped retention basin(s) or discharged to the Whitewater Channel via a storm drain system installed by the Applicant. If the retention basin option is elected, it shall be designed for a maximum water depth not to exceed six feet. The basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site - specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. 17. Lot 8 shall not be used as a retention basin as shown on the vesting map. All retention basin locations shall be approved by the City Engineer. 18. Applicant shall install a trickling sand filter and leachfield in the retention basin to percolate nuisance water in conformance with requirements of the City Engineer. The sand filter and leach field shall be sized to percolate 160 gallons per 5000 square feet of landscaping per day. *19. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these conditions of approval. All street improvements shall be designed and constructed in accordance with the LQMC and adopted Standard Drawings, and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by city General Plan. Street design shall CONAPRVL.043 3 Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 18, 1992 take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for residential streets shall be 3" AC over 4" Class 2 Base. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. ON -SITE STREETS 1.) All streets shown on vesting map: One 14 -foot wide travel lane in each direction separated by a 12 -foot wide continuous two -way left turn lane, or approved equivalent; minimum total width shall be 40 feet, or as approved by the City Engineer. b. OFF -SITE STREETS 1.) Highway 111 (Simon Drive to Adams Street) Install, or participate in the cost of, one -half Major Arterial improvements per Caltrans' requirements, improvements includes half of the raised median, refer to the Project Study Report /Project Report approved by Caltrans in March 1991. 2 .) Washington Street ( Simon Drive to Avenue 47) Install half width Major Arterial, improvement includes one half of raised median, refer to General Plan Figure VII -2. Applicant shall reimburse City for improvements previously installed on east side of centerline. 3.) Adams Street (Highway 111 to Avenue 47) Install three - quarter width Primary Arterial (3 of 4 travel lanes for 86' width improvement option) , improvement includes full width raised median and 16 -foot wide north bound travel lane, refer to Std Dwg #100. Applicant to be reimbursed for street improvements between south property line and 47th Avenue based on fair share determination of land mass. 4.) Avenue 47 (portion contiguous to tract) Reimburse developer that installed improvements for that portion located on the north side on the centerline. Reimbursement shall include responsibility for 25% of the cost to design and construct the signal at Avenue 47 and Washington Street. CONAPRVL.043 4 Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 18, 1992 *20. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the final map is recorded. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. 21. Applicant shall construct an eight -foot wide meandering bike path in the easterly parkway and landscaped setback lot /easement along Washington Street and Highway 111 in lieu of the standard six -foot wide sidewalk. 22. Applicant shall provide a blanket easement that covers the entire landscaped setback lot /easement for the purpose of a meandering public sidewalk. 23. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent to the proposed site or on -site, shall be installed in underground facilities. 24. All underground utilities shall be installed, with trenches compacted to city standards, prior to construction of any street improvements. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 25. Applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. 26. 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. 27. A Caltrans encroachment permit must be secured prior to construction of any improvements along State Highway 111, and all Caltrans requirements shall be implemented. 28. 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: CONAPRVL.043 5 Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 18, 1992 a. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading) (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 lot in the tract, 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 tract phase and lot number and shall be cumulative with each submittal if the data is submitted at different times. c . Provide to the City Engineer a signed set of "as built" reproducible drawings of the grading and improvements installed by the Applicant. 29. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. 30. Landscape and irrigation plans for the landscaped lots /easements shall be prepared in conformance with requirements of the Planning Director, and City Engineer, and approved by same officials prior to construction. 31. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped setback lots /easements and retention basins until accepted by the City Engineer for maintenance by a merchant's association of the subdivision. 32. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the subdivision. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the merchant's association in planning for routine and long term maintenance. *33. Applicant shall install a sound barrier wall in the landscaped traffic island located on the west side of Washington Street between Avenue 47 and Simon Drive. A sound study shall be conducted to determine the geometrics of a wall that is needed to achieve the LQMC sound requirements. 34. Applicant shall construct a 6 -foot wide, 150 -foot long landscaped island shall be constructed in the center of Simon Drive in the transit station vicinity to the satisfaction of the City Engineer, if and when the transit station is installed. CONAPRVL.043 e Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 18, 1992 35. Applicant is responsible for the cost to design and construct traffic signals at the following locations: a. Highway 111; 1.) Washington Street: 20% fair share responsibility; 2.) Simon Drive: 25% fair share responsibility; 3.) Lot D: 50% fair share responsibility; 4.) Adams Street: 25% fair share responsibility. b. Washington Street; 1.) Avenue 47: 25% fair share responsibility; 2.) Lot E: 100% cost responsibility, if approved. 36. Applicant shall provide unrestricted blanket cross - access easements on all numbered lots in the subdivision. Easements not to be for secured areas as approved by City. 37. Approval of this map shall be subject to approval of revised Resolution for vesting commercial tentative tracts. CONAPRVL.043 7 PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA ANNOUNCING FINDINGS, RE- CONFIRMING THE ORIGINAL ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL OF VESTING TENTATIVE TRACT MAP 27031 (MINOR CHANGE, AMENDMENT #1) TO ALLOW A MIXED USE COMMERCIAL PROJECT ON +65.4 ACRES. CASE NO. VESTING TENTATIVE TRACT 27031 - BIRTCHER (MINOR CHANGE, AMENDMENT #1) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11th day of February, 1992, hold a meeting to consider the request of Birtcher to revise an approved 8 lot vesting subdivision map on 65.4 acres in the C -P -S zone in the area generally bounded by Highway 111, Adams Street (future), 47th Avenue, Washington Street, and Simon Drive, more particularly described as: A PORTION OF THE NORTHEAST QUARTER OF SECTION 30, T5S, R7E, S.B.B.M. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of June, 1991, hold a duly noticed Public Hearing and continued Public Hearing on July 16, 1991, to consider the request of Birtcher for approval of a 47 lot vesting subdivision of 65.4 acres in the C -P -S zone in the area generally bounded by Highway 111, Adams Street. (future), 47th Avenue, Washington Street, and Simon Drive. WHEREAS, the City Council of the City of La Quinta, California, did on the 2nd day of July, 1991, and the 16th day of July 1991, hold a duly noticed Public Hearing to consider the Applicant's request and recommendation of the Planning Commission concerning the Environmental Analysis and Vesting Tentative Tract Map 27031; and, WHEREAS, the City Council of the City of La Quinta, California on the 16th day of July, 1991, approved an 8 lot Vested Tentative Map on 65.4 acres after lengthy discussion and debates; and, WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" and adopted by City Council Resolution No. 83 -68, in that the Planning Director conducted an initial study, and has determined that the proposed vesting tentative tract will not have a significant adverse impact on the environment; and, RESOPC.032 /CS -1- WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Vesting Tentative Tract 27031 (Minor Change, Amendment #1) in conjunction with this tentative tract, thereby requiring that monitoring_ of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said meeting, upon hearing and considering all testimony- and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said vesting tentative tract map: 1. That Vesting Tentative Tract 27031, (Minor Change, Amendment #1) as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, circulation requirements, C -P -S Zoning District development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site is generally level. The proposed circulation design and lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of the tract, as conditionally approved, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 4. That the design of Vesting Tentative Tract 27031.(Minor Change, Amendment #1) will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 5. That the proposed Vesting Tentative Tract Map 27031, (Minor Change, Amendment #1) as conditioned, provides for adequate maintenance of landscape common areas. 6. That the proposed Vesting Tentative Tract 27031, (Minor Change, Amendment #1) as conditions, provides storm water retention, and noise mitigation. 7. That general impacts from the proposed Tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. 8. That the city has provisions to permit vesting commercial tentative tracts. RESOPC,032/CS -2- WHEREAS, in the review of this Vesting Tentative Tract Map, Minor Change Amendment #1, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That.the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby reaffirm the conclusion of Environmental Assessment 90 -207 relative to the environmental concerns of this tentative tract; 3. That it does hereby approve the subject Vesting Tentative Tract Map 27031 (Minor Change, Amendment #1) for 8 lots (7 developable) for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 11th day of February, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.032 /CS -3- PLANNING COMMISSION RESOLUTION 92- CONDITIONS OF APPROVAL - RECOMMENDED VESTING TENTATIVE TRACT 27031 - BIRTCHER AMENDMENT #1 (MINOR CHANGE) FEBRUARY 11, 1992 Mitigation measures for Environmental Assessment 90 -207 GENERAL CONDITIONS OF APPROVAL: 1. Vesting Tentative Tract 27031, Amendment #1 for 8 lots, marked Exhibit "A ", shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Vesting Tentative Tract Map approval shall expire two years after the approval by the La Quinta City Council unless approved for extension pursuant to the State Subdivision Map. *3. Development of lots in this Vesting Tract shall comply with all provisions of Specific Plan 87 -011, Amendment #1, as approved. 4. Approval of this Vesting Tract shall be subject to approval of Specific Plan 87- 011, Amendment #1. 5. Applicant shall submit proposed private street names with alternatives to the Planning and Development Department for approval prior to final map approval by City Council. 6. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities b. Sales facilities, including their appurtenant signage c . On -site advertising/ construction signs. 7. Provisions shall be made to comply with the terms and requirements of the City adopted Infrastructure Fee Program now in effect. 8. If lot mergers or lot line adjustments are necessary to accommodate development, applications for them shall be submitted with the applicable plot plan or conditional use permit requests. ENGINEERING DEPARTMENT: *9. 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 as required by the City Engineer, as follows: a. Highway 111 - Major Arterial (half width) or as required by Caltrans; b. Adams Street - Primary Arterial, 55 -foot half width; CONAPRVL.043 Conditions of Approval Vesting Tentative Tract 27031, Amendment 41 February 11, 1992 *10. Applicant shall vacate vehicle access rights to Highway 111, Washington Street, Adams Street, and Avenue 47 from all abutting lots. Access to these streets from this land division shall be restricted to street access points shown on the Internal Circulation Plan, Figure V -1, in Specific Plan 87 -011 Amendment #1 *11. Turning movements of traffic accessing the subject subdivision shall be as follows: Highway 111 a. Simon Drive: left and right turns in and out are allowed; b. Lot D between lots 2 and 3: left and right turns in and out are allowed; C . Lot D between lots 1 and 2: right turn in and out only. Washington Street a. Simon Drive: right turn in and out only; b. Lot E: right turn in and out only; an opening in the median island to permit left turns in and out may be approved by the City Council at a future date if a traffic study confirms the need for this median opening. C. Figure V -1, north of 47th Avenue: right in and out only at access locations shown in Specific Plan 87 -011, Amendment #1. Adams Street a. Lot C: right turn in and out only . Avenue 47 a. At access locations shown in Specific Plan 87 -011 Amendment #1 Figure V -1 (revised on 7 -16 -91 at City Council meeting) : right and left turns in and out are allowed. 12. Applicant shall provide a fully improved landscaped setback lot or easement of noted width adjacent to the following street right of ways: a. Highway 111, 38 -feet wide; b. Washington Street, 20 -feet wide; C. Adams Street, 20 -feet wide; d. Avenue 47, 10 -feet wide; e. Simon Drive, 10 -feet wide. 13. 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 CONAPRVL.043 Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 11, 1992 plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 14. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. *15. The tract shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street frontage or join lots with adjoining existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad elevations of contiguous lots within the subject tract that do not share a common street shall not exceed five (5.0) feet. If Applicant is unable to comply with the pad elevation differential requirement, the city will consider and may approve other alternatives that satisfy the city's intent to promote and ensure community acceptance and buyer satisfaction with the proposed development. *16. Storm water run -off produced in 24 hours by a 100 -year storm shall be retained on site in landscaped retention basin(s) or discharged to the Whitewater Channel via a storm drain system installed by the Applicant. If the retention basin option is elected, it shall be designed for a maximum water depth not to exceed six feet. The basin slopes shall not exceed 3: 1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site - specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. 17. Lot 8 shall not be used as a retention basin as shown on the vesting map. All retention basin locations shall be approved by the City Engineer. 18. Applicant shall install a trickling sand filter and leachfield in the retention basin to percolate nuisance water in conformance with requirements of the City Engineer. The sand filter and leach field shall be sized to percolate 160 gallons per 5000 square feet of landscaping per day. *19. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these conditions of approval. All street improvements shall be designed and constructed in accordance with the LQMC and adopted Standard Drawings,and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by city General Plan. Street design shall CONAPRVL.043 Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 11, 1992 take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for residential streets shall be 3" AC over 4" Class 2 Base. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. ON -SITE STREETS 1.) All streets shown on vesting map: One 14 -foot wide travel lane in each direction separated by a 12 -foot wide continuous two -way left turn lane, or approved equivalent; minimum total width shall be 40 feet, or as approved by the City Engineer. b. OFF -SITE STREETS 1.) Highway 111 (Simon Drive to Adams Street) Install, or participate in the cost of, one -half Major Arterial improvements per Caltrans' requirements, improvements includes half of the raised median, refer to the Project Study Report /Project Report approved by Caltrans in March 1991. 2.) Washington Street (Simon Drive to Avenue 47) Install half width Major Arterial, improvement includes one half of raised median, refer to General Plan Figure VII -2. Applicant shall reimburse City for improvements previously installed on east side of centerline. 3.) Adams Street (Highway 111 to Avenue 47) Install three - quarter width Primary Arterial (3 of 4 travel lanes for 86' width improvement option) , improvement includes full width raised median and 16 -foot wide north bound travel lane, refer to Std Dwg #100. Applicant to be reimbursed for street improvements between south property line and 47th Avenue based on fair share determination of land mass. 4.) Avenue 47 (portion contiguous to tract) Reimburse developer that installed improvements for that portion located on the north side on the centerline. Reimbursement shall include responsibility for 25% of the cost to design and construct the signal at Avenue 47 and Washington Street. CONAPRVL.043 Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 11, 1992 *20. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the final map is recorded. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. 21. Applicant shall construct an eight -foot wide meandering bike path in the easterly parkway and landscaped setback lot /easement along Washington Street and Highway 111 in lieu of the standard six -foot wide sidewalk. 22. Applicant shall provide a blanket easement that covers the entire landscaped setback lot /easement for the purpose of a meandering public sidewalk. 23. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent to the proposed site or on -site, shall be installed in underground facilities. 24. All underground utilities shall be installed, with trenches compacted to city standards, prior to construction of any street improvements. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 25. Applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. 26. 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. 27. A Caltrans encroachment permit must be secured prior to construction of any improvements along State Highway 111, and all Caltrans requirements shall be implemented. 28. 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: CONAPRVL.043 5 Conditions of Approval Vesting Tentative Tract 27031, Amendment ail February 11, 1992 a. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading) (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 lot in the tract, 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 tract phase and lot number and shall be cumulative with each submittal if the data is submitted at different times. c . Provide to the City Engineer a signed set of "as built" reproducible drawings of the grading and improvements installed by the Applicant. 29. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. 30. Landscape and irrigation plans for the landscaped lots /easements shall be prepared in conformance with requirements of the Planning Director, and City Engineer, and approved by same officials prior to construction. 31. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped setback lots/ easements and retention basins until accepted by the City Engineer for maintenance by a merchant's association of the subdivision. 32. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the subdivision. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the merchant's association in planning for routine and long term maintenance. *33. Applicant shall install a sound barrier wall in the landscaped traffic island located on the west side of Washington Street between Avenue 47 and Simon Drive. A sound study shall be conducted to determine the geometries of a wall that is needed to achieve the LQMC sound requirements. 34. Applicant shall construct a 6 -foot wide, 150 -foot long landscaped island shall be constructed in the center of Simon Drive in the transit station vicinity to the satisfaction of the City Engineer, if and when the transit station is installed. CONAPRVL.043 Conditions of Approval Vesting Tentative Tract 27031, Amendment #1 February 11, 1992 35. Applicant is responsible for the cost to design and construct traffic signals at the following locations: a. Highway 111; 1.) Washington Street: 20% fair share responsibility; 2.) Simon Drive: 25% fair share responsibility; 3.) Lot D: 50% fair share responsibility; 4.) Adams Street: 25% fair share responsibility. b. Washington Street; 1.) Avenue 47: 25% fair share responsibility; 2.) Lot E: 100% cost responsibility, if approved. 36. Applicant shall provide unrestricted blanket cross - access easements on all numbered lots in the subdivision. Easements not to be for secured areas as approved by City. 37. Approval of this map shall be subject to approval of revised Resolution for vesting commercial tentative tracts. CONAPRVL.043 7 PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING THE ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL OF TENTATIVE PARCEL MAP 27399 TO ALLOW FOUR DEVELOPMENT LOTS. CASE NO. TPM 27399 - DESERT HOSPITAL WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11th day of February, 1992, hold a duly noticed Public Hearing to consider the subdivision of 19 acres into 4 lots, generally located on the east side of Washington Street north of 47th Avenue, more particularly described as: PORTION OF THE SOUTH 1/2 SECTION 30, T.6.S., R.7.E., S.B.B.M. WHEREAS, said tentative map has complied with the requirements of the "The Rules to Implement the California Environmental Quality Act of 1970" (as amended) and adopted by City Council Resolution 83 -68, in that the Planning Director conducted an initial study, and has determined that the proposed tentative parcel map will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Tentative Parcel Map 27399 thereby retaining that monitoring of those mitigation measures be undertaken to assure compliance with them; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said tentative parcel map: 1. That Tentative Parcel Map 27399, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use, circulation requirements, zoning district development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site is vacant. The proposed circulation design and lot layouts are consistent with City standards and the project has been conducted accordingly, therefore, suitable for the proposed land division. 3. That the design of Tentative Parcel Map 27399 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation fees shall be paid because the project is within the Coachella Valley Habitat area. 4. That the design of the subdivision, as conditionally approved, will not impact the existing public sewers and water improvements, and therefore, is not likely to cause serious public health problems. RESOPC.064 1 5. That the design of Tentative Parcel Map 27399 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Parcel Map 27399, as conditioned, provides for adequate maintenance of the landscape buffer areas and provides storm water retention. 7. That general impacts from the proposed tentative parcel map were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. 8. That the Tentative Parcel Map is consistent with the approved Specific Plan 87 -011 (Amendment #1) and proposed Vesting Tract Map 27031 (Minor Change) . WHEREAS, in the review of this Tentative Parcel Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment and accept Categorical Exemption 15315, Class 15 relative to the environmental concerns of this Tentative Parcel Map; 3. That it does hereby approve the subject Tentative Parcel Map 27399 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 11th day of February, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RESOPC.064 KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.064 ENGINEERING DEPARTMENT: Engineering conditions will be handed out at Study Session. PCST.039 SETTLEMENT AGREEMENT AND MUTUAL RELEASE This Settlement Agreement and Mutual Release ( "Agreement ") is entered into by and among Wayne William Weber ( "Weber "), John F. Maselter ( "Maselter) and the City of La Quinta and the City Council of the City of La Quinta (collectively, the "City ") . SECTION ONE RECITALS 1.1 This Agreement is made as a compromise between the parties for the complete and final settlement of their claims, differences and causes of action as described below. 1.2 On or about April 13, 1989, Weber and Maselter filed a petition for Writ of Mandate in the Municipal Court of the State of California for the County of Riverside, entitled William Wayne Weber and John F. Maselter, Petitioners vs. City of La Quinta, a municipal corporation, and City Council of the City of La Quinta, Case No. Indio 56867 (the "Action "). 1.3 The parties hereto desire to avoid the risks and expenses attendant upon litigation and to reach a full and final compromise and settlement of all matters, claims, causes of action and the like, as described herein. SECTION TWO TERMS OF SETTLEMENT In consideration of the mutual covenants set forth herein, the parties agree as follows: 2.1 Upon execution,of this Agreement by all parties, and prior to issuance of building permits for the Washington Square Project or any project which is approved by the City of La Quinta for development of the southeast quadrant of Washington Street and State Highway Route 111, the City shall require the following: (a) The City shall realign Washington Street, or cause Washington Street to be realigned, to the east in accordance with the interim, four -lane, construction plan set forth under the Washington Street Specific Plan (86 -007); and (b) The City shall construct, or cause to be constructed, a block soundwall which shall be at least six feet higher than the existing grade of Washington Street and shall be located along the westerly side of Washington Street between the proposed frontage road and Washington I A% Street beginning at Highland Palms and running past Singing Palms, all in accordance with and pursuant to the recommendations contained in any traffic or noise studies completed as a condition to development of the Project. The residents of the City of La Quinta south of Highway 111 and west of Washington Street and north of Highland Palms shall not incur any assessment to pay for the cost of the realignment of Washington Street or the construction of the soundwall. 2.2 Upon execution of this Agreement by all parties, Weber and Maselter will file a request for dismissal, with prejudice, of the Action. 2.3 Except as otherwise expressly stated heroin, this Agreement shall supersede and render null and void any and all prior agreements or contracts, whether oral or written, between the parties hereto, and shall constitute the only valid, binding and enforceable agreement among them. 2.4 Except for the obligations and rights conferred by this Agreement, the parties to this Agreement hereby release and discharge each other, as well as, to the extent applicable, their respective heirs, successors, assigns, executors, administrators, and affiliated entities, whether past, present or future, from any and all claims, demands, costs, contracts, liabilities, objections, actions and causes of action of every nature, whether in law or in equity, known or unknown or suspected or unsuspected, which the parties ever had or now have or may claim to have against each other or of any nature, type or description, including, but not limited to, whether or not they in any way arise out of, are related to, or are connected with the Action or claims that might be asserted in the Action. The parties also waive and relinquish any and all rights which they may have under the provisions of Section 1542 of the California Civil Code, which states: "A general release does not extend to claims which the creditor does not know or suspect to exist in his favor at the time of executing the release, which if known by him must have materially affected his settlement with the debtor." SECTION THREE WARRANTIES AND REPRESENTATIONS 3.1 The parties hereto warrant and represent that no promise or inducement has been offered or made for this 6076n/2338/000 -2- Agreement except as herein set forth, that this Agreement is executed without reliance on any statements or any representations not contained herein, and that this Agreement reflects the entire settlement among the parties. The attorneys of record warrant and represent that they are satisfied that their respective clients have fully understood the effect, significance and consequence of this Agreement. The warranties and representations made herein shall survive the execution and delivery of this Agreement, and shall be binding upon the respective heirs, representatives, and assigns and successors of each of the patties and their attorneys. SECTION FOUR NO ADMISSION OF LIABILITY 4.1 The parties hereto acknowledge and agree that this Agreement is entered into as a compromise settlement which is not in any respect or for any purpose to be deemed or construed as an admission or concession of any liability whatsoever. SECTION FIVE ENFORCEMENT OF AGREEMENT 5.1 If any legal action or other proceeding is brought for the enforcement of this Agreement, or because of an alleged dispute, breach, default, or misrepresentation in connection with any of the provisions of this Agreement, the successful or prevailing party or parties shall be entitled to recover reasonable attorneys' fees and other costs incurred in that action or proceeding, in addition to any other relief to which it or they may be entitled. IN WITNESS WHEREOF, undersigned on the dates �� Dated:. art �— 2 i this Agreement has below indicated. 1989 Dated: September ", 1989 Dated: September �-U , 1989 RNA = A�P-1 6076n/2338/000 been executed by the Bonn r . maselLer -3- CITY OF LA QUINTA, a munic' al cor tion Mayor Nava. Aoerasa W Telelanela No.. ... •erlal STRADLING, YOCCA, CARLSON & RAUTH RONALD A. VAN BLARCOM P.O. Box 7680 Ne ort Beach, CA 92260 -6441 y14) 640 -7035 Aftorney(s) for - I ........Defendants .................. as&" M w of ceun Clark 0my RffFWX COUM SUPERIOR COURT OF CALIFORNIA, COUNTY OF RIVERSIDE OCT 0 6 1989 WILLIAM E. CONERLy, Cleric V• v J. Perms .................. iudi0.8rAArZh.At;ea.............................. (Name of Municipal or Justice Court District or of branch court, if any) Plaintiff(s): Wayne William Weber and I CASE NUMBER Indio 56867 John F. Maselter Defendant(s): City of La Quints, a municipal corporation, and City Council of the City of La Quinta T REQUEST FOR DISMISSAL TYPE OF ACTION ❑ Personal, Injury, Property Damage and Wrongful Death: ❑ Motor Vehicle ❑ Other ❑ Domestic Relations ❑ Eminent Domain other: (specify) . Tetitiou..f or .Writ, of Mandate C Full C Partial Dismissal TO THE CLERK: Please dismiss this action as follows: (Check applicable boxes.) 1. ® With prejudice ❑ Without prejudice , 2. ® Entire action ❑ Complaint only ❑ Petition only ❑ Cross - complaint only ❑ Other: (Specify)* Further, request trial $ hearing _. conference date of 01-1-nher_ A - _) 989be vacated; 7 return of jury fee deposit witness fee deposit (Govt C 68097.2) cash deposit of S for Dated:.. September., 1989 ............... .� L •11 dismissal requested is of specified parties only, of mad Attomey(s) for . ..tic. OI1s n..Pr.o . Per ............. causes of action only or of specified cross complaints only, so sate and identify the parties, causes of action or cross - complaints William Wayne Weber /John F. Maselter to be dismissed. (Type or print attorney(s) name(s)) TO THE CLERK: Consent to the above dismissal is he given.' Dated - .. September 4� ...1989 ................... . **When a cross- comptaint (or Reean - a (Marriage) seeking affirma- Attorney(s) for ...Respondents. • • • • • • • . • • • • . bus relief) is on hie, the attonry(s.L for the cross - complainant (respondent) must sign this ror*A when required by CCP Stradling, Yocca, Carlson 6 Rauth by Ronald A. 581(1).(2) or (5). Van TO arcom (Type or print attornay(s) name(s)) (To be eom lark) ❑ Dismissal entered as n ............... ................................... ............................... ❑ DlsfMssalentered on ............... .............as to only .................. ............................... ❑ Dismissal not entered as requested for the folio (a), and attorney(s) notified on .................. ............... . . Clerk Dated................ ............................... By Form Adopted by Rule vas' of CCP 581, etc.; The Judicial Council of Calitc -rnis REQUEST FOR DISMISSAL Cal. Rules of Court. Revised Effective July 1, 1972 Rut@ 1223 1711.05 tne.. 12ra21 .o M. . . . . . . . ...... . . . . . . . . . . . . . COUNCIL MEETING DATE: FEBRUARY 18, 1992 ITEM TITLE: REPORT OF ACTION OF THE PLANNING COMMISSION ON PLOT PLAN 91 -473, VESTING .TENTATIVE TRACT MAP 27031 (MINOR CHANGE, AMENDMENT #1) , AND TENTATIVE PARCEL MAP 27399 TO DEVELOP A THREE STORY OUTPATIENT MEDICAL /OFFICE COMPLEX ON A PORTION OF A 65.4 ACRE SITE GENERALLY LOCATED AT THE NORTHEAST CORNER OF WASHINGTON STREET AND 47TH AVENUE. THE SITE IS GOVERNED BY SPECIFIC PLAN 87 -011 (AMENDMENT #1) . APPLICANT: DESERT HOSPITAL BACKGROUND: AGENDA CATEGORY: PUBLIC HEARING BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: The Washington Square Specific Plan 87 -011 was approved in 1989 and amended in 1991. The plan involved the ultimate development of a 65.4 acre site bounded by Washington Street on the west, 47th Avenue on the south, Adams Street on the east, and Highway 111 and Simon Drive on the north. On February 11, 1992, the Planning Commission approved a three story medical /office complex (82,000 square feet /Phase I) on 19 acres of the Washington Square site at the northeast corner of Washington Street and 47th Avenue. The Planning Commission also approved the other two land division requests. FISCAL IMPLICATIONS: None APPROVED BY: RECOMMENDATION: 1. Move to adopt City Council Resolution 92- approving Vesting Tentative Tract Map 27031 (Minor Change, Amendment #1). 2. By Minute Motion 92- accept Planning Commission report of action for Plot Plan 91 -473 and Tentative Parcel Map 27399. Submitted by: Approved for submission to City Council: RON KIEDROWSKI, CITY MANAGER r�. � �� d�' "�'' .� ``�� ,, (_i t -y �- CONDITIONS OF APPROVAL PLOT PLAN 91 -473 - FINAL FEBRUARY 11, 1992 DESERT HOSPITAL GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91 -473, 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. Approval of this plot plan shall be subject to final approval of Vesting Tract Map 27031 (Amendment #1) and all applicable provisions of previously approved Specific Plan 87 -011 (Amendment #1) . 4. There shall be no outdoor storage or sales displays without specific approval of the Planning Commission. 5. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. All parking lot lighting plans utilizing light pole standards shall be a maximum 20 feet and shall be submitted to the Planning Director for review and approval prior to issuance of a building permit. 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. 6. Adequate trash enclosures and recycling enclosures shall be provided. Each trash receptacle shall be equipped with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact local waste management company to insure that enclosure size is adequate. 7. Decorative enclosures may be required by the City around any retention basins depending on site grading requirements and the color, location, and placement of said fence shall be approved by the Planning and Development Department. 8. Future expansion of the property shall be subject to Planning Commission review. Parking demand shall be reviewed at that time to insure adequate parking is provided. 9. Handicapped parking spaces and facilities shall be provided per Municipal Code and State requirements. CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 10. As required by the General Plan, Applicant shall provide noise study by qualified engineer to determine impacts on surrounding residential zones and uses. The noise study shall suggest mitigation measures which the City can require concerning the development of Phase I. 11. Screen wall height adjacent to loading areas shall be determined by required noise study. Should noise problems from use of loading areas arise, Planning Commission shall retain the right to limit the hours of loading and unloading. Surrounding property owners and residents which could be affected by noise shall be notified of Planning Commission consideration of limitations on delivery hours. 12. 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. 13. Screening (i.e., berms with landscaping, 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. 14. Landscaping planters along the north, south and east property lines shall be provided at maximum width possible with all unusable areas adjacent to property lines provided in landscaping. 15. The project shall comply with applicable Arts in Public Places Ordinance. 16. 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. CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 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. 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. 17. 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 Palm Desert Disposal o Sunline Transit Agency o U. S. Postal Office 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. 18. 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. 19. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and Coachella Valley Water District. 20. A bus waiting shelter shall be provided as requested by Sunline Transit on the Washington Street and bus turn out lane when street improvements are installed. Pedestrian crosswalks and traffic safety devices shall be installed as required. CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 21. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development 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 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. 22. 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. 23. 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. 24. 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. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 25. All compact spaces shall be clearly marked "compact cars only". 26. That all conditions of the Design Review Board shall be complied with as follows: A. The landscape program for Washington Street should include a variation of planting materials, such as Palm trees, accent shade trees, lawn, shrubs, and groundcover. The material listed in the specific plan should be utilized. Uplighted trees or palms should be considered along Washington Street. Incandescent light fixtures will be required (less than 160 watts) . CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 B . The proposed retention areas on -site should be landscaped with materials which will support growth even though they are accepting water run -off from paved surfaces. C . A meandering eight foot wide sidewalk should be installed along Washington Street along the frontage of the site. If the sidewalk is to be located on a portion of private property an on -site easement shall be offered. Lawn should not be used between the street curbs and meandering sidewalk except in those areas where it can be kept five feet from the curb, planting adjacent to curb should utilize emitter irrigation. D . Public art pieces should be installed on the property along Washington Street at each of the project entries. The primary art feature should be located at the Washington Street access point. E. Public easements should be offered to the City for the intersections of Washington Street /47th Avenue and Washington Street /Via El Mirador to permit the City the option of placing public art objects on these corners in the future, in case the property does not opt to install art objects in these locations per the City's Art in Public Places Ordinance. F. All future buildings will be subject to further study by the Design Review Board through Plot Plan applications. G . All trash and loading area facilities should be located so that they cannot be seen from any public thoroughfare. The areas should be screened by using masonry wall enclosures and landscaping. H . All windows on the second and third floor should be included in a minimum 4 inch stuccoed plant -on "eyebrow" to reduce the sun exposure on the areas which are susceptible to mid- afternoon heating. Prior to preparation of final landscaping/ irrigation plans, preliminary landscaping plans should be submitted and approved by the Design Review Board. J. Landscape design, planting, and screening shall comply with the specific plan approval and applicable City codes. K. A master sign program should be reviewed /approved by the Design Review Board prior to the issuance of any permits for permanent signs at this location. L. Design measures should be examined to minimize the exposure of the proposed parking lot (s) as they relate to Washington Street, a public thoroughfare as required in the Specific Plan. CONAPRVL.046 5 Conditions of Approval Plot Plan 91 -473 February 11, 1992 M. Decorative paved entryways should be included into the project design to enhance the development. The specific plan standards should be met. 27. The courtyard areas as shown on the approved site plan shall be developed into shaded lounging areas with permanent seating provided. Said plans to be approved by the City at the time of landscaping plan review. CITY FIRE MARSHAL 28. 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. 29. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 41' X 2-1/211 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. 30. 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. 31. 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. 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. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. 34. Certain designated areas will be required to be maintained as fire lanes. CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 35. Provide fire apparatus road to within 150 feet of any portion of the exterior wall of the first floor. Such road shall have a minimum of 20 feet of unobstructed width and a minimum of 13 feet 6 inches of vertical clearance. 36. Center divider in entrance way shall be set back a minimum of 20 feet from curb line. 37. Provide valve supervision and 24 hour monitoring of the waterflow alarm at the automatic fire sprinkler system. 38. Approved building numbers or address shall be placed in such a position as to be plainly visible and legible from the street or road. Said numbers shall contrast with their background. 39. This project may require licensing and /or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the Office of the State Fire Marshal (818) 960 -6441 for an opinion and classification of occupancy to the type. This information and a copy of the letter of intent should be submitted to the Fire Department so that property requirements may be specified during the review process. ENGINEERING DEPARTMENT: 40. 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 . 47th Avenue, 10 feet wide. C. Via El Mirador, 10 feet wide 41. Applicant shall provide a 10 -foot wide public utility easement outside, and adjacent to, the Washington Street and Avenue 47 right of ways. 42. Applicant shall vacate vehicle access rights to Washington Street and Avenue 47 from Parcel #1 except for the access locations approved on Plot Plan 91 -473. 43. Access to Washington Street from the site shall be limited to right turns in and out only at all locations on Washington Street. 44. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these conditions of approval. All street improvements shall be designed and constructed in accordance with the LQMC and adopted Standard Drawings, and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 to traffic signs and channelization markings, street name signs, sidewalks, and raised medians with landscape improvements where required by city General Plan. Street design shall take into account the soil strength, anticipated traffic loading, and design life. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. OFF -SITE STREETS 1. Washington Street (limits are north and south site boundaries) Install half width Major Arterial street improvements, refer to General Plan Figure VII -2; 2. Lot E ( VTM 27031) (from west site boundary to 570 feet easterly) Install half width street improvement as shown in Specific Plan 87 -011, Amendment #1. 45. Applicant shall construct a full width landscaped raised median in Washington Street from Avenue 47 to the centerline Lot E ( VTM 27031) . The City will pay for 500 of the design and construction cost. 46. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the grading permit is issued. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. 47. 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. 48. The grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 49. The site shall be designed and graded in a manner so the building pad elevations are not more than four (4.0) feet higher than Washington Street. 50. The development shall be graded in a manner that permits storm flow in excess of the retention basin capacity to flow out off the site through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the site shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. 51. Storm water run -off produced on -site in 24 hours by a 100 -year storm shall be retained on site in landscaped retention basins or discharged to an approved off -site storm water facility. If the retention basin option is selected, the water depth in the basin shall not exceed six feet and the basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site - specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The City will consider and may approve other ground cover /slope stabilization plant life in lieu of grass on a case by case basis. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of Washington Street, Avenue 47 and Lot E (VTM 27031). 52. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped setback area and median island. The landscape and sidewalk improvements shall be coordinated with the electric power facilities to facilitate landscape masking of power vaults and to eliminate clearance conflicts with the sidewalk. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District. The plans shall be signed by these officials or agencies prior to construction. 53. 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. 54. Applicant shall landscape and maintain the landscaped setback area and right of way area located between the curbs on Washington Street and Avenue 47 and the property line. 55. Applicant shall construct an eight -foot wide meandering bike path in the easterly parkway and landscaped setback area along Washington Street. A six -foot wide sidewalk shall be constructed adjacent to the curb in Lot E ( VTM 27031). CONAPRVL.046 9 Conditions of Approval Plot Plan 91 -473 February 11, 1992 56. Applicant shall provide a blanket easement for sidewalk purposes in the landscape setback areas along Washington Street and Avenue 47. 57. 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. 58. 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. 59. 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. SPECIAL: 60. The Environmental Fees of the State Fish and Game Department and the County of Riverside shall be paid within 24 hours after review of the proposal �1 by the Planning Commission and /or City Council. 61. All required improvements shall be completed prior to site occupancy of the proposed development. 62. Reciprocal access agreements shall be prepared and approved by the City Engineering and Director of Planning and Development which secures common on -site access systems between the property and the abutting properties to the east. 63. Fringe -Toed Lizard fees shall be paid at the time the grading or building permit is issued. 64. All mitigation measures of previously approved Environmental Assessment 91 -207 shall be complied with. 65. Prior to issuance of first building permit for this project, Applicant's shall construct a decorative masonry sound wall at least six feet higher than the grade of Washington Street prior to realignment within the frontage road median. The wall is to run between Singing Palms Drive and residences south of Highland Palms Drive. Wall construction shall be pursuant to recommendations contained in the Noise Study which shall be provided by the Applicant prior to wall plans being prepared. Design and layout of wall shall be coordinated with City plans for landscaping of the frontage road median. CONAPRVL.046 10 _ PH #2 STAFF REPORT PLANNING COMMISSION MEETING FRE con DATE: FEBRUARY 11, 1992 PROJECT: PLOT PLAN 91 -473 TENTATIVE PARCEL MAP 27399 VESTING TENTATIVE TRACT MAP 27031 (MINOR CHANGE) APPLICANT: DESERT HOSPITAL, EL MIRADOR MEDICAL COMPLEX & BIRTCHER REQUEST: A PLOT PLAN DEVELOPMENT PLAN TO PERMIT A THREE STORY MEDICAL /OFFICE COMPLEX (82,000 SQUARE FEET /PHASE I) ON A PORTION OF A 65.4 ACRE SITE LOCATED ON THE EAST SIDE OF WASHINGTON STREET NORTH OF 47TH AVENUE. A REQUEST TO SUBDIVIDE 19 ACRES INTO FOUR PARCELS. A REQUEST TO MODIFY A PREVIOUSLY APPROVED TENTATIVE TRACT MAP WHICH ALLOWED THE SUBDIVISION OF 65.4 ACRES INTO 8 LOTS (7 DEVELOPABLE LOTS) . GENERAL LOCATION: EAST SIDE OF WASHINGTON STREET AND NORTH OF 47TH AVENUE /HIGHLAND PALMS DRIVE, A SIGNALIZED INTERSECTION. LARGER LOCATION: NORTH OF 47TH AVENUE, SOUTH OF SIMON DRIVE AND HIGHWAY 111, EAST OF WASHINGTON STREET, AND WEST OF THE FUTURE ADAMS STREET. SURROUNDING ZONING AND LAND USE: NORTH: C -P -S /VACANT & SIMON MOTORS (ACROSS SIMON DRIVE) AND VACANT AND THE FUTURE ONE ELEVEN LA QUINTA SHOPPING CENTER (ACROSS HIGHWAY 111) . SOUTH: R -1 /SINGLE FAMILY, LAKE LA QUINTA, VACANT. EAST: C -P -S/ PROPOSED REGIONAL MALL SITE (ACROSS ADAMS STREET) . WEST: R -1 RESIDENTIAL/ SINGLE FAMILY HOMES (ACROSS WASHINGTON STREET) LAND AREA: TOTAL 65.4 ACRES (19 ACRES PROPOSED FOR DEVELOPMENT) BUILDING AREA: 82,000 SQUARE FEET (PHASE I) - MEDICAL CENTER PCST.039 1 e3yj G V BACKGROUND: In September and December of last year, the City reviewed the development plans of Desert Hospital for their proposed out- patient facility on the west side of Washington Street, south of Highland Palms /47th Avenue. The proposed medical facility was not permitted as the zoning was not allowed to change to office /medical and related services from R -1 Single Family Residential. The Applicant has requested reconsideration of the project on this site. Property Summary: The Washington property has received various approvals over the last few years. They are: Specific Plan 87- 011 /Change of Zone 87 -028; The original specific plan was approved by the City Council on March '21, 1989, and consists of 348,000 square feet of retail, 19, 000 square feet of restaurant area, 90,080 square feet of office, 350 hotel rooms, and two hotels, and 900 seat cineplex. The property is 65.4 acres in size and vacant at this time. At that same time a change of zone for a majority of the site was approved from R -1 and R -1 12,000 to C -P -S. Since the time of the original approval, the City Council has amended the plan once and the approved specific plan now runs currently with approved Vested Tentative Tract Map 27031. The Amendment was approved in 1991. 2. Vesting Tentative Tract Map 27031; The Vesting Map was processed concurrently with Specific Plan 87 -011 (Amendment #1) in 1991. The Map was approved in July and it allows eight lots on approximately 65.4 acres. A map extension request will be required in July of 1993, if not recorded by then. DESCRIPTION OF SITE: The proposed 19 acre site is a portion of the 65.4 acre property. The Desert Hospital Group is in escrow on the 19 acre property contingent on the approval of this development plan. The remaining acres has frontage along Washington Street, Simon Drive, and Highway 111. The Desert Hospital site has 1,000 feet of frontage along Washington Street and 705 feet on 47th Avenue. The parcel(s) are vacant at this time. The site elevation along Washington Street is approximately 59 feet. The site is partially improved with new street improvements along Washington Street, but the site does not have curb, gutter or sidewalk improvements except on 47th Avenue. A raised frontage road median island exists on the west side of Washington Street installed by the City in 1989. SITE DESIGN: The proposed Phase I three story medical building has been positioned in the center of the lot with proposed parking encircling the building. The plan has been designed to meet the requirements of the Washington Street Specific Plan originally adopted by the City in 1989 and amended -in 1991. Access driveways have been positioned to permit easy access to and from the site with all parking areas conveniently placed to assist patron usage. PCST.039 LANDSCAPING/ SCREENING: The landscape setback along the frontage of the site is approximately 20 feet, and a meandering sidewalk is shown along Washington Street. The sidewalk along Washington Street, a major arterial, is eight feet wide to allow pedestrian and bikeway travel. A concept landscape plan was submitted in December, 1991, and the plan is attached. ARCHITECTURAL DESIGN: The three story building which is the same design as previously proposed, is 160 feet from Washington Street and is designed to allow easy access from the abutting parking lot areas into the first floor common waiting area. The proposed Spanish style design motif is indicative of this region (e.g., the roof, rough stucco exterior, large glass windows, etc.) . Preliminary discussions with the architect have indicated the building will be painted white and include green and yellow accent tiles. A covered arcade is proposed for the perimeter of the building around the first floor and the architect has included textured paved areas to define the public spaces. Planters are also interspersed along the pedestrian areas to add additional character to the entry into the proposed facility. The proposed building meets the design parameters of the City. DESIGN REVIEW BOARD ACTION: On February 5, 1992, the Design Review Board evaluated the proposed project. The Committee voted to conditionally approve the project as follows: 1. The landscape program for Washington Street should include a variation of planting materials, such as Palm trees, accent shade trees, lawn, shrubs, and groundcover. The material listed in the specific plan should be utilized. Uplighted trees or palms should be considered along Washington Street. Incandescent light fixtures will be required (less than 160 watts) . 2. The proposed retention areas on -site should be landscaped with materials which will support growth even though they are accepting water run -off from paved surfaces. 3. A meandering eight foot wide sidewalk should be installed along Washington Street along the frontage of the site. If the sidewalk is to be located on a portion of private property an on -site easement shall be offered. Lawn should not be used between the street curbs and meandering sidewalk except in those areas where it can be kept five feet from the curb, planting adjacent to curb should utilize emitter irrigation. 4. , Public art pieces should be installed on the property along Washington Street at each of the project entries. The primary art feature should be located at the Washington Street access point. 5. Public easements should be offered to the City for the intersections of Washington Street /47th Avenue and Washington Street /Via El Mirador to permit the City the option of placing public art objects on these corners in the future, in case the property does not opt to install art objects in these locations per the City's Art in Public Places Ordinance. PCST.039 6. All future buildings will be subject to further study by the Design Review Board through Plot Plan applications. 7. All trash and loading area facilities should be located so that they cannot be seen from any public thoroughfare. The areas should be screened by using masonry wall enclosures and landscaping. 8. All windows on the second and third floor should include a minimum 4 inches stuccoed "eyebrow" plant -on to reduce the sun exposure on the areas which are susceptible to mid - afternoon heating. 9. Prior to preparation of final landscaping/ irrigation plans, preliminary landscaping plans should be submitted and approved by the Design Review Board. 10. Landscape design, planting, and screening shall comply with the specific plan approval and applicable City codes . 11. A master sign program should be reviewed /approved by the Design Review Board prior to the issuance of any permits for permanent signs at this location. 12. Design measures should be examined to minimize the exposure of the proposed parking lot (s) as they relate to Washington Street, a public thoroughfare as required in the Specific Plan. 13. Decorative paved entryways should be included into the project design to enhance the development. The specific plan standards should be met. GOALS OF THE SPECIFIC PLAN: Washington Square is a 65.4 acre planned development project that will accommodate the needs of commercial users in the area. The Specific Plan provides site specific development standards and criteria within which phased development of the project site will occur. Specifically, the plan is designed to achieve the following objectives: 1. Create a high quality development within which commercial and office facilities can locate; 2. Achieve consistency with the City of La Quinta design standards. Consistent design and development standards will work to insure a high quality, integrated project compatible with present and future surrounding development; Implement the General Plan of the City of La Quinta and the proposed Highway 111 Specific Plan; 4. Provide a land use program that will allow development to occur in an orderly manner, and yet will have the flexibility to respond to changes in market demand; 5. Respond to growing pressures of commercial expansion in the Coachella Valley region; PCST.039 Provide an expanding economic base for the City of La Quinta; 7. Provide employment opportunities for persons living in the La Quina area who are currently commuting to outlying employment centers; 8. Create a landscape and streetscape that will enhance the aesthetic and visual quality of the area and be consistent with proposed streetscapes adjacent to the project site; 9. Provide a planned infrastructure, utility and service program that can meet the expanding needs of the project site in an efficient and cost effective manner; 10. Improve traffic at project area intersections to a level of service "D" ( Washington Street and Highway 111) ; and, 11. Design a project that will maintain a minimum traffic level of service "C", except for the intersection of Highway 111 at Adams street and Washington Street. The proposed Phase I development plan of Desert Hospital meets the goals and objectives of the Washington Square Specific Plan. No deficiencies are found in the attached plan. SUNLINE TRANSIT REQUEST: On January 30, 1992, Staff received a request by the local transit agency to include a bus turnout/ shelter in front of the proposed medical facility on Washington Street, and a request to have a traffic signal at Washington Street and Simon Drive to facilitate access into the future transit site on Simon Drive as required by the approved Specific Plan. Staff is not opposed to the request of the transit authority for a bus stop on Washington Street, however, Staff cannot support the request for a new traffic signal at Via El Mirador as part of this review because the original conditions of Vested Map 27031 and the Specific Plan do not permit it at this time. The original Conditions of Approval for the Vested Map state, "...an opening in the median island to permit left turns in and out may be approved by the City Council at a future date if a traffic study confirms the need for this median opening." In summary, this issue should be reviewed in the future when other elements of the property initiate development, a traffic study is prepared, or the Conditions of Approval are revised through a public hearing procedure. TRAFFIC STUDY: A traffic impact report was prepared for the Washington Square project in 1988 and updated.in 1991. The previous reports analyzed the ultimate development plans of the 64.5 acre site and its effect on abutting existing and future public streets in this area. The traffic consultant made various recommendations to the City to reduce the off -site impacts of the project, and these findings become Conditions of Approval for both the Specific Plan and Vesting Tentative Tract Map. In summary, this initial phase of construction (+82,000 square feet) and its related traffic impacts are an incremental portion toward the ultimate development of the site to that which was originally approved by Specific Plan 87 -011 (Amendment #1) . The Applicant has prepared an updated summary to show the relationship of this project to the original traffic study (see attached information) . As future phases are proposed, updated PCST.039 traffic figures will be required of the Applicant to assure the traffic volumes generated are consistent with the original traffic study prepared by Barton - Aschman Associates. SUBDIVISION APPLICATIONS: Two applications have been filed with the plot plan application an amendment to the Vesting Tract Map has been requested in order to modify the original tentative map approval which occurred in 1991. The map permitted eight lots and the Applicant has requested that the Planning Commission allow a minor change to his past approval to allow a restructuring of the lots to conform with the request of Desert Hospital's development request. The tentative parcel map request by the hospital would divide the 19 acre corner parcel at 47th Avenue and Washington Street into four new parcels. The Planning Commission is in final authority on the parcel map case. The cases which forward to the City Council are the plot plan case and the Vesting Tract Map change. However, the City Councils review of the plot plan is only for information purposes unless an appeal is filed by an aggrieved party. If an appeal is filed, a public hearing date is set by the City Council. In the case of the Vesting Tract Map Minor Change, the City Council may make a final decision on the matter when it initially appears on its agenda or it may continue the matter without the consent of the land division. The review and /or approval by the City Council of a minor change shall not affect the time period within which the land division must prepare and file the final map. A minor change to a tentative map is defined as "...a modification of an approved tentative map that involves a change of lot lines, lot shape, lot dimensions, street alignment, width or grade; grading proposals or other elements that do not change the basic design or improvements required in the approved tentative map and the conditions thereof." The proposed change in the Vesting Tract Map is therefore considered minor since the Applicant has requested three lot configuration changes. Original Approval New Map Lots 1 3.15 acres Same size 2 1.90 Same size 3 9.21 Same size 4 3.62 Same size 5 15.43 *19.00 acres (Desert Hospital site) 6 11.95 *15.39 acres 7 14.63 * 7.62 acres 8 .61 (Retention) Same size * New changes The sizes are adequate to allow commercial development, and no problems are anticipated by the request. No other changes to the original map are proposed. The parcel map, if approved, could not be finaled until the Vesting Tract Map is recorded. Once the legal lot (Lot 5) is created, the parcel map could be finaled and recorded too. PCST.039 WALL REQUIREMENT ALONG WASHINGTON STREET FRONTAGE ROAD: As required by the settlement between the City and property owner on the west side of Washington Street, this project will necessitate construction of a masonry sound wall in the frontage road median. The Applicant's are aware of this requirement and will construct the wall as required. FINDINGS: The proposed project is consistent with the goals and policies of the La Quinta General Plan and the standards of the Municipal Zoning and Land Division Ordinances, subject to conditions. The proposed project is consistent with Specific Plan 87 -011 (Amendment #1) . 2. The subject site is currently developed with some existing off -site improvements, therefore no known impacts are anticipated by the requested applications. The division of the property will not affect the continued use of the property nor affect the future sale of the existing homes to the west or south. 3. The design of the land division will not cause public health problems and will not conflict with existing public easements. 4. The proposed parcel map is not likely to cause substantial environmental damage or injury to fish or wildlife or their habitat, and a Categorical Exemption 15315 (Class 15) is allowed pursuant to CEQA statutes. The proposed Vesting Tentative Tract Map (Minor Change) is consistent with the previously approved tentative map and no new impacts are anticipated since the Applicant has only requested minor lot pattern changes to the map application as permitted by the City Subdivision Ordinance. RECOMMENDATION: 1. That the Planning Commission adopt Planning Commission Resolution 92- approving Tentative Parcel Map 27399, subject to the attached conditions as noted in the Planning Commission Resolution. 2. That the Planning Commission adopt Planning Commission Resolution 92- approving Vesting Tentative Tract Map 27031 (Amendment #1, Minor Change) , subject to the attached conditions as noted in the Planning Commission Resolution. 3. That the Planning Commission by Minute Motion 92- approve Plot Plan 91- 473 subject to the attached conditions. PCST.039 CONDITIONS OF APPROVAL PLOT PLAN 91 -473 - PROPOSED FEBRUARY 11, 1992 DESERT HOSPITAL GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91 -473, 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. Approval of this plot plan shall be subject to final approval of Vesting Tract Map 27031 (Amendment #1) and all applicable provisions of previously approved Specific Plan 87 -011 (Amendment #1) . 4. There shall be no outdoor storage or sales displays without specific approval of the Planning Commission. 5. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. All parking lot lighting plans utilizing light pole standards shall be a maximum 20 feet and shall be submitted to the Planning Director for review and approval prior to issuance of a building permit. 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. 6. Adequate trash enclosures and recycling enclosures shall be provided. Each trash receptacle shall be equipped with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact local waste management company to insure that enclosure size is adequate. 7. Decorative enclosures may be required by the City around any retention basins depending on site grading requirements and the color, location, and placement of said fence shall be approved by the Planning and Development Department. 8. Future expansion of the property shall be subject to Planning Commission review. Parking demand shall be reviewed at that time to insure adequate parking is provided. 9. Handicapped parking spaces and facilities shall be provided per Municipal Code and State requirements. CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 10. As required by the General Plan, Applicant shall provide noise study by qualified engineer to determine impacts on surrounding residential zones and uses. The noise study shall suggest mitigation measures which the City can require concerning the development of Phase I. 11. Screen wall height adjacent to loading areas shall be determined by required noise study. Should noise problems from use of loading areas arise, Planning Commission shall retain the right to limit the hours of loading and unloading. Surrounding property owners and residents which could be affected by noise shall be notified of Planning Commission consideration of limitations on delivery hours. 12. 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. 13. Screening (i.e. , berms with landscaping, 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. 14. Landscaping planters along the north, south and east property lines shall be provided at maximum width possible with all unusable areas adjacent to property lines provided in landscaping. 15. The project shall comply with applicable Arts in Public Places Ordinance. 16. 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. CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 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. 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. 17. 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 Palm Desert Disposal o Sunline Transit Agency o U. S. Postal Office 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. 18. 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. 19. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and Coachella Valley Water District. 20. A bus waiting shelter shall be provided as requested by Sunline Transit on the Washington Street and bus turn out lane when street improvements are installed. Pedestrian crosswalks and traffic safety devices shall be installed as required. CONAPRVL.046 3 Conditions of Approval Plot Plan 91 -473 February 11, 1992 21. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development 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 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. 22. 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. 23. 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. 24. 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. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 25. All compact spaces shall be clearly marked "compact cars only". 26. That all conditions of the Design Review Board shall be complied . with as follows: A. The landscape program for Washington Street should include a variation of planting materials, such as Palm trees, accent shade trees, lawn, shrubs, and groundcover. The material listed in the specific plan should be utilized. Uplighted trees or palms should be considered along Washington Street. Incandescent light fixtures will be required (less than 160 watts) . CONAPRVL.046 4 Conditions of Approval Plot Plan 91 -473 February 11, 1992 B . The proposed retention areas on -site should be landscaped with materials which will support growth even though they are accepting water run -off from paved surfaces. C . A meandering eight foot wide sidewalk should be installed along Washington Street along the frontage of the site. If the sidewalk is to be located on a portion of private property an on -site easement shall be offered. Lawn should not be used between the street curbs and meandering sidewalk except in those areas where it can be kept five feet from the curb, planting adjacent to curb should utilize emitter irrigation. D . Public art pieces should be installed on the property along Washington Street at each of the project entries. The primary art feature should be located at the Washington Street access point. E. Public easements should be offered to the City for the intersections of Washington Street /47th Avenue and Washington Street /Via El Mirador to permit the City the option of placing public art objects on these corners in the future, in case the property does not opt to install art objects in these locations per the City's Art in Public Places Ordinance. F. All future buildings will be subject to further study by the Design Review Board through Plot Plan applications. G . All trash and loading area facilities should be located so that they cannot be seen from any public thoroughfare. The areas should be screened by using masonry wall enclosures and landscaping. H . All windows on the second and third floor should be included in a minimum 4 inch stuccoed plant -on "eyebrow" to reduce the sun exposure on the areas which are susceptible to mid- afternoon heating. I. Prior to preparation of final landscaping/ irrigation plans, preliminary landscaping plans should be submitted and approved by the Design Review Board. J. Landscape design, planting, and screening shall comply with the specific plan approval and applicable City codes. K. A master sign program should be reviewed /approved by the Design Review Board prior to the issuance of any permits for permanent signs at this location. L. Design measures should be examined to minimize the exposure of the proposed parking lot(s) as they relate to Washington Street, a public thoroughfare as required in the Specific Plan. CONAPRVL.046 Conditions of Approval Plot Plan 91 -473 February 11, 1992 M. Decorative paved entryways should be included into the project design to enhance the development. The specific plan standards should be met. 27. The courtyard areas as shown on the approved site plan shall be developed into shaded lounging areas with permanent seating provided. Said plans to be approved by the City at the time of landscaping plan review. CITY FIRE MARSHAL 28. 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. 29. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2-1/211 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. 30. 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. 31. 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. 32. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A1OBC in rating. Contact certified extinguisher company for proper placement of equipment. 33. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. 34. Certain designated areas will be required to be maintained as fire lanes. CONAPRVL.046 6 Conditions of Approval Plot Plan 91 -473 February 11, 1992 35. Provide fire apparatus road to within 150 feet of any portion of the exterior wall of the first floor. Such road shall have a minimum of 20 feet of unobstructed width and a minimum of 13 feet 6 inches of vertical clearance. 36. Center divider in entrance way shall be set back a minimum of 20 feet from curb line. 37. Provide valve supervision and 24 hour monitoring of the waterflow alarm at the automatic fire sprinkler system. 38. Approved building numbers or address shall be placed in such a position as to be plainly visible and legible from the street or road. Said numbers shall contrast with their background. 39. This project may require licensing and /or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the Office of the State Fire Marshal (818) 960 -6441 for an opinion and classification of occupancy to the type. This information and a copy of the letter of intent should be submitted to the Fire Department so that property requirements may be specified during the review process. ENGINEERING DEPARTMENT: All Engineering Conditions will be presented at the Study Session. SPECIAL: 40. The Environmental Fees of the State Fish and Game Department and the County of Riverside shall be paid within 24 hours after review of the proposed by the Planning Commission and /or City Council. 41. All required improvements shall be completed prior to site occupancy of the proposed development. 42. Reciprocal access agreements shall be prepared and approved by the City Engineering and Director of Planning and Development which secures common on -site access systems between the property and the abutting properties to the east. 43. Fringe -Toed Lizard fees shall be paid at the time the grading or building permit is issued. 44. All mitigation measures of previously approved Environmental Assessment 91 -207 shall be complied with. CONAPRVL.046 7 Conditions of Approval Plot Plan 91 -473 February 11, 1992 45. Prior to issuance of first building permit for this project, Applicant's shall construct a decorative masonry sound wall at least six feet higher than the grade of Washington Street prior to realignment within the frontage road median. The wall is to run between Singing Palms Drive and residences south of Highland Palms Drive. Wall construction shall be pursuant to recommendations contained in the Noise Study which shall be provided by the Applicant prior to wall plans being prepared. Design and layout of wall shall be coordinated with City plans for landscaping of the frontage road median. CONAPRVL.046 8 CITY OF LA QUINTA PLANNING COMmISSION�� TILE OF PUBLIC NEARING NOTICE IS HEREBY GIVEN, that the City of La Quinta Planning Commission will hold a PUBLIC HEARING on February 11, 1992, at 7:00 p.m. in the La Quinta City Hall Council Chambers, 78 -105 Calle Estado, on the following item- ITEM: TENTATIVE PARCEL MAP 27399 REQUEST: REQUEST TO DIVIDE 19 ACRES INTO 4 LOTS GENERALLY LOCATED AT THE NORTHEAST CORNER OF WASHINGTON STREET & 47TH AVENUE. APPLICANT: DESERT HOSPITAL /MEDIPLEX & BIRTCHER LOCATION: EAST SIDE OF WASHINGTON STREET, NORTH OF 47TH AVENUE, SOUTH OF SIMON DRIVE & HIGHWAY 111, & WEST OF FUTURE ADAMS STREET. NON- HEARING REQUESTS: PLOT PLAN 91 -473 - <DEVELOP AN 81,000 SQUARE FOOT MULTIPLE STORY MEDICAL OUT- PATIENT FACILITY (PHASE 1) ON 19 ACRES WHICH WILL INCLUDE 470 ON -SITE PARKING SPACES & RELATED ON -SITE LANDSCAPING IN THE CPS (COMMERCIAL) ZONE. VESTED TENTATIVE TRACT 27031 - REQUEST FOR MINOR AMENDMENT TO A PREVIOUSLY APPROVED MAP WHICH ALLOWED THE DIVISION OF 65.4 ACRES INTO 8 LOTS. LEGAL: APN: 617 - 020 -028, 029, 026, 007 (PORTION OF NORTH 1/2 OF SECTION 30, T5S, R7E, SBBM) Pursuant to the State of California Environmental Quality Act Guidelines, Negative Declarations were prepared for Specific Plan 87 -011 and Vesting Tentative Tract Map 27031 in 1989 &.1991. The Negative Declarations adequately addressed the proposed projects, and mitigation measures were added to mitigate the potentially significant impacts on traffic and circulation, air quality, water resources, and public services and utilities, thus reducing their impacts to a level of insignificance. Therefore, the previous Negative Declarations. apply to the proposed project since the circumstances of the project are essentially the same as those addressed in the original Negative Declaration. A Categorical Exemption will be filed for the tentative parcel map case per Section 15315 of the CEQA Standards. Any person may submit written comments to the Planning and Development Department prior to the Hearing and /or may appear and be heard in support of or opposition to the Negative Declaration and /or the above cases at the time of the Hearing. If you challenge the decision of this proposal 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 project files 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 FEBRUARY 1, 1992 - 47th A VENUE Z .. North a �`�[ lr ; •lr- Q Ste' 48th AVE. MULTIPLE STORY MEDICAL OUT- PATIENT FACILITY (PHASE 1) ON 19 ACRES WHICH WILL INCLUDE 470 ON -SITE PARKING SPACES & RELATED ON -SITE LANDSCAPING IN THE CPS (COMMERCIAL) ZONE. VESTED TENTATIVE TRACT 27031 - REQUEST FOR MINOR AMENDMENT TO A PREVIOUSLY APPROVED MAP WHICH ALLOWED THE DIVISION OF 65.4 ACRES INTO 8 LOTS. LEGAL: APN: 617 - 020 -028, 029, 026, 007 (PORTION OF NORTH 1/2 OF SECTION 30, T5S, R7E, SBBM) Pursuant to the State of California Environmental Quality Act Guidelines, Negative Declarations were prepared for Specific Plan 87 -011 and Vesting Tentative Tract Map 27031 in 1989 &.1991. The Negative Declarations adequately addressed the proposed projects, and mitigation measures were added to mitigate the potentially significant impacts on traffic and circulation, air quality, water resources, and public services and utilities, thus reducing their impacts to a level of insignificance. Therefore, the previous Negative Declarations. apply to the proposed project since the circumstances of the project are essentially the same as those addressed in the original Negative Declaration. A Categorical Exemption will be filed for the tentative parcel map case per Section 15315 of the CEQA Standards. Any person may submit written comments to the Planning and Development Department prior to the Hearing and /or may appear and be heard in support of or opposition to the Negative Declaration and /or the above cases at the time of the Hearing. If you challenge the decision of this proposal 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 project files 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 FEBRUARY 1, 1992 - ' '; �� .�� ✓�- ` ' ;.; ;;1.;. � �) c � l� i� A w • s f ° a fill all � a a� IL Z Q b • � i c =s e s Y • s • if _J � N 0 s M • • e 0 �1 Q A E2 ;n: oD ` -z_? i >nz n'0 ]I.i0 o� z a. Zc to 5;,A 0 nC zD T m am TYPICAL BUILDING & FIGURE IV -2 PARKING SETBACKS STREET B 0 rn D z q n et c o Ile Igo �o s•� - gg• � 8 s a � � — ,f� flu o s • � E � � o s 0 M • 1 r O • it o •� s a a a jig� � � i g Yo a 0 a y Es ab IL O C u ~ • • / • O ` L a d �- yv + 3 � r O s w • w e a Z V Q r.OWAC • LENGTH il Dn;e T oil SL it i a J i w Z 0 J . 1 s 1 <I t cTI Aso ► ;TN �o 1 am 0 o t4••A ' ■s FIGURE IV -3 . ARKING SPACE DIMENSIONS Q T a i 1 T V Yy Z IV �� o ' t t 3 Q 4 • y • w • • M O O Z w w e a Z g [s s jig tv all a a i N a 0 Bill s : E y•W s o bss�� Y � � �_ °� � p e E 0 51 Q �dti 0 CVO a X00 0 ~t; O �s4 W Xa CK CK __C4 3W< i 0 B p to a E� Q S1N3W32JM038 9NWI211S P,A1 32111914 30VdS 9NDISYd -278 SSOY • V k; 1 T �A 8 IL 0 IL • • M 0 2 W C � m Z u W ?z J "g -r ZOO p O3-z :t7 Zr< a04 o, 3UZ :g W e J V1 TrW M W Z O Q U W o� O W ?e � IL 0 IL • • M 0 2 d loodlry and nionhMlYlp afeoe !wr not encroach Wft buk*q selbock areas, unless odequale lorlOaC no' and buffers ate Provided. e. AN Ioodit atom stwg be screened Not view from public and private grey" by o IG4000 high decoic"m act~ wag, oN\Ornenlol lonclecopino. anchor poAloo of on-MN bWlWq/. loeUkfn w theme scleen w011l WON be booed. an MM b\OI OeMgn approved by IM pkini li conrnYYa► for each picot— g oreo. design and corrtrucgon of Woo wag WON be subject to opproval of the City prix to Wuonce of o building permit km "to wag. 1. Olrod loodlr g from o pubft klhMl Wolf not be perff~. loodang atom and dam ►flag ally be perrllllled along ffm rem or We of the blAldk►g. g. Truck moneuvering aem sflol not encroach kilo tequred porting .loft and drive olslea. h. Or►1Re truck monewering to and from loodkp oreos ~ be provided to oOOOnvrWda101M 4Vmw of trucks that will be servicing the speeglo use. With toe oppraral or the fhor -1 and Engk\eering OepaAnwwft o building owner ITIOy modlly this monewerv+g aeo requiotso mill with the opproval of o use and We specific kolgc study. 1. Side boding may be porrllgted povlded *%ol koodkV area Y screened In occadonce with the slondords of eke City of Lo Q left WAGOIROTOM :eeA/1R SPICIVIO P►ae from T. Neu N -21 COUkMMLOC<wel . u..� ar y ape a' Iowa IRaCIOWOVMO b' IOR af' LONG IR*CICMVRA1Y 4 POM Or LEFT Foam Mill PAM d cwqu4t m 170 \ MM at' fatale dam Ing a80 flwnmuR 1 IM'0 • a'0 LNf) 'r L I.r i=1 r0 D5'0 S(WMAR[R AND MAC10111 CO&MM44nom treaaulw POACTICA► rtONM RADIUS Or lVO. '.w1pi, a KAII, ® WASHINGTON SQUARE COMMERCIAL MUlt1.VSE CENTER LA OUINIA. CALIFORNIA i O _ 14 0 all fill afi nq Rl 11 Iq Iu ni l a � 5 u N $I II II a 3_. s�o Y �� II n saga¢ fag$ aY, �'I I all aS Wile 1 1 $• - it raT 24 S 110M fill 1-!11 4$� .Q. a�4 -� 9 �g 9 4 i' 3� • S P �s s IL P Ir 4 �c� 4 ~i J r I■ ■ ■ • ■ ■ ■ ■ ■ ■ ■ ■ • • • ■ • i ll• l■ • • • • • i_- cccc_ccc`�- •��• JQQ nOG%DC i rag [l D WASHINGTON COMMERCIAL MULTI•L LA 9UINTA, CALIFORNIA BIRTCHER 72120 Monuroc,ulinp 2a. S 1novsor4 Po►ms. CA 922Ie tel: 610 3023V FCi 610 HIGHWAY III / WASHINGTON ADAMS STREETS LANDSCAPE SIMON DRIVE / AVENUE 47 LANDSCAPE AVENUE 47 LANDSCAPE MAJOR CORNER LANDSCAPE PEDESTRIAN SEATING AREA LANDSCAPE MAIN ENTRY SECONDARY ENTRY SOURCE: larKh opo Com*pt Mon. Ronald GrK Aiiocialu. Fobewry 11. MI. iNl./. I NNIN e c��: tai i j \'E %ORK •' HT. /PALM SPAN/GS COLD FINES OROUNDCOVER TVP. %PROPERTV LINE WALL ACCENT GEMMING K ERGAEEN SCREEN TREES FLOWERING / ACCENT ��,__- /VINES _ _ !_ FLOWEINI HAUSS� I CURB LINE LARGE EVEROREEN SNAUBS tEXISTING s• WIDE AVENUE 47 CONCEPTUAL SCREEN PLANTING CURBSIDE SIDEWALK NTS O ..ca.r ACCENT G GATE PALMS TVP. -" MULTI•TAUNK DESERT wtnwsalYfl 4tw•Ila� r..uAav taee! Teal PALM SPRINGS COLD FINES LIMIT OF LANDSCAPE R.O.W. EXISTING t' WIDE SIDEWALK DATE PALMS TVP, OROUNOCOvER Tv►. C ..,i • BOULDERS TVP. 1 • LAWN ACCENT SHRUGS � ` DROUGHT ;OVER SIMON DRIVE / AVENUE 47 CONCEPTUAL LANDSCAPE NTS. PALM SPRINGS GOLD FINES TOLERANT GROUNDCOVER t ACCENT BERMING-1 • w10E MEANDERING SIDEWALK TVP. CURD LINE DESERT MULTI -TRUNK FLOWERING SHRUGS SHRUGSI CANOPY TREES - - - �� LIMIT 0► LANDSCAPE R.O.W. • DATE PALMS TVP. 4 ,LAWN f ACCENT SHRUGS DROUGHT TOLERANT OROUNMOVIR CURB LINE HIGHWAY 111 / WASHINGTON / ADAMS STREETS CONCEPTUAL LANDSCAPE NTS NOT TO SCA(E rNA00"D PAvolm"T TtP. Y11L11•Vol" CArOPT iwllf wlArlwlAl COLOR IWl/6Ni1 L� • o•rl PALMS rT►.IUPLaIIn • �' lYlRf:w!!N SNRUOI TVP. `• ;� QAOwaocovaw aNwwf rvr. HuU1•1114N11 CANOPV Mllf IWl64N71 • COLOA I 'I CO p •' NT, W(MMA"UT WALL TTP LAW" IAWr 0, W10% MtAN011lwO fql WAllt T1/P. MAIN ENTRY CONCEPT M11►TI 1 auftm CA"OPv loll! l' MT. fn tll MT WALL ANNUAL COLOR p DATE PALM! lrl C* T wt"U" tf (� lvtROwtlR !blues at s. f r WA ♦NIMO70N fOYAAt MAIN ENTRY CONCEPT tLlvAnor NOT TO SCALE WASHINGTON S COMMERCIAL MULTI -USE LA 9UINTA, CALIFORNIA B] i l EOER r2120 mawAOC %pwv rte. xw. ToNXAiW PcW-& CSC 9=76 TM 619 30-23M FCIA NO Y: �LANNING NCT%%4C= R .. •. e. .�, 41 � �I L ,� /r •MMY.t 1 S.veM(a�. LUwa LTC PALMS TTP. Te$' "T., oaoumocovea — rLOwearq swwv�s TT►. TauAM CAMOPT Tall (u►LIOMTo OaOLNMCO V e A MOMVY(MT wait r� _ }--r wat w. «o��n.o swawA►K TTY. SECONDARY ENTRY CONCEPT OATS PALM MULTI TaUMA CAIIOPT tale$ f MT MO"Ume"T WALL otows"We $.-owes M4 M�'/�* , Aar1 /AL, COLOR .� •` �•" ,1�� lo v, y .• L AWN 4 Ir QUA 01 SECONDARY ENTRY CONCEPT $ ►e VAT$0% Commoomm MEN NOT T� wasHiNGTc COMMERCIAL IN LA 9UINTA, _ CALIP BIRTCE n120 hoorvAoe% TT+ou ono PaT$. to 619 Y43.2= ILM14ING WrAC10 1 Table VI-1 Proposed Plant Palette Botanical Nartss Cornrnon Morrie fiQe Polmt: Chamoerops Humub Modttertonean Fon Palm 24' • 46' box Phoenix Doct *fc Gore Poem 16' • 20' HA Trees Chlbpsis Uneorb Desert WiDow 24' • 36' box Brochychfton Popuh" Soft Tres 24' • 36' box .Jocorondo ACOOBO brorondo 24' • 48' box Prows s CNylerub Chtieon Mesqufte 24' • 48' box Rhus lonceo African Sumoc 24' • 36' box Schinus Mope Oolltomlo Pepper 24' • 36' Box Shrubs Bougainv11W to Jotb' Clumping bougalnvtileo S Gal Coesolpinlo G111e0 Mexlcon Bird of Porodiss S Gd CoesolpM Pulchommo Red Blyd of Porodba S Gd Cossb Membioldes Feathery CosW S Gal Cassio Wll2eCA Shrubby Semo S Gal Dodoneo V. 7urpuroeo' Hiopseed Bush S Gal Errcella FoMOW Brtftte Bush S Gd lorreo Tridentalo Creosote Bush S Gd Ieucophyeum F. 'Green Cloud' Texas Ronper S Gal NeAum Oleander 'Petrie Pink' Dwort Oleander S Gd Pomiseturn S. 'Cupreum' Purple Fountoln Grosz S Gd SoN10 Grem Sage S Gd Coco: Mrococfus Gnnari Golden Barret Cactus 10' • 14' Db Fououterio Splendwv Ocofitb S' • 6 Hts. 64 Ca* N' FteSpe,ot0e PorviBoto Red Yucca S Got Yuoco PerKUIo Soft leaf Yu= S Gd Esparws: Bougolnvow $on Diego Red Bougoinvfftso 3 Gd GebwNu n swr4w lrem Coroono Jessomine S Gd Grewla Coma lavendw Star flower S Gd 55 =^.. 1lnrw Cola Seasonal Flowen Fbb ® 9' O.C. Socchoris P. 'Centemlaf boochorb S Gd Doleo Gregg) Tic" Indigo Bush S Gd lantano C. Dwarf Y05ow' Owad lontono S Gd Palm Wfo Gold n nes Verbena P. Sforl4e' Verbena 5 Gd DEC 2 0 1991 December 19, 1991 LANDSCAPE DEVELOPMENT CONCEPTS El Mirador Medical Plaza La Quinta, CA e I. Objectives: Through the proper use of plant materials, irrigation systems and other traditional "landscape" features/ materials, establish a development that achieves the following: A. Appropriate "blend" with existing adjacent landscapes. B. Desirable aesthetics for both the "users" of this site, as well as the general public driving by. C. Functional design that exhibits limited requirements for excessive maintenance. D. Protection from harmful effects of wind and water erosion. II. Criteria /Assumptions: The "baseline" from which this overall landscape development concept has evolved is as follows: A. There will be an adequate budget to allow for construction /installation of landscape development as shown on drawings and /or as specified in Project Manual. B. There will be a commitment on the part of Desert Hospital to employ the services of a professional maintenance organization to properly maintain the landscape development following construction /installation. C. Landscape development outside the property lines, other than establishment of a "rock surface" (i.e. within the Washington Street R.O.W.), is not considered a part of this project at this time. 1I1. System Description: A. The Landscape Development Concept Plan illustrates various separate and distinct landscape "zones ". These zones were initially conceived and isolated from one another based on two critical factors: level of maintenance required; and cost of installation. 1. Landscape Zone A: Combination of durable turf areas and hand- planted ornamental trees, shrubs, and groundcovers; "high" maintenance requirements; "high" Henningson, Durham Suite 125 Telephone Architecture & Richardson, Inc. 12700 Hillcrest Road 214 960 -4000 Engineering Dallas. Texas Planning 75230 -2096 irrigation system requirements. Plant list typical for this zone: Hybrid Bermuda grass, Cactus, Bird -of- Paradise, Asparagus Fern, Cycad, Bougainvillea, Gazania, Sage, Lilyturf, _Lantana, Yucca, Abelias, Cotoneaster, Nandina, Jasmine, Roses, Palms, Loquat, Abyssinian Banana, Weeping Fig, Edible Fig, Creeping Fig, Evergreen Ash, Honeylocust, California Holly, Jacaranda, Goldenrain Tree, Crape Myrtle, Primrose Tree, Sweet Bay, Olive, Photinia, Pittosporum, Pomegranate, Oak, Linden, Chinese Jujube, and other plants from the suggested plant list contained within the Washington Square Specific Plan Document. 2. Landscape Zone B: Durable turf areas; "medium" maintenance requirements; "medium" irrigation system requirements. Plant list typical for this zone: Common Bermuda grass. 3. Landscape Zone C: Hydroseeded native grasses, wildflowers and /or groundcovers; "medium" maintenance requirements; "low" irrigation system requirements. Plant list typical for this zone: Fescue grasses, Ryegrasses, Rattlesnake grass, Pampas grass, Fountain grass, Gazania, Lantana, and other native grasses and Wildflowers. B. This landscape development needs to have the capability of minimizing irrigation demand in selected areas following establishment- of plants (particularly in the drought tolerant /resistant zones). C. This landscape development needs to utilize drought tolerant /resistant plant materials within certain areas of the site. D. This landscape development will utilize a limited number of ornamental trees, shrubs and groundcovers, predominantly restricted to the high - profile /pedestrian areas. E. This landscape development will utilize a limited amount of durable turf areas in high use /active areas of the site. F. The irrigation system in this landscape development will be comprised of a hierarchy of different types of systems as necessary to meet plant material establishment and maintenance requirements, as well as the ongoing overall anticipated maintenance regime. These systems can be divided into five basic categories: 1. Small turf area systems (spray heads spaced between 7 and 15 feet on center). 2. Shrub area systems (spray heads spaced between 5 and 15 feet on center, using fixed position risers and 12 -inch pop -up heads), including bubbler and drip systems where appropriate. 3. Large turf area systems (gear driven rotor heads with 3- inch pop -up stroke, spaced 30 to 60 feet on center). IV. Design Evaluation: A. In general, utilize low maintenance plant materials, suitable for proper mature development in the La Quinta microclimate. B. Minimize irrigation water needs where possible. �l r 1 rl a 9 r� t� PROGRAM Space Inventory Summation The following program space listing was derived from discussions wah hospital personnel, the physician survey, the market survey, and professional experience. It represents the total space required for Phase One. Space Description 1. Physician Interest Space (Medical Offices) a. Physician Survey b. Physician Remitmerd c. Cancer Care Center Sub -total 2. Ancillary Services Space_ a. Ambulatory Surgery Center b. Diagnostic Imaging/Linear Accelerator c. Clinical Laboratory d. Pharmacy e. Urgent Care Center Sub -total Medical Office Building Physician Interest, Physician Recruitment, Cancer Care Corner Pharmacy Urgers Care Center Total Gross Usable Square Feet Allected by Efficiency Factor (83'7.) 37,069 divided by .83 - (GAOSS Moe SO FT) Ambulalory Outpatient Building Ambulatory Surgery Corner Diagnostic Imaging CenterA inear Accelerator Clinical Laboratory Total Gross Usable Square Feet Affected by Efficiency Factor (83X) 26.544 divided by .93 - (AIN8ULATORY OUTPATIENT BLDG. GAOSS SQUARE FT.) Sq. Ft 23,200 NSF 5,000 NSF 6.000 NSF 34,200 NSF 11,822 GUSF 14,172 GUSF 550 GUSF 869 GUSF 2.000 GusF 29,413 GUSF 34,200 NSF 869 NSF 2,000 NSF 37,069 cAw "2-A661 Gw 11,822 GusF 14,172 GUSF 550 GUSF 26,544 GUSF 31,981 c;sF Total Gross Building Square Feet 76,642 GSF Optional Ancillary Services a. Physical Therapy/Cardiac Rehab 3,240 GusF NOTE: An assumed 834 efficiency factor was used for preliminary design purposes, this could vary based on final design considerations. Henning son, Dwham d PkJwrds A Ina %rte e� 79� i /PEdi1E0 papa 4 EL MIRADOR MEDICAL PLAZA L A 0 U I N T A COACHELLA VALLEY HOSPITALS BEDS PERSONNEL MEDICAL STAFF MEMBERS. SERVICES` INTENSIVE CARE UNIT COMMUNITY HEALTH EDUC. OCCUPATIONAL HEALTH SERVICES OUTPATIENT SERVICES PEDIATRIC INPATIENT OBSTETRICS NEONATAL INTENSIVE CARE UNIT (NICU) CANCER PROGRAM (RADIATION THERAPY) CARDIAC SERVICES REHABILITATION INPATIENT OUTPATIENT DIALYSIS HOME CARE HOSPICE SKILLED NURSING FACILITY (SNF) 'EMERGENCY DEPT TRAUMA CENTER PSYCHIATRIC CHEMICAL DEPENDENCY OFFICE SPACE (USEABLE SQ. FT.) DESERT HOSPITAL CIry Of LA OwwrA PLANfl;N3 OEPAATI)EHT w EISENHOWER JOHN F. MEDICAL CTR. KENNEDY 350 239 131 1600 1500 450 243 210 66 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 160,000 185,500 93,500 1 150 NORTH INDIAN CANYON DRIVE ♦ PALM SPRINGS • CALIFORNIA 92262 ♦ 16191 323.1234 VII. IMPLEMENTATION A, Land use and Trip Generation The development of Washington Square will occur through the use of planning areas. The project has been broken down into seven individual planning areas. The square footage and land use designation for each planning area is shown in Figure n e� b�hn�90 Areas, omt� maximum area ratio (FAR) of .75 has b areas. The FAR was determined dividing the sum of allowable P.M. peak hour trips by the lowest trip generating use. Y multiplying it b 1000 and then dividing it by the total project square footage {[(max pm trips/trip rate) x 10OOpoial acres}. The overall goal is to maintain a minimum level of Service 'Co at most intersections, except Highway 111 at Adams Street and Washington Street. To accomplish this. the Specific Plan has been designed to use a maximum number of allowable PM trips to determine the total maximum square footage that the site could be built out at. By using the PM trips as the limiting factor, this guarantees that the project will always maintain a level of service project a the intersections. How this UsejTric Generation Matrix. This abler presents shown in table W- 1, Land P combinations of one example of land uses and square ef �t� � long maximum trip land uses and square footage may generation numbers for 'in' and 'out' trips are not exceeded. Table V11-1 Land Use Tdp Generation Matt Proposed Proled _ _ WASHING1011 SQUAR.I SpIC'"C PLAN VII-1 >* Lid U" SQUOM t T our IN NO 00134 .00156 765 66S Generar Retdr 555.000 .00075 15 15 HedM t� 20.000 .00075 .00176 20 11 of ce 65.000 .0003 25 20 HOW 100 rooms 35 5 380 340 stt4'1)own 40.000 .0095 Re0our0rd FoA40 d 10,000 .0025 •0022 25 22 ReOaurwd Service Station 12 Pumps 2.5 1.66 30 20 v^ Car wash 1.66 2.08 20 25 Service Stafbn 12 pumps WM VXA car Wash 1.795 1.462 iotols 775.000 (not 10 W10 exceed 20201 exceed 164 WASHING1011 SQUAR.I SpIC'"C PLAN VII-1 The specific plan allows for a combination of several different permitted and conditional land uses to comprise the entire project site. The allowable combination(s) of land uses will be determined by using the trip budget allowances for the site. Combinations which fall on or below the maximum allowable trip budget will be permitted. A list of permitted land uses and their p.m. peak trip generation ratios are shown in Table VII - 2, land Use Trip Generation Ratios. WASHINGTON SQUARE SPECIFIC PLAN V11 -A IQ By taking combinations of the permitt ed land uses and applying their trip generation ratios according to the allocated square footage of each selected use, the trips used can be calculated. tf the trips used do not exceed the trip budget, the selected combination may be a viable alternative. The following, Table VII -3, provides an example combination of land uses that might be allowed within the trip budget parameters: Table VII -3 Sample Scenario of Trip Budget Process PM Peak Land Use Square Footage Trips Trips IN OUT Entertainment 2,000 seats (35,000 s.f.) 200 200 Administrative 65,000 20 115 and Professional Offices Health Clubs and 20,000 15 15 Spas Hotels, Hometels, 50,000 18 14 and Motels Fast Food Sales 15,000 40 38 Eating and 45,000 477 423 Drinking Establishments Auto Cleaning 10,000 24 24 Service Station OVA (5,000 s.f.) 13 13 General Retail 530,000 1,036 692 Totals 775,000 1,843 1,534 (not to (not to exceed exceed 1660) 2020) Planning areas will be processed as a plot plan not requiring public hearing per Section 9.180.030 of the City of La eulnta municipal code. The Specific Plan allows for planning areas to be processed In any order, as well as any combination of planning areas at one time. A plot plan may also be processed for approval of one buildingluse within a single Individual planning area. WASHINGTON SQUARR SPECIFIC PLAN C. Infrastructure With each plot plan application, a conceptual site plan must be submitted, showing full buildout of the entire site for approval of an entire planning area or combination of areas. A conceptual site plan only needs to be submitted when approval of an individual building or use is being sought. The purpose of these site plans is to show full buildout, not exceeding the maximum allowable trip budget. Full buildout represents existing development, proposed development, and future development. In addition, an updated traffic analysis must be submitted along with the application, evaluating previously used trips, proposed trips to be used, and future available trips. The purpose of this analysis will be to demonstrate potential buildout of the remaining portions of the site while maintaining the trip budget. The construction of new infrastructure and utilities, and any necessary improvements to existing utilities, will be completed as required in general conformance with the planning area use described above. All water, sewer, drainage, and rood facilities within or outside of a planning area boundary will be constructed or improved prior to the construction of structures within the planning area boundaries to insure that the projected demands of development are met. Al exterior improvements will be constructed at the time of development of the first planning area. IN WASHINGTON SQUARE SPECIFIC PLAN ,...,..- 1 1-1 \ RI �Eb- �� -'�� rr-i X5::1 IL :c;riF:TU(�- Nti�NhlrrfJ i Barton - Aschman Associates, Inc. i TEL 1'40: i la- 7 . 0-b--�45 Acct rk). 2522 Chambers Rood, Suite 215 _ Tustin, California 92680 USA February 4, 1942 .� 1992 ` FEB t .t VIA U.S. MAIL X D FAX Mr. Lee R. Redmond, III, Princtl --'`, Butcher r 701. N. Haven Avenue, Suite 150 Fox Ontario, CA 91764 Dear Mr. Redmond: 7Zq.01•01 Phone: (714) 730 -OM Fax: (714) 730.8545 nd fax transmittal memo 7671 rory . SUBJECT: TRIP GENERATION ANALYSIS FOR WASHINGTON SQUARE LA QUINTA, CALIFORNIA Barton - Aschman Associates, Inc. is pleased to present this report which summarizes the results of trip generation analysis for the Washington Square site. The proposed Washington Square project would have mixed land uses with retail, restaurant, service station (w /car wash), office, day care center, the El Mirador Medical Plaza, health club and theater as components. This analysis estimates the number of vehicular trips for 4 specific land use schemes, all of which include the El Mirador'Medical Plaza. The approved Wash!Von Square SpecificPlmt limits the total number of p.m. peak hour vehicular trips attn'butable to the entire Washington Square site to 2,020 inbound and 1,660 outbound. This letter -report compares the trip generation for each of the 4 schemes to the specific plan trip caps. In October of 1991, ASL Consultants, Inc., with the help of Barton - Aschman Associates, Inc., prepared a traffic impact analysis for the El Mirador complex when it was proposed to be located further south on 'Washington Boulevard. In that study, trip generation estimates were made for this relatively unique land use. The rates that were estimated in that study are higher than those published in the Washington Square Specific Plan for the medical office use. We have therefore calculated trip generation for each scenario using the rates estimated specifically for the El Mirador facility. Having approved the methodology and assumptions for El Mirador traffic study, the City may insist on using the higher rates for the medical complex. The attached Table 1 summarizes the proposed land uses for each of the 4 schemes. This information was taken from site plan sketches prepared by Musil Perkowitz Ruth, Inc., dated December 12, 1991. lu FEB 7 9 :45 BARTON- ASCHMAN T PAGE .001 FEB- E:7 -'-K-_ FR1 09:1 1D:Bi�F'TUt�- ri'4_Fii1t11J T TEL NG:714 -730 -6545 tt«0 Puy Barton- Aschman Associates, Inc. Mr. Lee R. Redmond, III Page 2 February 4, 1992' Table 2 shows the p.m. peak hour trip generation rates published in the Washington Square Specific Pian. The specific plan did not establish rates for the Auto Sales and Day Care Center land uses. Rates listed for these uses are taken from SANDAG's Traffic Generators and TIE's Trip Generation. Table 3 is excerpted from the ASL study and shows the trip generation for the El Mirador Medical Plaza and day care center. The combined p.m. peak hour trip generation for, these land uses was estimated to be 256 entering and 518 exiting trip ends (applying the specific plan rates to the El Mirador facility results in. 224 entering and 332 exiting trip ends). Tables 4 through 7 show site trip generation using the trips rates specifically formulated for the El Mirador facility and specific plan rates for the balance of the site. None of the scenarios result in trip generation exceeding the specific plan caps. Table 8 summarizes the findings of the trip generation analysis. From the trip cap standpoint, the inclusion of the El Mirador Medical Plaza will not preclude development of the balance of the parcel as identified in the four alternative development schemes. If you have any questions or comments, please call. Sincerely, BARTON- ASCHMAN ASSOCIATES, INC. Garold B. Adams, R.C.E., T.E. Attachments c. Jeffery P. Sobezyk FEB 7 1 9Z' 9:49 BAPTON- ASCHMAN T PAGE .00-T FEB 7 192 11:08 FROM COURTYARD BY MARRIOT FEB- 07 -192 FRI 09:13 If 'RTUN J T TEL N0:714 -7 ;545 Barton- Asohman Asumtatoo, Inc. Mr. Leo X Redmond, III Attachment Fobruary 49 1992 U= PO4 TABU Z P.M. PEAK HOUR 'TRIP GENERATION RATES jEQUAl IONS FROM THE WASHINGTON SQUARE SPECIFIC pLAN m Land Use In out General Retail 1.956/19000 &L 1.3(4/1,000 &L Fastfood Sales 2,65/1,000 sl 2.5511,000 LL Eating and Drinking Establishments 10. 6/1,000 s.f. 9.4/1,000 of Health Clubs and Spas 0.75/1,000 &E 0.75/1,000 s.E Administrative and ProfessioiW Offices 033/1,000 st L75/1,000 sL Auto Salesa) 9.6 /A= 14.4 /Acre Medical and Health Care Services 0.46/1,000 s$. 0.76/1,000 &L Day Care Centers 038 /Student 0.45 /Student Service Station w/ Car Wash 2.5 /pump 1.66 /pacV Movie Tleater ntertainment) 0.1 scat 0.1/seat (1) Rates derived from Tables VII-1 and VII-2, Washo;Ston Squ= Spy qk Plm, Au&W 7, 1991, unless otherwise noted. (2) Tra& Generators, San Diego Association of Governments, January 1990, (3) Triv Gene u on, Institute of Transportation Engineers, 5th Edi*% 199L L " 4 FEB 0 7 1992 i FEB 7 '92 11:08 FROM COURTYARD BY MARRIOT �- �' X14 -7; �545 FEB-w-'92 FRI 09:14 11 �T�� T Barton- ehr A.meiatee, Inc. Mr. 14a K Redmond, 1H Attachment February 4, 1492 TABLE 3 EL MiR.ADOR MEDICAL PLAZA TRIP GENERAITON(l) 0 NET TOTAL 774 256 518 (1) Traft Impact Am*sls for El Mirador Medical Plata, ASL ConSWUM, hx., October 1991. P.M- Pear Flout Land Use size Total In Medical Office 160,000 S.F. 4.08 30% 19% Hospital 160,000 S.F. 1.05 .30% Day Care Center 200 Students 0.83 46% P.M. Peak Hours Trips Land Use Total In Out Medial Office 653 196 457 Hospital 168 So 118 Care Center 166 76 90 Total 987 322 665 MULTI -USE ADJUSTMENT Total In out ffice -98 •29 -69 f: :FEB 0 7 1992 • ` `' FrDayIC -98 .29 -61 Care Center -17 -8 9 •213 - 66 -147 1 0 NET TOTAL 774 256 518 (1) Traft Impact Am*sls for El Mirador Medical Plata, ASL ConSWUM, hx., October 1991. r FEB 7 192 11:03 FROM COURTYARD BY MARRIOT 545 FEt-- 07 -192 FRI 09 :14 1 RTD4- AS041FN T TEL X10:714 -7, 13®fti4 -ASehman Ass "Isitoz, Inc. Mr. Lee R. Rodmond, III Attachment February 4, 1992 PAGE.004 sm C% TABLE 4 WASHINGTON SQUARE TRIP GENERATION • SCHEME V) (1) WashbVM Squ= Specific Plant (2) ?�af)'rc Generators, San Diego Association of Governments, Ja=vy 1990. (3) Trtft Impact, Analysis for El Mirctdor Medical Plaza, ASL CawuItaats, lace OMber 1991. rte• � � � F it 4 5: FEB 0 7 1992 P.M. Pak Hour Land Use Size In Out Total General Retail 230,000 S.F. 450 300 750 F&Wood Sales 4,500 S.F. 13 12 25 Eating and Drinking 29,000 S.F. 307 273 S80 Establishments Heaitb Club and Spas 30,000 S.F. 23 23. 46 Administrative and Professional 800000 S.F. 27 140 167 O�Ces Auto Salesm 7 Acres 67 101 168 Medical and 'Health Care Services 330,000 S.F. 256 518 774 & Day Care(') Service Station w/ Car Wash 24,250 S.F. 25 25 _ 5o Total 1,168 1,392 2,560 Specific Plan Cass 2,020 1,640 3;680 (1) WashbVM Squ= Specific Plant (2) ?�af)'rc Generators, San Diego Association of Governments, Ja=vy 1990. (3) Trtft Impact, Analysis for El Mirctdor Medical Plaza, ASL CawuItaats, lace OMber 1991. rte• � � � F it 4 5: FEB 0 7 1992 FEB 7 '92 11 : 10 FROM COURTYARD BY MARRI O%. FEB - 07-'92 FR: 09 15 1: RTUw old -7: - Bsftn.Aa ahman Aswolato% Inc. Mr. ides R. Redmond, M Attachment February 4, 1992 PAGE.005 U220 P07 TABLE 5 WASHINGTON SQUARE TRI? GENERATION • SCUM 20) a- (1) WajhiVon Square Spe* Ptah (2) TFaf c Generators, San Diego Association of Goveraments, January 1990. (3) Traffic Impact Analyse for El Wb ador Medical P4=a, ASL Consultants, Ins, 0a0b" 1991. FEB 0 7 1992 r _ p.l4+L Peak How Land Use Size in Out Taal General Retail 233,650 S.F. 456 3N 760 Fastfood Sales 4,500 S.F. 13 12 25 EaftS and Drinldtlg 29,000 S.F. 307 273 580 Establishments Health Club and Spas Z5,500 S.F. 19 19 38 Administrative and Professional 80,000 S.F. 27 140 167 Offices Auto Sales(3) 7 Acres 67 101 168 Medial and Health Care Services 330,000 S.F. 256 518 774 8t Day Care (s) Service Station w/ Car Wash 24,250 S.F. 25 25 3o Movic Theater (Entertainment) 2000 Seats 200 200 400 Total 1,370 I,S9Z 2,962 Specific Plan Caps 2,024 1,660 3.650 (1) WajhiVon Square Spe* Ptah (2) TFaf c Generators, San Diego Association of Goveraments, January 1990. (3) Traffic Impact Analyse for El Wb ador Medical P4=a, ASL Consultants, Ins, 0a0b" 1991. FEB 0 7 1992 r _ FEB 7 192 11:10 FROM COURTYARD BY MARRIOT " FEB--07-"32 FRI 09:15 1D 704-ASCHMAN T TEL NO:714 -73 545 Barton- Aaohman Aesociatss, Inc. Mr. Lee R. Redmond, III Attacbmoat February 4, 1992 i- -s: TABLE 6 WASHINGTON SQUARE TRIP GENERA'T'ION . SCHEMF, 30) (1) Washington Square Specific Pt4n (2) Traffic Generators, San Diego Association of Governments, January ;.990. (3) Traffic Impart Am*sis for El Minador Mew Plea, ASL C=sultau1% be.. October 1991. s FEB 0 7 1992 P.M. Peak How Land Use Size IQ out TOW General Retail 203,900 S.F. 399 266 665 Fastfood Sales 4,500 S.F. 13 12 25 Eating and Drinking 29,000 S.F. 307 273 5W Establishments. Health Club and Spas 25,000 S.F. 19 19 38 Administrative and Professional 80,000 S.F. 27 140 167 Offices Auto Sales (2) 7 Acres 67 101 168 Medical and Health Care Services 330,000 SF. 2S6 518 774 dt Day Care Service Station w/ Car Wash 241250 S.F. 25 25 SO Movie 'Theater (- ntertainment) 2000 Seats 200 200 400 Total 1,313 19554 2^7 Specific Plan Caps 2,024 1,660 3,680 (1) Washington Square Specific Pt4n (2) Traffic Generators, San Diego Association of Governments, January ;.990. (3) Traffic Impart Am*sis for El Minador Mew Plea, ASL C=sultau1% be.. October 1991. s FEB 0 7 1992 0 FEB 7 '92 11:11 FROM COURTYARD BY MARRIOT FEB-07-19"a FR I 09:16 ID T TEL. Np 1714-73 545 RartosioAsch A"oelates, Inc. Mr, Loo R. Redmvud, III Attacbment February 4, 1992 INN TABLE 7 WASMGTON SQUARE TRIP GENERATION - SCHEME 4m (1) Wwhar� ton are Squ Spec$c Plan Tro,Ic Gwrators, San Ditgo Amciadou of GyovcmmerrN h=ay 1990; (3) Dr ft Impact. =b srs for El Mirador Medical Plea, ASL Cb=ftM bay, 04obw 1991. P.M. Peak Hoar Land Use size to ow 'total General Retaan 253,650 S.F. 495 330 w FasdDod Sales 4,500 S.F. 13 12 25 Eating and D inldng 29,000 S.F. 307 273 580 Establishments Health Club and Spas 25,000 S.F. 19 19 38 Administrative and Professional 50,000 S.F. 27 140 167 Offices Auto Saleso 7 Acres 67 101 169 Medical and Health Care Services 330,000 S.F. 256 518 774 & Day Carem Service Station w/ Car Wash 24,250 S.F. 25 25 50 Total 1,209 1,418 2,622? S cific Plan Caps 2,020 19660 39690 (1) Wwhar� ton are Squ Spec$c Plan Tro,Ic Gwrators, San Ditgo Amciadou of GyovcmmerrN h=ay 1990; (3) Dr ft Impact. =b srs for El Mirador Medical Plea, ASL Cb=ftM bay, 04obw 1991. r, FEB 0 7 1992 __' 0 FEB 7 192 11:11 FROM COURTYARD BY MARRIOT PAGE,008 FEB- 0? -'92 FR 09:17 ID iTQ+-ASCKVN T TEL N0:714 -7 ;545 #220 P10 Iar$en- Aechman ASSe®tat6% tno. Mr. Lee R. Redmond, III Attachment February 4, 1992 TABLE 8 TRIP GENERATION SUMMARY Land Use In P.M. Peak Hour Out Total Washington Square 2,020 13660 3,680 Specific Plan Caps Scheme 1 10168 1,392 29560 Scheme 2 1,370 11592 2,962 Scheme 3 1,313 1,554 Scheme 4 1,209 1,418 2,627 ktlti9iV P MEMORANDUM TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: FEBRUARY 18, 1992 SUBJECT: PLOT PLAN 91 -473, TENTATIVE PARCEL MAP 27399, AND VESTING TENTATIVE TRACT 27031 (MINOR CHANGE, AMENDMENT #1) APPLICANT: DESERT HOSPITAL, EL MIRADOR MEDICAL COMPLEX & BIRTCHER REQUEST: A PLOT PLAN DEVELOPMENT PLAN TO PERMIT A THREE STORY MEDICAL /OFFICE COMPLEX (82,000 SQUARE FEET /PHASE I) ON A PORTION OF A 65.4 ACRE SITE LOCATED ON THE EAST SIDE OF WASHINGTON STREET NORTH OF 47TH AVENUE. A REQUEST TO SUBDIVIDE 19 ACRES INTO FOUR PARCELS. A REQUEST TO MODIFY A PREVIOUSLY APPROVED TENTATIVE TRACT MAP WHICH ALLOWED THE SUBDIVISION OF 65.4 ACRES INTO 8 LOTS (7 DEVELOPABLE LOTS) . GENERAL LOCATION: EAST SIDE OF WASHINGTON STREET AND NORTH OF 47TH AVENUE /HIGHLAND PALMS DRIVE, A SIGNALIZED INTERSECTION. LARGER LOCATION: NORTH OF 47TH AVENUE, SOUTH OF SIMON DRIVE AND HIGHWAY 111, EAST OF WASHINGTON STREET, AND WEST OF THE FUTURE ADAMS STREET (SPECIFIC• PLAN AREA) . SURROUNDING ZONING AND LAND USE (SPECIFIC PLAN AREA) : MEMOGT.012 NORTH: C -P -S /VACANT &. SIMON MOTORS (ACROSS SIMON DRIVE) AND VACANT AND THE FUTURE ONE ELEVEN LA QUINTA SHOPPING CENTER (ACROSS HIGHWAY 111) . SOUTH: R -1 /SINGLE FAMILY, LAKE LAQUINTA, VACANT. 1 EAST: C -P -S/ PROPOSED REGIONAL MALL SITE (ACROSS ADAMS STREET) . WEST: R -1 RESIDENTIAL/ SINGLE FAMILY HOMES (ACROSS WASHINGTON STREET) LAND AREA: TOTAL 65.4 ACRES (19 ACRES PROPOSED FOR DEVELOPMENT) BUILDING AREA: 82,000 SQUARE FEET (PHASE I) - MEDICAL OUTPATIENT CENTER BACKGROUND: In September and December of 1991, the City reviewed the development plans of Desert Hospital for their proposed out - patient facility on the west side of Washington Street, south of Highland Palms /47th Avenue. The proposed medical facility was not permitted as the zoning was not allowed to change to office /medical and related services from R -1 Single Family Residential. The Applicant has requested approval of the project on this new site. Property Summary: The Washington property has received various approvals over the last few years. They are: 1. Specific Plan 87-011/Change of Zone 87 -028; The original specific plan was approved by the City Council on March 21, 1989, and consists of 348,000 square feet of retail, 19, 000 square feet of restaurant area, 90, 080 square feet of office, 350 hotel rooms, and two hotels, and 900 seat cineplex. The property is 65.4 acres in size and vacant at this time. At that same time a change of zone for a majority of the site was approved from R -1 and R -1 12,000 to C -P -S . Since the time of the original approval, the City Council has amended the plan once and the approved specific plan now runs concurrently with approved Vesting Tentative Tract Map 27031. The Amendment was approved in 1991. 2. Vesting Tentative Tract Map 27031; The Vesting Map was processed concurrently with Specific Plan 87 -011 (Amendment #1) in 1991. The Map was approved in July and it allows eight lots on approximately 65.4 acres. A map extension request will be required in July of 1993, if not recorded by then. DESCRIPTION OF SITE: The proposed 19 acre site on the east side of Washington Street, north of 47th Avenue is a portion of the 65.4 acre property. The Desert Hospital Group is in escrow on the 19 acre property contingent on the approval of this development plan. The remaining acres has frontage along Washington Street, Simon Drive, and Highway 111. The Desert Hospital site has 1,000 feet of frontage along Washington Street and 705 feet on 47th Avenue. The parcel(s) are vacant at this time. The site elevation along Washington Street is approximately 59 feet. The site is partially improved with new street improvements along Washington Street, but the site does not have curb, gutter or sidewalk improvements except on 47th Avenue. A raised frontage road median island exists on the west side of Washington Street installed by the City in 1989. MEMOGT.012 SITE DESIGN: The proposed Phase I three story medical building has been positioned in the center of the lot with proposed parking encircling the building. The plan has been designed to meet the requirements of the Washington Street Specific Plan amended in 1991. Access driveways have been positioned to permit easy access to and from the site with all parking areas conveniently placed to assist patron usage. LANDSCAPING/ SCREENING: The landscape setback along the frontage of the site is approximately 20 feet, and a meandering sidewalk is shown along Washington Street. The sidewalk along Washington Street, a major arterial, is eight feet wide to allow pedestrian and bikeway travel. A concept landscape plan was submitted in December, 1991, and is attached. ARCHITECTURAL DESIGN: The three story building which is the same design as previously proposed, is +200 feet from Washington Street and is designed to allow easy access from the abutting parking lot areas into the first floor common waiting area. The proposed Spanish style design motif is indicative of this region (e. g. , the roof, rough stucco exterior, large glass windows, etc.) . Preliminary discussions with the architect have indicated the building will be painted white and include green and yellow accent tiles. A covered arcade is proposed for the perimeter of the building around the first floor and the architect has included textured paved areas to define the public spaces. Planters are also interspersed along the pedestrian areas to add additional character to the entry into the proposed facility. The proposed building meets the design parameters of the City. DESIGN REVIEW BOARD ACTION: On February 5, 1992, the Design Review Board evaluated the proposed project. The Committee voted to conditionally approve the project as follows: 1. The landscape program for Washington Street should include a variation of planting materials, such as Palm trees, accent shade trees, lawn, shrubs, and groundcover. The material listed in the specific plan should be utilized. Uplighted trees or palms should be considered along Washington Street. Incandescent light fixtures will be required (less than 160 watts) . 2. The proposed retention areas on -site should be landscaped with materials which will support growth even though they are accepting water run -off from paved surfaces. 3. A meandering eight foot wide sidewalk should be installed along Washington Street along the frontage of the site. If the sidewalk is to be located on a portion of private property an on -site easement shall be offered. Lawn should not be used between the street curbs and meandering sidewalk except in those areas where it can be kept five feet from the curb. Planting adjacent to curb should utilize emitter irrigation. MEMOGT.012 3 4. Public art pieces should be installed on the property along Washington Street at each of the project entries. The primary art feature should be located at the Washington Street access point. 5. Public easements should be offered to the City for the intersections of Washington Street /47th Avenue and Washington Street /Via El Mirador to permit the City the option of placing public art objects on these corners in the future, in case the property does not opt to install art objects in these locations per the City's Art in Public Places Ordinance. 6. All future buildings will be subject to further study by the Design Review Board through Plot Plan applications. 7. All trash and loading area facilities should be located so that they cannot be seen from any public thoroughfare. The areas should be screened by using masonry wall enclosures and landscaping. 8. All windows on the second and third floor should include a minimum 4 inches stuccoed "eyebrow" plant -on to reduce the sun exposure on the areas which are susceptible to mid- afternoon heating. 9. Prior to preparation of final landscaping/ irrigation plans, preliminary landscaping plans should be submitted and approved by the Design Review Board. 10. Landscape design, planting, and screening shall comply with the specific plan approval and applicable City codes. 11. A master sign program should be reviewed /approved by the Design Review Board prior to the issuance of any permits for permanent signs at this location. 12. Design measures should be examined to minimize the exposure of the proposed parking lot (s) as they relate to Washington Street, a public thoroughfare as required in the Specific Plan. 13. Decorative paved entryways should be included into the project design to enhance the development. The specific plan standards should be met. GOALS OF THE SPECIFIC PLAN: Washington Square is a 65.4 acre planned development project that will accommodate the needs of commercial users in the area. The Specific Plan provides site specific development standards and criteria within which phased development of the project site will occur. Specifically, the plan is designed to achieve the following objectives: 1. Create a high quality development within which commercial and office facilities can locate; 2. Achieve consistency with the City of La Quinta design standards. Consistent design and development standards will work to insure a high quality, integrated project compatible with present and future surrounding development; MEMOGT.012 4 3. Implement the General Plan of the City of La Quinta and the proposed Highway 111 Specific Plan; 4. Provide a land use program that will allow development to occur in an orderly manner, and yet will have the flexibility to respond to changes in market demand; 5. Respond to growing pressures of commercial expansion in the Coachella Valley region; 6. Provide an expanding economic base for the City of La Quinta; 7. Provide employment opportunities for persons living in the La Quina area who are currently commuting to outlying employment centers; 8. Create a landscape and streetscape that will enhance the aesthetic and visual quality of the area and be consistent with proposed streetscapes adjacent to the project site; 9. Provide a planned infrastructure, utility and service program that can meet the expanding needs of the project site in an efficient and cost effective manner; 10. Improve traffic at project area intersections to a level of service "D" ( Washington Street and Highway 111) ; and, 11. Design a project that will maintain a minimum traffic level of service "C ", except for the intersection of Highway 111 at Adams street and Washington Street. The proposed Phase I development plan of Desert Hospital meets the goals and objectives of the Washington Square Specific Plan. No deficiencies are found in the attached plan. SUNLINE TRANSIT REQUEST: On January 30, 1992, Staff received a request by the local transit agency to include a bus turnout/ shelter in front of the proposed medical facility on Washington Street, and a request to have a traffic signal at Washington Street and Simon Drive to facilitate access into the future transit site on Simon Drive as required by the approved Specific Plan. Staff is not opposed to the request of the transit authority for a bus stop on Washington Street, however, Staff cannot support the request for a new traffic signal at Via El Mirador as part of this review because the original conditions of Vesting Map 27031 and the Specific Plan do not permit it at this time. The original Conditions of Approval for the Vesting Map state, "...an opening in the median island to permit left turns in and out may be approved by the City Council at a future date if a traffic study confirms the need for this median opening." In summary, this issue should be reviewed in the future when other elements of the property initiate development, a traffic study is prepared, or the Conditions of Approval are revised through a public hearing procedure. MEMOGT.012 TRAFFIC STUDY: A traffic impact report was prepared for the Washington Square project in 1988 and updated in 1991. The previous reports analyzed the ultimate development plans of the 64.5 acre site and its effect on abutting existing and future public streets in this area. The traffic consultant made various recommendations to the City to reduce the off -site impacts of the project, and these findings become Conditions of Approval for both the Specific Plan and Vesting Tentative Tract Map. In summary, this initial phase of construction ( +82,000 square feet) and its related traffic impacts are an incremental portion toward the ultimate development of the site to that which was originally approved by Specific Plan 87 -011 (Amendment #1) . The Applicant has prepared an updated summary to show the relationship of this project to the original traffic study (see attached information) . As future phases are proposed, updated traffic figures will be required of the Applicant to assure the traffic volumes generated are consistent with the original traffic study prepared by Barton - Aschman Associates. SUBDIVISION APPLICATIONS: Two applications have been filed with the plot plan application. An amendment to the Vesting Tract Map has been requested in order to modify the original tentative map approval which occurred in 1991. The map permitted eight lots and the Applicant has requested that the City Council allow a minor change to the past approval to allow a restructuring of the lots to conform with the request of Desert Hospital's development request. The tentative parcel map request by the hospital would divide the 19 acre corner parcel at 47th Avenue and Washington Street into four new parcels. The Planning Commission was the approving body on the parcel map case. The cases which forward to the City Council are the plot plan case and the Vesting Tract Map change. However, the City Council's review of the plot plan is only for information purposes unless an appeal is filed by an aggrieved party. If an appeal is filed, a public hearing date is set by the City Council. In the case of the Vesting Tract Map Minor Change, the City Council may make a final decision on the matter when it initially appears on its agenda or it may continue the matter without the consent of the land divider. The review and /or approval by the City Council of a minor change shall not affect the time period within which the land division must prepare and file the final map. A minor change to a tentative map is defined as "...a modification of an approved tentative map that involves a change of lot lines, lot shape, lot dimensions, street alignment, width or grade; grading proposals or other elements that do not change the basic design or improvements required in the approved tentative map and the conditions thereof." The proposed change in the Vesting Tract Map is therefore considered minor since the Applicant has requested three lot configuration changes. MEMOGT.012 Original Approval New Map Lots 1 3.15 acres Same size 2 1.90 Same size 3 9.21 Same size 4 3.62 Same size 5 15.43 *19.00 acres (Desert Hospital site) 6 11.95 *15.39 acres 7 14.63 * 7.62 acres 8 .61 (Retention) Same size * New changes The sizes are adequate to allow commercial development, and no problems are anticipated by the request. No other changes to the original map are proposed. The parcel map, cannot be finaled until the Vesting Tract Map is recorded. Once the legal lot (Lot 5) is created, the parcel map could be finaled and recorded too. WALL REQUIREMENT ALONG WASHINGTON STREET FRONTAGE ROAD: As required by the settlement between the City and property owners on the west side of Washington Street, this project will necessitate construction of a masonry sound wall in the frontage road median. The Applicant's are aware of this requirement and will construct the wall as required. FINDINGS: The proposed project is consistent with the goals and policies of the La Quinta General Plan and the standards of the Municipal Zoning and Land Division Ordinances, subject to conditions. 1. The proposed project is consistent with Specific Plan 87 -011 (Amendment #1) and the Washington Street Specific Plan. 2. The subject site is currently developed with some existing off -site improvements, therefore no known impacts are anticipated by the requested applications. The division of the property will not affect the continued use of the property nor affect the future sale of the existing homes to the west or south. 3. The design of the land division will not cause public health problems and will not conflict with existing public easements. 4. The proposed parcel map is not likely to cause substantial environmental damage or injury to fish or wildlife or their habitat, and a Categorical Exemption 15315 ( Class 15) is allowed pursuant to CEQA statutes. MEMOGT.012 7 5. The proposed Vesting Tentative Tract Map (Minor Change) is consistent with the previously approved tentative map and no new impacts are anticipated since the Applicant has only requested minor lot pattern changes to the map application as permitted by the City Subdivision Ordinance. PLANNING COMMISSION REVIEW: The Commission took testimony from approximately ten people of the community which were in favor of the project. One individual spoke concerning his need to be assured the project would not create problems in the area regarding service vehicle deliveries, blowsand, traffic, Sunline Transit access, on -site parking, off -site improvements, and access at 47th Avenue and Washington Street. The Planning Commission went through each topic with the concerned citizen to assure him that these features were addressed or dealt with as Conditions of Approval. Mr. Peter Bergman spoke, representing Desert Hospital. He stated that they were happy to be back before the Planning Commission with another site location which meets both their needs and the City's design requirements. He stated the facility will be an outpatient weekday business hours of operation, and they anticipate that the Phase I building will create 100 new jobs for the City of La Quinta. It was also stated that approximately 30% of the project construction work would be done by local contractors. Lastly, Mr. Bergman explained the economic benefit of the project on the City. The Planning Commission reviewed and approved the above cited applications on February 11, 1992. The attached Conditions of Approval reflect their action. The Planning Commission as a group, felt the project was going to be an asset to the community and it would stimulate economic development in this general area. The project meets the requirements of Specific Plan 87 -011 (Amendment #1) as adopted by the City Council on July 16, 1991. RECOMMENDATION: 1. Move to adopt City Council Resolution 92- approving Vesting Tentative Tract Map 27031 (Minor Change, Amendment #1) . 2. Move to adopt Minute Motion 92- accepting the Planning Commission report of action for Plot Plan 91 -473 and Tentative Parcel Map 27399. Attachments: 1. Location Map 2. Vicinity Map /Parcel Map /Vesting Tentative Tract 3. Large Development Plans 4. Letter from Applicant 5. Letter from Applicant's Attorney (Jones, Day, Reavis & Pogue) 6. Reduced plans 7. Agency comments 8. Excerpts from the Washington Square Specific Plan 9. HDR Landscape Development Concept text 10. Space inventory summary 11. Trip Generation Data 12. Draft Resolution for TTM 27031 (Minor Change) 13. Conditions of Approval for TTM 27399 and PP 91 -473 MEMOGT.012 H X W F- z O V Q V O mi Z O !R U O V W on) O ix CL W (NOT TO SCALE, WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA QUINTA, CALIFORNIA LL. I 17 < rr7. . 11 O 11 J IN THE cirr OF iA 9UIN7A. RIVERSIDE coumrr, CAI IFORNIA. TENTATIVE PARCEL MAP NO. 27399 DECEMBER, 1991 I'l of 4 l u FU -4 1992 L- a. r. S. _ I °c ............. I.". 0 T,, L 11 r _1 'VA- --\ f 07 A VfM&t M.T.S. IN W Cirt OF 1A emimu. RIViRSICt COUNrr, CAiIFORNIA, VESTING TENTATIVE TRACT NO. 27031 MINOR CMAN61 OIC. 1991 ; leg leg f Li u LZ r jr -x LOT o SrAff mis"Ar its s \A Ile L top - X:j r PI 7-. 73 a 7 -07 �j Arts[ ff. F. S. own -am a— ww" J. VICINITY MAP sin Pu .11MIX Ica COPONORATION, LOT 9 CIO.. ma 0.61 dfi•l #A "/Mr. • own -am a— ww" J. VICINITY MAP sin Pu .11MIX Ica COPONORATION, Feb . 1 1 '92 13:25 1 1 1 t. PW— P dK$5:0 1— 6 1'9-=-34 1— 5827 Post-It- b(&JW ff�,dx lrunemfttel mom 76n x�pyw FTI �' 1�7 f`� i i) b sJ r•tlf � . � ! � it L' t3o. Date] February 11. 1992 To: Betty Anthony, City of La Quinta Irrom: Karen and Michael YIPPr• 46 -771 Cameo Palms Drive La Quinta, California 42253 At your rQquvbL I wit taxing Lhib nuts Lo bay LhaL as of Lhib date we do not oppose the Desert Hospital Nediplu if they do in fact follow through with the proposals as stated in the mailer. I am referring to the installation of a sound wall along Washington (since Lhe fronLaRe street is in places lower, higher and level with the new weahington street will they make provision for thPAe di tterannes ?), the Honda y - Friday ntfinP. hours and the non -use of siren vehicles etc that normally accompany a hospital location. Low lighting at night is another factor to corlsidQr it, urdvr LhaL our desert niRhte be saved from light pollution. rF E B 1 1 1992 0 GIiY OFF LA CUIf> TA# PLANNING DEPARTMENT P . 1 S.P. XEROX Teiecopier 7017, 2 -11 -0.2 : 4:4EFM ; 714- Tee Desert Hospital;g 2 JONES, DAY, REAMS & POGUE ATLANTA LONDON AUSTIN NEW YORK 8RU9SEL6 PARIS CHICAGO PITTSMURGH C'- EVELAND RIYADH CCLUMBU'S 0&!-LAS TAIPEI GENEVA TOKYO HCNO 4ONG WASHINGTON 8614/vs/0470H VIA TALBCOPIEA 2603 MAIN STREET B;IITE 600 IRVINE, CALIFORNIA 02714 TE_EPHONE - 714.951 •3638 TELEECOPIER• 714.553.7539 DIRECT DIAL NUMBER: (714) 553 -7501 February 11, 1992 Mr. Pater Bergmann Chief Financial Officer Desert Hospital Corporation 1150 North Xndian Canyon Drive Palm Springs, California 92862 +365 SOUTH ORANO AVENUE SUITE 8000 LOS ANGFLFS. CALIFORNIA 00071 TELEPHONE: 213.625.3030 TEI,EX' 181420 T[LLC01'ICR: 2:2.28.4438 F E B 1 9 1992 a� CITY OF LA GUNTA PLANNING 0 ARTMENT I Dear Peter: You have asked us to review Desert Hospital Corporation's ( "DHC") application for the La Quinta ( "City") Planning Commission's approval of (a) Tentative Parcel Map 27399 establishing four parcels on a 19 acre parcel (the "Site") that DHC has an option to purchase from Birtcher, and (b) Plot Plan 91 -473 ( "Plot Plan "),.which will permit development of a three story medical /office complex as the first phame of development on the Site. At this same public hearing, the City Planning Commission will be considering Birtcher's application for a minor amendment to its master tentative tract map (thou "Master Tentative Map ") which covers the entire 65 acre mixed use project where the Site is located. This amendment will make certain minor lot line adjustments which are necessary to convey the Site to DHC as a legal parcel. � , ,.,, r� .+ .� .. A � .. ,' ,. c .. 31 Y; XEROX Te e�Copier 7017 4:49PM l Mr. Pater Bergmann February 11, 1992 Page a 714- The Desert Hospital;g 3 JONk3, DAX REAVI9 & POGUE Based upon the information in the draft Staff Report of they City Planning Commission prepared for its February 11, 1992 public hearing and a review of the August 7, 1991 Specific Plan for the Washington Square Commercial Multi -Use Project (the "Specific Plan "), as well as applicable provisions of the La Quinta Municipal Code, we have the following observations: 1. The Plot Plan is to be approved by the La Quinta Planning Director, and the Specific Plan provides that no public hearing is required for this approval. An amendment to the Specific Plan was most recently approved by the City concurrent with the Master Tentative Map in July, 1991. To comply with CEQA, the City adopted a mitigated negative declaration in connection with its approval of the Specific Plan amendment and the Master Tentative Map (the "Negative Declaration "). Since the purpose of the Plot Plan approval process is to implement Specific Plan development, and to ensure that such development is consistent in every way with the Specific Plan, no further review under the California Environmental Quality Act ( "CEQA") should be required since no new environmental impacts are presented. In fact, the Specific Plan expressly requires that each new plot plan application demonstrate that the traffic "budget" for the overall project is not being exceeded by the proposed development. The Staff Report demonstrates that the Plot Plan is well within the traffic budget. 2. The Tentative Parcel Map is to be approved by the Planning Commission at a public hearing. The Staff Report concludes, that the Tentative Parcel Map is categorically exempt from CEQA pursuant to Section 15315 of the regulations implementing CEQA, which holds that certain minor land divisions are not subject to CEQA. Even if this Planningq Commission approval was not exempt from CEQA, the'Tentative Parcel Map does not appear to pose any impacts that were not considered in the Negative Declaration, so there would be no need for further CEQA review. 3. The Master Tentative Map amendment is to be approved by the Planning Commission at a public hearing. As the Master Tentative Map amendment seems to amount to a minor adjustment of lot lines to accommodate conveyance of the Site to DHC, does not result in the creation of new lots, and does not involve any environmental impacts not previously analysed in the City's Negative Declaration, no further CEQA review should be required. .I�i ., R I- ..','. . -r S .aY XEROX Teierapier 7017; 2- 1 -92 ; 4 :49PM ; Mr. Peter Bergmann February 11, 1992 Page 3 X14- The Desert Hospital,# 4 JOw,;.S, DAY, REAVIS & POGUE If you have any questions, please feel free to call. I look forward to hearing from you soon. V truly yours, r (5,Z) J. Scott Schoeffel cc; Michael Appelhans, Esq. Donald D. Gralnek, Esq. A • - • . J 1- -11 . . . r ♦ v V ♦ F 1 . V . . . L 1 . L I 1 ' - V( 1l1 • JONES, DAY, REAVIS & POGUE ATLANTA LONDON 2603 MAIN STREET AUSTIN NEW YORK 9RU99EL6 PARIS BITE 900 C`I;CA00 PITTLSUROM IRVINE, CALIFORNIA 02714 C'_EvILAND RIYADH FEB 1 COLU'MBU'S TE:EPHONE '714-651 -3939 DA'-LAB TAIPEI TO <YO TELECCPIEW 714.553.7539 G4NLYA �.....'.T HCNO 4ONG WABHIN2 -ON DIRECT DIAL NUMBER (714) 553 -7501 8614/vs/0470H February 11, 1992 VIA :CILROOPIER 355 BOOTH GRAVE AVENUE 9UITL 8000 LOS ANGELES. CALIFORNIA 90071 'ELEPHONE: 213-525-3030 TCI.CX 181420 T2L9001"12111• !'3.283.4430 :..w.L• •:•: `J .;' >_i."YyI�:M'12•a'�.'::W : V6):.T_4Gw10Cy " FEB 1 1 1992 �.....'.T Mr. Peter Bergmann Chief Financial Officer Desert Hospital Corporation 1150 North Indian Canyon Drive Palm Springs, California 92261 Re: tit Mirador Plaza project, Lai 4u nta. California Dear Peter: You have asked us to review Desert Hospital corporation's ( "DHC") application for the La Quinta ("city") Planning commission's approval of (a) Tentative Parcel Map 27399 establishing four parcels on a 19 acre parcel (the "Site ") that DHC has an option to purchase from Birtcher, and (b) Plot Plan 91 -473 ( "Plot Plan "),.which will permit development of a three story medical /office complex as the first phase of development on the Site. At this same public hearing, the City Planning Commission will be considering Birtcher's application for a minor amendment to its master tentative tract map (the "Master Tentative Map ") which covers the entire 65 acre mixed use project where the Site is located. This amendment will make certain minor lot line adjustments which are necessary to convey the Site to DHC as a legal parcel. J01. J. DAB'. REAVIS & POGUE Mr. Peter Bergmann February 11, 1992 Page Z Based upon the information in the draft Staff Report of the City Planning Commission prepared for its February 12, 1992 public hearing and a review of the August 7, 1991 Specific Plan for the Washington Square Commercial Multi -use Project (the "Specific Plan "), as well as applicable provisions of the La Quint& Municipal Code, we have the following observations: 1. The Plot Plan is to be approved by the La Quinta Planning Director, and the Specific Plan provides that no public hearing is required for this approval. An amendment to the Specific Plan was most recently approved by the City concurrent with the Master Tentative Map in July, 1991. To comply with CEQA, the City adopted a mitigated nogative declaration in connection with its approval of the Specific Plan amendment and the Master Tentative trap (the "Negative Declaration "). Since the purpose of the Plot Plan approval process is to implement Specific Plan development, and to ensure that such development is consistent in every way with the Specifio Plan, no further review under the California Environmental Quality Act ( "CEQA ") should be required since no now environmental impacts are presented. in fact, the Specific Plan expressly requires that each new plot plan application demonstrate that the traffic "budget" for the overall project is not being exceeded by the proposed development. The Staff Report demonstrates that the Plot Plan is well within the traffic budget. 2. The Tentative Parcel Map is to be approved by the Planning Commission at a public hearing. Ths Staff Report concludes that the Tentative Parcel Map is categorically exempt from CEQA pursuant to Bection 15315 of the regulations implementing CEQA, which holds that certain minor land divisions are not subject to CEQA. Even if this Planr.inq Commission approval was not exempt from CEQA, the Tentative Parcel Map does not appear to pose any impacts that were not considered in the Negative Declaration, so there would be no need for further CEQA review. 3. The Master Tentative Map amendment is to be approved by the Planning Commission at a public hearing. As the Master Tentative Map amendment seems to amount to a minor adjustment of lot lines to accommodate conveyance of the Site to DHC, does not result in the creation of new lots, and does not involve any environmental impacts not previously analyzed in the Cityl.s Negative Declaration, no further CEQA review should be required. JON. , DAY, RF.AVI3 & POGUE Mr. Peter Bergmann February 11, 1992 Page 3 I! you have any que$tions, please feel free to call. I look forward to hearing from you soon. vq�y truly yours, (5Z) J. 600tt Schoeffsl cc: Michael Appelhans, Esq. Donald D. Gralnek, Esq. 5 / - - 1 l ` Al LEGEND X W LAAQSCA/! 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JAN 15 1992 EXHIBIT CASE NO. = _ I m X W •-1 N m Z O w rim cn. cis N a �a N 2© ' YI P P � � �nn ® i 00 i 4J D s 0 a b' ., r 0 C E. f U MV r■ 0 UO 0 D a o n D� a e QD 0 b' ., r 0 C E. f U MV r■ 0 UO 0 D a o n D� a 0 (9L CGGWE9 G°�G°�OI�C��OOUyJL�IL� G°�[�lQ�lQ B ® D m •\ A o p '�..� A ";Kw NLDW Max MA € mm Ina AREA • ' - .iw..� -: - -• PW L rKA , ..' cane m"wm � • ma •ea MA et ev 0 ` m aff JAN 15 1992 O [ f [ i'i • W99DPLN31 �N[7DC�� ©DJD� ®Db6 C�OG°3POO G�Q4D ®�1 Q Enl[�R9 6�N[�Dgl�1A� f��fn�NG°3N EXHIBIT - T_CASE NO. t L �73 _ g 0 r� r �tl ii o � 0 0 0 ° a m x 0 W � n a m z O — n s cr cn ca N �r T � D = �; �.. ............. ............9a.as3 �� e -.x:. .... .. . ................ ....?,.. ciT cs WTA �.4N,mRiG.0EPA PET 4I.E. OT . _. ... ....................... . ... CL ........................ �....... .. ....... . ............................... • W GEq0F_ TH E DESERT 1,, 7;:_J1J_ FEB 0 7 1992 CHAMBER O F P O lmERetT City Council & February 6, 1992 City Planning Commission City of La euinta La 9uinta, Ca. 92253 Re: Plot Plan # 91 -473 Parcel Map #27399 The La ®uinta Chamber of Commerce Commercial Development Review Sub - Committee met on 2 -6 -92. It was the conclusion of the Sub - Committee that: 1.) The proposed project was consistant with zoning and would enhance the commercial viability of the Highway 111 Commercial corridor. 2.) Due to the nature of the type of project proposed, that the City explore the Enviromental Impact Review process -to mitigate any issues that might challenge this project and thus delay the project unnecessarily. Note: Due to a challenge to the EIR, Desert Hospital's expansion project was delayed in 1991. Some of the issues related to that challenge remain in legal process. Sinc y Mark Moran Chairman, La euinta Chamber Commercial Development Task Force Planning and Review Sub - Committee POST OFFICE BOX 255.51 -351 AVENIDA BERMUDAS • LA QUINTA, CALIFORNIA 92253 • (619) 5643199 0 • S ine Transit MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Greg Trousdell, City of La Quinta 78 -105 Calle Estado P. O. Box 1504 La Quinta, CA 92253 Associate Planner . JAN 3 0 1551 M q January 28, 1992 RE: TPM 27399;P1ot Plan 91- 473;Desert Hospital Dear Greg: Thank you for allowing SunLine Transit Agency to review the plans for!' Desert:'Ho "spital'- -to' be located on Washington Street : north of Avenue 47_'. .. . - SunLine-.Transit-..-Agency has, two concerns' in' regards - to' this - pooject. First, SunLine Transit Agency currently operates-Line`4 on Washing- ton Street past this site. In order to adequately serve the hospital, we will need a bus turnout and passenger waiting shelter to be located on Washington Street just south of the primary entrance into the medical office building. In addition to the turn- out and shelter, we do need a pedestrain walkway from the bus stop into the proposed medical office building. Of course, as this is a medical facility, we especially need to ensure handicapped access. The need for transit facilities in relation to medical office buildings, especially one the size of this project, is noteworthy. SunLine Transit Agency currently carries some 300 to 400 passengers per day to Desert Hospital in Palm Springs. A significant number of riders will be needing to get to this facility as well. The second issue that we would like to address is the need for an off -site transfer facility in the vicinity of Washington and Hwy 111. At one point, the developers of Washington Square had pro- posed a facility to be located in th general neighborhood of where Via El Mirador and Simon Drive meet. I believe that city staff, the developer., and SunLine are in agreement that-this transfer facility is needed and- would be suitably placed at this -location'. " }In' •order to make this transfer facility work, however, SunLine Transit Agency requires that a signal be installed on Washington Street which would allow -our' buses : to make ,.,a left hand turn-'from' Via E1" Mirador onto 32 -505 Harry Oliver Trail • Thousand Palms, CA 92276 • (619) 343.3456 • FAX (619) 343 -3845 A Public Agency 0 0 0 0 Mr. Greg Trousdell, Associate Planner January 28, 1992 Page Two southbound Washington. Without the signal, the off street transfer facility simply does not work. Therefore, we are requesting the city to assist SunLine Transit Agency in creating the transfer facility by including as a condition that a signal be installed on Wahsington Street at Via E1 Mirador. The benefits to the residents of La Quinta will be a safe and efficient transfer ability between bus routes, in addition to close proximity to several major develop- ments. This facility is considered crucial in SunLine's long range planning efforts. This is SunLine staff's view of the current situation. If the city has another concept or additional infor- mation, we would certainly be happy to discuss other options. Please feel free to call me or Mr. Richard Cromwell, III to discuss our needs and our concerns. We will be happy to attend planning commission meetings or city council meetings or provide any additional information that you see as necessary. Please let us know how we can assist the city in realizing our needs. Yours very truly, 7T7 iAGENCY Debra Astin Director of Planning DA/ n cc: Richard Cromwell, III File p DESERT HOSPITAL January 27, 1992 Mr. Jerry Herman Planning and Development Department City of La Quinta 78 -105 Calle Estado La Quinta, CA 92253 Re: Desert Hospital Application Dear Jerry: D . � 0 3 1997 CITY OF U% iltlMTA PLANNING DEPARTMENT The purpose of this communication is to identify changes to the Desert Hospital project associated with the change in site from the west side of Washington Street (adjacent to St. Francis of Assisi Church), to the east side as a part of the Washington Square development. These changes include: 1.) Satisfaction of community and Council concerns to use commercially zoned property. Our site is part of an approved specific plan which permits all hospital and healthcare uses contemplated for short and long -term development on the site; 2.) Satisfaction of community and Council concerns over external traffic access. The new site has one full access entrance and one right -in /right -out access from public thoroughfares, and 1 full access entrance internal to the Washington Square development at the north. In addition, a signal at Washington /Avenue 47 and proposed signalization on Highway 111 at Simon Drive and at Adams Street provide superior secondary traffic access from both the north and east; 3.) Reorientation of the site plan from east - facing to west- facing, in recognition of the change in location; 4.) Use of the same schematic and architectural drawings as presented for the previous site; 5.) Enhancement of internal circulation on the site com- pared to the old site; Eleven Fifty North Indian Canyon Drive, P.O. Box 2739, Palm Springs, California 92263 (619) 323 -6511 Mr. Jerry Herman January 27, 1992 Page Two 6.) An increase in the availability of surface parking, as water retention will be handled off -site. At full build -out, a 3 story parking structure will be used; however, it will be located in the northeast corner of the site some 500 feet off of Washington and largely screened from view by future phases of the development; and 7.) Development of the Washington Street frontage of the Washington Square development will result in construc- tion of a sound wall in the frontage road median, thereby providing residents on the west side of Washington with long- sought relief from traffic noise. Desert Hospital is proud to sponsor excellent access to much needed quality healthcare services for La Quinta residents and to surrounding communities. We are also pleased to participate as a catalyst in the enhancement of the Highway 111 /Washington Street gateway to the City. We look forward to a long and mutually beneficial partnership with the community which the City and Desert Hospital both serve. Sincerely, DESERT HOSPITAL CORPORATION Peter B ann Chief F n ncial Officer PB:as cc: Greg Trousdell, Planning and Development Department David Seeley Howard Wiefels PROJECT RECORD Date: 1/14/93 Project: El Mirador .Medical Plaza - La Quinta Project No.: 9257 G°30O I�L1dDD GG°3CCGOO G°�rl Subject: Project Coordination From: Ken Alperstein Distribution: Greg Trousdale John Ford Ron Gregory Bill Kortsch Jim Shr ope Per Greg Trousdale's request, Ronald Gregory Associates, Inc. (RGA) is providing a list of plant materials that we are specifying in a'one gallon size. We feel that this plant material selection will. grow so fast, especially with the drip emitter system that is being installed, that the 5 gallon requirement should be waived. Plant Qty Remarks Shrubs: ACACIA R. 'DESERT CARPET'(TRAILING ACACIA) 197 CASSIA ARTEMISIOIDES (FEATHERY CASSIA) 332 CUPHEA LLAVEA (BAT FACED CUPHEA) 17, CASSIA NEMOPHILA (BUSHY SENNA) .102 CAESALPINIA PULCHERRIMA (RED BIRD OF PARADISE) 97 NERIUM OLEANDER 'PETITE, PINK' (DWARF OLEANDER) 392 LEUCOPHYLLUM F. 'THUNDERCLOUD' (TEXAS RANGER) 507 LEUCOPHYLLUM F:.'RIO BRAVO' (TEXAS RANGER) 337 , . SALVIA G. 'SIERRA LINDA' (SAGE) 283 Groundcover:. BACCHARIS R. 'CENTENNIAL' ( BACCHARIS) 1,252 1 GAL @ 30" O.C.- DALEA F. 'SIERRA NEGRA' (BLACK DALEA) 1,414 1 GAL @ 30" O.C. LANTANA M. 'DWARF YELLOW' (DWARF LANTANA) 1,165 1 GAL Cc) 30" O.C. ROSMARINUS O. 'LOCKWOOD DEFOREST' 1,896 1 GAL @ (DWARF ROSEMARY) 30" O.C. VERBENA PERUVIANA (50% STARFIRE, 50 % LITTLE PINK) 677 1 GAL @ 24" O.C. 74020 Alessandro, Suite E o Palrri Desert, CA 92260 o 619o568o3624 o FAXo619o773o5615 655 Fourth Avenue, Suite 54 o San Diego, CA 92121 o 619o531o0884 o FAXo619o232o7351 CA-Lic. #1532 o AZ Lic. #13754 o NV Lic. #94 o NM Lic. #213 � A 1 . • i PROJECT RECORD (CON'T) PAGE 2 EL MIRADOR MEDICAL PLAZA - LA QUINTA , 1/14/93 , We have used this same plant palette at the Mission Hills North Golf Course with the same drip irrigation system. If requested, I can arrange for you to see the amazing plant growth after one year. t SOUTHERN CALIFORNIA gas COMPANY 1981 LUGONIA AVENUE, REDLANDS, CALIFORNIA MAILING ADDRESS: P.O. BOX 3003, REDLANDS, CALIFORNIA 92373-0306 January 13, 1992 City of La Quinta - Planning & Development Division 78 -105 Calle Estado La Quinta, CA 92253 ATTENTION: Greg Trousdell RE: Desert Hospital -Plot Plan #91 -473 JAN 14 `1992 CITY OF LA QUINTA PLANNING DEPARTMENT This letter is to inform you that Southern California Gas company has facilities in the area where the above named project is proposed. Gas service to the project could be provided from a 4" main on 47th Avenue and a 4" main on Washington Street without any significant impact on the environment. The service would be in accordance with the Company's policies and extension rules on file with the California Public Utilities Commission at the time contractural arrangements are made. You should be aware that this letter is not to be interpreted as a contractural commitment to serve the proposed project, but only as an informational service. The availability of natural gas service, as set forth in this letter, is based upon present conditions of gas supply and regulatory policies. As a public utility, the Southern California Gas Company is under the jurisdiction of the California Public Utilities Commission. We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which affects gas supply or the conditions under which service is available, gas service will be provided in accordance with revised conditions. Typical demand use for: a. Residential (System Area Average /Use Per Meter) Yearly Single Family 799 therms /year dwelling unit Multi - Family 4 or less units 482 therms /year dwelling unit Multi- Family 5 or more units 483 therms /year dwelling unit These averages are based on total gas consumption in residential units served by Southern California Gas Company, and it should not be implied that any particular home, apartment or tract of homes will use these amounts of energy. b. Commercial Due to the fact that construction varies so widely (a glass building vs. a heavily insulated building) and there is such a wide variation in types of materials and equipment used, a typical demand figure is not available for this type of construction. Calculations would need to be made after the building has been designed. We have developed several programs which are available, upon request, to provide assistance in selecting the most effective applications of energy conservation techniques for a particular project. If you desire further information on any of our energy conservation programs, please contact our Area Market Services Manager, P.O. Box 3003, Redlands, CA 92373 -0306, phone 1 -800- 624 -2497. Sincerely, Kevin Flum Technical Supervisor KF:blh CC: Environ Affairs - ML209B Y k:4LIiV MEMORANDUM TO: GREG TROUSDELL, ASSOCIATE PLANNER FROM: STAN SAWA, PRINCIPAL PLANNER DATE: JANUARY 9, 1992 SUBJECT: PLOT PLAN 91 -473 DESERT HOSPITAL As a result of a meeting of the Arts in Public Places Committee, where they reviewed the plot plan for this project, it was determined that a condition should be imposed requiring an easement for a City provided public art piece at the intersections of 47th Avenue and Washington Street and at the northwest corner of their project. Additionally, the Arts and Public Places Committee indicated that they felt the proposed location of art work at the main vehicle entry in and out. of their project on . Washington Street was. acceptable. MEMOSS.060 ,. x . ; �. ,_ . _ ., __ ..'t' .:. .s 0 78 -105 CALLE ESTADO LA. 7OUINTACALIFORNIA 92253 - (619) 564 -2246 _ � _ _ _ -- • •= =�_FA� 6.1.0`_'564 -5617 .. - ^ . , January 7, 1992 Mr. Peter Bergmann, Desert Hospital 1150 N. Indian Chief Financial Officer Palm Springs, CA 92262 SUBJECT: 4LOT_ PLAN__9- 1- -4.7 -3., ; PARCEL MAP 27399 & TENTATIVE TRACT 27031 (MINOR CHANGE); Dear Mr. Bergmann: Out staff has begun processing your development request to establish a new medical complex on Washington Street & 47th Avenue (northwest corner). We have scheduled your Development.Services meeting for January. 23, 1992, at 10:00 a.m. in the City Council Conference Room. At this meeting, we will try to insure that all'other City Departments are present to present their comments on your submittal. Further, we will also distribute for.your interest comments from all affected outside public agencies (e.g. CVWD,'... etc.) We anticipate that your case will be reviewed by the Design Review Board on February 5, 1992, at.5:30 p.m. in the City Council Chambers. The Board will examine your concept site plan, landscape and architectural details. Since the project was previously reviewed by the Design Review Board about four months ago, we do not expect a lot of comments from them on your architectural package. However, we anticipate discussion on your site plan and landscape concept.- It is our understanding that your landscape plan revision will be prepared by Ronald Gregory Associates of Palm Desert. It would be helpful if the plans (25 copies folded to 8"1/2" x 1111). could be in our office no later.than.January.21, 1992. MAILING ADDRESS - P.O. BOX 1504 - LA. QUINTA, CALIFORNIA 92253 LTRGT.06:2 /CS -1- :� i',lr� . _ t: r .. .' C: _... • _ .. _ .E f T. ... .. _. i. _. � ., f. t �, .. i �, _ ,�. �, .. i Your project is tentat t r uled fAr,-,the Planning Commission me_etir o_f, : February' 11, 1992 �—Nowlewe � raas.e submit the following materra3°s assure that ;your case is not:f deyed.. -__ renderings - _- 2. 8 1 /2 "--x—� "2_ "r'eductions_ of the site plan and elevation drawings (one set) 3. Landscape concept If you have any questions, please contact the undersigned. Very truly yours, JERRY HERMAN PLANNING& DEVELOPMENT DIRECTOR Greg(Trousdell Associate Planner GT:ccs cc: HDR, Inc. Jamie L. Davidson Steve Robbins; ESCO Ron Gregory Associates Lee Redmond III; Birtcher Co. Steve Speer; Assistant City Engineer • R • GLEN J. NEWMAN FIRE CHIEF To: City of La Quinta Planning Division Attn: Greg Trousdell Re: Plot Plan 91 -473 RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657 -3183 January 7, 1992 00 1992 X- PAPINC14lT With respect to the conditions of approval for the above referenced land division, the Fire Department recommends the following fire protection measures be provided in accordance with the La Quinta Municipal Code and /or recognized fire protection standards: 1. Provide or show there exists a water system capable of 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. 2. 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' or more than 165' from any portion of the buildings as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrants in the system. 3. 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 fire hydrant types, location and spacing, and, the system shall meet fire flow requirements. Plans shall be signed /approved by a registered civil engineer and 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." 4. 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 buildings(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. PLANNING DIVISION M INDIO OFFICE ❑ TEMECULA OFFICE 79 -733 Country Club Drive, Suite F, Indio, CA 92201 41002 County Center Drive, Suite 225, Temecula, CA 92390 (619) 342-8886 • FAX (619) 775 -2072 (714) 694 -5070 • FAX (714) 694-5076 ❑ RIVERSIDE OFFICE 3760 12th Street, Riverside, CA 92501 (714) 275.4777 • FAX (714) 369 -7451 4 printed on recycled paper � 1 To: City of La Quinta Re: PP 91 -473 January 7, 1992 Page 2 4. 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 buildings(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. 5. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 6. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building code. 7. Certain designated areas will be required to be maintained as fire lanes. B. Provide fire apparatus road to within 150 feet of any portion of the exterior wall of the first floor. Such road shall have a minimum of 20 feet of unobstructed width and a minimum of 13 feet, 6 inches of vertical clearance. 9. Center divider in entrance way shall be set back a minimum of 20 feet from curb line. 10. Provide valve supervision and 24 hour monitoring of the water flow alarm at the automatic fire sprinkler system. 11. Approved building numbers on address shall be placed in such a position as to be plainly visible and legible from the street or road. Said numbers shall contrast with their background. 12. This project may require licensing and /or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the Office of the State Fire Marshal (818 -960 -6441) for an opinion and a classification of occupancy-type. This information and a copy of the letter of intent should be submitted to the Fire Department so that proper requirements may be specified during the review process. '`,," ,4 To: City of La Quinta Re: PP 91 -473 January 7, 1992 Page 3 12. This project may require licensing and /or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the Office of the State Fire Marshal (818 -960 -6441) for an opinion and a classification of occupancy type. This information and a copy of the letter of intent should be submitted to the Fire Department so that proper requirements may be specified during the review process. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) 342 -8886. Sincerely, RAY REGIS Chief Fire Department Planner By Tom Hutchison Fire Safety Specialist imp zESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1056 - COACHELLA, CALIFORNIA 92236 - TELEPHONE (619) 398.2651 DIRECTORS TELLIS CODEKAS, PRESIDENT RAYMOND R. RUMMONDS, VICE PRESIDENT JOHN W. McFADDEN DOROTHY M. DE LAY THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: OFFICERS THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER 15:1 BERNARDINE SUTTON, SECRETARY — a -caa� ..�„u,�,.� ,�_,,,,�_OWEN McC00K ASSISTANT GENERAL MANAGER January 25 199.92% 7tm REDWINE AND SHERRILL, ATTORNEYS File: 0163.1 JAM 09 1992a PL iyFl v6E�;`.;t �_...�ar -•. �__, ...;.... ..ter. ... ,�.._ <. Subject: Parcel Map 27399, Plot Plan 91 -473, Portion of Northeast Quarter, Section 30, Township 5 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by the Coachella Valley Stormwater Channel and may be considered safe from stormwater flows except in rare instances. This area is designated Zone X on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager -Chief Engineer RF:sv /el cc: Don Park Riverside County Department of Public Health 79 -733 Country Club Drive, Suite D Bermuda Dunes, California 92201 TRUE CONSERVATION USE WATER WISELY �• �. •. ,, • � .. _. .' , a �, . , �• �. i 4 40" 78-106 CALLS ESTADO — LA OUINTA. CAUFORNIA 82263 - (818) 684 -2248 FAX .(818) 6846817 FROM: PLANNING i DEVELOPMENT DIVISION DATE: /V ' i q _ q ✓_Cublic ty Manager ✓Waste Management - ✓Principal ' Works /Engineering mineral Telephone Planner(s) moire Marshal ✓Palmer Cable Vision "ssociate building 6 Safety �nline Transit Planner(s) _� amber of Commerce Caltrans (District II) Assistant :2 V Agricultural Commission Planner r.-Imperial Irrigation City of Indian Wells P--planning k4outhern California Gas City of Indio Director Ybesert Sands School Dist. _/IJS Postal Service Coachella Valley School Dist. Riverside County: CV Archaeological Society Planning Department Property Environmental Health Owner's Association Sheriff's Department (S) : rL67- ft A 7l - q 13 — U4s4it t- cPrr ri.� ON : Ae*j s rr A c_-✓e,�Aa A 3 s-4^1 ,yedl 44c o�fi eE :BAST SOa: OF *J Co Tit s14ree, , ii/4My4 The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and /or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful. Please send your response by /- /G - 9 Z and return the maps /plans if not needed for your files. You are invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: Time: Contact Person: ^0SDC«- Title: A40c. /GA.- le, - 0�(�� Comments made by: Title: QP 5 (L.-• Date: I 31 S I Phone: I Agency /Division r% H z w F Iv Z b J � 7 r ' J � d J o � Q U � J J � 7 � d � r1 � Q U 78-105 CALLE ESTADO - LA GUINTA, CAUFORNIA 92263 - (819) 684 -2248 FAX (819) 6846617 FROM: PLANNING i DEVELOPMENT DIVISION DATE: _l.2 -P -5 ✓C�ty Manager ✓Waste Management ✓Principal lic Works /Engineering mineral Telephone Planner(s) ire Marshal &- calmer Cable Vision _k:�Cssociate building 6 Safety online Transit Planner(s) �amber of Commerce Caltrans (District II) Assistant VWD Agricultural Commission Planner &- Imperial Irrigation City of Indian Wells P--Planning _southern California Gas City of Indio Director ✓besert Sands School Dist. _ s Postal Service Coachella Valley School Dist. Riverside County: CV Archaeological Society Planning Department Property Environmental Health Owner's Association Sheriff's Department LA QUINTA CASE NO (S) : /7L A7- tt A,J 7/ - y "/ S - Ve-S4& t-PCP17r" -- PROJECT DESCRIPTION: Xe4yoST 7� �G✓t�ap A 3 S3�/21 NfCs�144i oe`i tE PROJECT LOCATION: aC.4S7' Sit of Gv14 J ,dG Ti l s74ree,� 6f i�7 & AykjuE - The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and /or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful. Please send your response by /- /G - 9 z and return the maps /plans if not needed for your files. You are invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: Time: Contact Person: 4- Title: ��. �G�4�•tilE.�" n mod c, Poed- �Va rz5l- CUXa Cpl Comments made by: Title: Ae 2--g c__ Date: f Z qa Phone: Agency /Division i r� 78-106 CALLS ESTADO — LA OUINTA, CALIFORNIA 92263 - (619) 664 -2246 FAX (619) 6646617 FROM: PLANNING & DEVELOPMENT DIVISION DATE: 1,2-;q `11 C ty Manager rWaste Management ✓Principal lic Works /Engineering &, eneral Telephone Planner(s) Fire Marshal j, almer Cable Vision "►ssociate "uilding & Safety online Transit Planner(s) of Commerce Caltrans (District II) Assistant _�t`hamber VWD Agricultural Commission Planner e.-imperial Irrigation City of Indian Wells i.-Ilanning t�outhern California Gas City of Indio Director ✓besert Sands School Dist. _!:fUS Postal Service Coachella Valley School Dist. Riverside County: CV Archaeological Society Planning Department Property Environmental Health Owner's Association Sheriff's Department LA QUINTA CASE NO (S) : ?LA7- P-AiJ I/- - y 73 PGSJ1T 4CP17A1_- iT•i�i^4.1m2.�,'u"?57 �: dCikSffIlC.t. {;?�.'4�. PRC+JECT['bE CRIPTION: � ,p f1e9[JsST / C16V;t /rfG�r L o�Fi n �Fd �. /9 �� ' �,� Cps �w 7�,r leal JAS 0 Z �� _ PROJECT LOCATION: 6/4ST SOs of Gv14 J �i �G T..t S7�retiT A�q LA =1 C] �e§ p0� PKE AKkIE 7. 12P��1C4.-+ :: R:.: wLf sua. .zC�:t'¢ieaCiFt49rIF..L+B'�Yy� The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and /or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful.�tr Please send your response by flhr __f and return the maps /plans if not needed for your files. You • ar_W ;:invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: Time: �- Contact Person: SDCZ Title: se_ /GA,I�r/�.�, Comments made y Title: Date: Phone: Agency /Division ,: � , , _.,jy '�1 T ,: � , , _.,jy jury -a g 4 ti j /pp(d H t� �, "s� December 19, 1991 LANDSCAPE DEVELOPMENT CON El Mirador Medical Plaza La Quinta, CA zz sQ6 Gs I. Objectives: Through the proper use of plant materials, irrigation systems and other traditional "landscape" features/ materials, establish a development that achieves the following: A. Appropriate "blend" with existing adjacent landscapes. B. Desirable aesthetics for both the "users" of this site, as well as the general public driving by. C. Functional design that exhibits limited requirements for excessive maintenance. D. Protection from harmful effects of wind and water erosion. II. Criteria /Assumptions: The "baseline" from which this overall landscape development concept has evolved is as follows: A. There will be an adequate budget to allow for construction /installation of landscape development as shown on drawings and /or as specified in Project Manual. B. There will be a commitment on the part of Desert Hospital to employ the services of a professional maintenance organization to properly maintain the landscape development following construction /installation. C. Landscape development outside the property lines, other than establishment of a "rock surface" (i.e. within the Washington Street R.O.W.), is not considered a part of this project at this time. III. System Description: Henningson, Durham & Richardson, Inc. A. The Landscape Development Concept Plan illustrates various separate and distinct landscape "zones ". These zones were initially conceived and isolated from one another based on two critical factors: level of maintenance required; and cost of installation. 1. Landscape Zone A: Combination of durable turf areas and hand - planted ornamental trees, shrubs, and groundcovers; "high' maintenance requirements; "high' Suite 125 12700 Hillcrest Road Dallas, Texas 75230 -2096 Telephone Architecture 214 960 -4000 Engineering Planning . a. j} irrigation system requirements. Plant list typical for this zone: Hybrid Bermuda grass, Cactus, Bird -of- Paradise, Asparagus Fern, Cycad, Bougainvillea, Gazania, Sage, Lilyturf, Lantana, Yucca, Abelias, Cotoneaster, Nandina, Jasmine, Roses, Palms, Loquat, Abyssinian Banana, Weeping Fig, Edible Fig, Creeping Fig, Evergreen Ash, Honeylocust, California Holly, Jacaranda, Goldenrain Tree, Crape Myrtle, Primrose Tree, Sweet Bay, Olive, Photinia, Pittosporum, Pomegranate, Oak, Linden, Chinese Jujube, and other plants from the suggested plant list contained within the Washington Square Specific Plan Document. 2. Landscape Zone B: Durable turf areas; "medium" maintenance requirements; "medium" irrigation system requirements. Plant list typical for this zone: Common Bermuda grass. 3. Landscape Zone C: Hydroseeded native grasses, wildflowers and /or groundcovers; "medium" maintenance requirements; "low" irrigation system requirements. Plant list typical for this zone: Fescue grasses, Ryegrasses, Rattlesnake grass, Pampas grass, Fountain grass, Gazania, Lantana, and other native grasses and wildflowers. !, .. 1. �' .. i v,' B. This landscape development needs to have the capability of minimizing irrigation demand in selected areas following establishment of plants (particularly in the drought tolerant /resistant zones). C. This landscape development needs to utilize drought tolerant /resistant plant materials within certain areas of the site. D. This landscape development will utilize a limited number of ornamental trees, shrubs and groundcovers, predominantly restricted to the high - profile /pedestrian areas. E. This landscape development will utilize a limited amount of durable turf areas in high use /active areas of the site. F. The irrigation system in this landscape development will be comprised of a hierarchy of different types of systems as necessary to meet plant material. establishment and maintenance requirements, as well as the ongoing overall anticipated maintenance regime. These systems can be divided into five basic categories: 1. Small turf area systems (spray heads spaced between 7 and 15 feet on center). 2. Shrub area systems (spray heads spaced between 5 and 15 feet on center, using fixed position risers and 12 -inch pop -up heads), including bubbler and drip systems where appropriate. 3. Large turf area systems (gear driven rotor heads with 3- inch pop -up stroke, spaced 30 to 60 feet on center). IV. Design Evaluation: A. In general, utilize low maintenance plant materials, suitable for proper mature development in the La Quinta microclimate. B. Minimize irrigation water needs where possible. �` , ..... .: d DATE PA ffyf!� ANNUA L COLOR CROSSWALK It I�� - [��I�, LQDOn TRASH DUMPSTER W16'MGH SCREENWALL ENCLOSURE SKE PARKJNG D. Lu D I I ( ZA I Aw 6'IWH DECORATIVE SCREEN WALL CROSSWALK WASHINGTON rjEET G�QC1opOc�� xC3�o�c`]o�c� �oT poT ��ooH e �T IT AccENr,&ERmjvG I (ryp I ) T\� 1 (Typ.), DATE J (TYP.) PUBLIC " 6' HIGH SOI-10 MASONRY SOUND WALL Inc o nolmle�1,2� oi 010 9 11 ff 4:3 ls� /I I (r Yp.) (TYP.) CROSSWALK FA LEGEND LANDSCAPE ZONE A LANDSCAPE ZONEB I LANDSCAPE ZONE C 0 �c�Glc� cc 0 F ED) 0 0 Q) M D��o )w LF- 4 k. COUNCIL cm r�A NORTH SCALE 1"=40 H DEC 2 1991 EXHIRIT col Pb CASE NO.f/---f-73 �y — 4 24 X 30 PRiN W ON NO. 1060" CLEARPRMTo 9 t 1 1 i t W W z 0 I � i 1 1 i t i t • t o a 0 '!F f t y� n 7 r--w O SUGGESTED PLANT PALETTE i t , BOTANICAL NAME COMMON NAME SIZE ENTRY CORRIDOR TREES: Phoenix dactylifera Date Palm 24' Ht. 0 ' PLAZA AREA TREES: o Washingtonia robusta Mexican Fan Palm 15' Ht. TT o STREET TREES: o Prosopis chilensis "Colorado" Chilean Mesquite 24" Box Cercidium floridum Blue Palo Verde 24" Box PARKING LOT TREES: v ° Prosopis chilensis "Colorado" Chilean Mesquite 24" Box Parkinsonia floridim Mexican Palo Verde 24" Box Cercidium floridum Blue Palo Verde 15 gal t O Rhus lancea African Sumac 15 gal ACCENT TREES: Lagerstroemia indica Crape Myrtle 24" Box i Acacia salicina Willow Acacia 15 gal 110 ACCENT SHRUBS: Agave vilmorinia Octopus Agave S gal o ! Cassia artemisioides Feathery Cassia 5 gal I Caesalpinia pulcherrima Red Bird of Paradise 5 gal ! Lantana M. "Dwarf Yellow" Yellow Lantana 5 gal, Chamaerops humilis Mediterranean Fan Palm 15 gal { � F ACCENT VINES: Gelsemium sempervirens _- Carolina_ Jessamine - - -- - - 5- -gal -- - - Macfatlyena unguis -cati Cat's Claw 5 gal i PERIMETER SHRUBS: i Leucophyllum F. "Thundercloud" Texas Ranger 5 gal }+ Leucophyllum F. "Rio Bravo" 5 gal GROUNDCOVERS: • ; { Baccharis p. 'Centennial' 1 gal Verbena peruviana "Little Pink" Verbena 1 gal Myoporum parvifolium Myoporum 1 gal i l LAWN: • #328 Hybrid Bermuda seed /stolons APPROVED BY CITY COUNCIL ON =t t T _ R 1 1k; :. i F ai REWSION8 BY LIJ > 0 0 Lu t . -tC shoot Of She ets M AIRE.DIRT DEPRECIATI x N LAMP LUlAEN DEPRECIATIQN x LU.IN e DOSED, ,Q . C! Q�� C . - tai" �T - A z p LAN - N 3 G DEPAR 9� T= , LIJM %NAIRE DESCRIPTIQN ILLUMINANCE VALUES NUMERICAL ANALYSIS OF ENi %i�E`AA _ �" VIEWING DIRECTION c -t® —of° r lntokiti JS -NORTH . LUNNAIRE ' TYPE 1 "FILENAME L10889 ±. IES P P '. - Aim .. -.._ 1 21„ l��,X_.'.:.: _"1.9 PLANE OF, PQINTS _.AbE� o IIN m. 0.27 - C C 50 PS °V _HQkIZONTAL M 1 H L %GHT METER IS PARALLEL TQ PLANE; AVERAGEJMIAfIMUP� -, :�,.46 � 1- PRA 15 OOPS °V L10��9A _ _ _ 150—W r _ ,_ _ SCALE LEFT- TQ RIGHT ". 40 FEET PER ., : MAXIMUM/MINIMUM"'',- :-x.22 1 LAMP CLR- HIPS � /STACdC�D C ®NTQUR REFLE�TQR -' �- - ". - ..., CCADI QCT SCALE TOP TO I$QTTQ�9 40 FEET PER INCH - - _- ALL VALUES "IN FQQTCANDLES T EST L A IP LUAE N S 16 0 0 "A .. T �. .. -0RASE. QF. PL ANE - L ®C AT D AMP LU ENS o 1 6®00 % N IT AL L - - 0 lIGH TLQ SSF AC ®R .85 �QR K P ANE HEIGHT' �N DALLAS F M AIRE.DIRT DEPRECIATI x N LAMP LUlAEN DEPRECIATIQN x LU.IN e DOSED, ,Q . C! Q�� C . - tai" �T - A z p LAN - N 3 G DEPAR 9� T= , -491P�1_19ATE PALW -CROSSWALK (TYP.) DATE PA (TYP.) 1.) 4 SH DU _TRA MPSTER_ W16'MGH DECORATIVE SCREEN WALL SCREENWALL ENCLOSURE BIKE PARKING � T DATE PAL S, (TYP.) As Yz W-0 GE T FLOWS (TYP.) AN COLOR DA LMS (TYP.) Aa 6 ACCENT 8ERMING 2 E PUBLIC A CROSSWALK ----------------- STREET WASHINGTON MEN! 6' HIGH SOLID MASONRY SOUND WALL Ck?O �RN'44,or Yy it (TYP.) ��_M I LEGEND LANDSCAPE ZONE A LANDSCAPE ZONE B LANDSCAPE ZONE C COLOR 721", ANNUA O 1.) 4 SH DU _TRA MPSTER_ W16'MGH DECORATIVE SCREEN WALL SCREENWALL ENCLOSURE BIKE PARKING � T DATE PAL S, (TYP.) As Yz W-0 GE T FLOWS (TYP.) AN COLOR DA LMS (TYP.) Aa 6 ACCENT 8ERMING 2 E PUBLIC A CROSSWALK ----------------- STREET WASHINGTON MEN! 6' HIGH SOLID MASONRY SOUND WALL Ck?O �RN'44,or Yy it (TYP.) ��_M I LEGEND 0 0 �; , �� o 000 o�C NORTH SCALE 1"=40' December 7991 ED A 77 A PD 0 U � L� O, ll,,I�� r fL:� D 0 EX Lu Ec� 0 LMJc��oc��ll 0 D ! Fr__ G�c�cl�pU c��G�Jc��oc� Pi C3�o�c`]o�� LANDSCAPE ZONE A LANDSCAPE ZONE B LANDSCAPE ZONE C 0 0 �; , �� o 000 o�C NORTH SCALE 1"=40' December 7991 ED A 77 A PD 0 U � L� O, ll,,I�� r fL:� D 0 EX Lu Ec� 0 LMJc��oc��ll 0 D ! Fr__ G�c�cl�pU c��G�Jc��oc� Pi C3�o�c`]o�� I 4 k I # o o a o o o v _ a ._.0 SUGGESTED (PLANT PALET'T.E- " -_ ! BOTANICAL NAME COMMON NAME SIZE 1 - ENTRY'CORRIDOR TREES: ! t j l a Phoenix dactylifera Date Palm 20' Ht. .. ! PLAZA AREA TREES: I I i Washingtonia robusta Mexican Fan Palm 15` Ht. s 1' I ° } I ( STREET TREES: i } f 3 i o ; Prosopis chilensis "Colorado" Chilean Mesquite 24" Box Cercidium floridum Blue Palo Verde 24" Box PARKING LOT TREES: Prosopis chilensis "Colorado" Chilean Mesquite 24" Box ! � �; I 1,• ° r , '�' - '-`;-' � ''�. i � ' Parkinsonia f#oridim Mexican Palo Verde 24" Box (.�r , Cercidium floridum Blue Palo Verde 15 gal ji 1 , •. ! o Rhus lancea African Sumac 15 gal ' , , r - • i ACCENT TREES: _ �_ _ _ _ _.__ - -_ __..____ • Lagerstroemia indica Crape Myrtle 24" Box + i `yy _�- • I ° Acacia salicina Willow Acacia 15 gal i i J"• k ACCENT SHRUBS: 1 Agave vilmorinia Octopus Agave 5 gal ! ' ! Cassia artemisioides Feathery Cassia 5 gal Caesal inia ulcherrima Red B' I, ;��` �_ _. ` �. �• i P "Dwarf Ord of Paradise 5 gal- Lantana ( M. Dwarf Yellow" Yellow Lantana 5 gal ( i ha aerops humElis Mediterranean Fan Palm 15 gal ACCENT VINES: .. G elsemium sempervirens Carolina Jessamine 5 gal Macfadyena unguis -cati Cat's Claw 5 gal PERIMETER SHRUBS: Leucophyllum F. "Thundercloud" Texas Ranger 5 gal Leucophyllum F. "Rio Bravo" 5 gal ' # ! GROUNDCOVERS: ! ° ! Baccharis P. 'Centennial' 1 gal Verbena peruviana "Little Pink" Verbena 1 gal Myoporum parvifolium Myoporum 1 gal LAWN: #328 Hybrid Bermuda seed /stolons I • • V • r T • � • 0 1 f �1 � f r "^ - - oft/ :l 9 Li _1� 25 X 38 "PAINUDONK0.100ONCLEARPRiNTO - --°- __ -_- -� T_ -- -- -_`-_- - °- - - - - - •-�-- --- -- - - -- - , --- - - -- - -- - - - -- Tom- - - - -- - - -- - - -- -- - °_ - - - -- - -_ -- - - -- - A'