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2014 08 26 PC
TitT 4 (P Qu.`kr0 Planning Commission agendas and staff reports are now available on the City's web page: www.la-guinta.org PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, AUGUST 26, 2014 AT 7:00 P.M. Beginning Resolution No. 2014-019 CALL TO ORDER 1 . Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. CONFIRMATION OF AGENDA APPROVAL OF MINUTES 1 . Approval of the minutes of July 22, 2014 PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Planning Commission before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues PLANNING COMMISSION AGENDA 1 AUGUST 26, 2014 you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. Environmental Assessment 2014-635, Conditional Use Permit 2014-158, Site Development Permit 2014-938, and Sign Application 2014-1765 submitted by Jack Tarr Development for consideration of Phase 4 of Washington Park commercial center proposing the construction of a 42,427 square -foot 12 -screen movie theater, parking lot, and the establishment of three future restaurant pads. Project: Washington Park Phase 4. CEQA: consideration of a Negative Declaration of environmental impact. Location: south side of Highway 1 1 1, between Washington Street/Simon Drive, Adams Street, and Avenue 47 (46-795 Washington Street). 2. Site Development Permit 2014-1001 submitted by Matt Nevins, Project Manager with RJT Homes, for the consideration of architectural modifications to two approved residential unit plans to be constructed on 34 lots. Project: Codorniz. CEQA: previously approved under Environmental Assessment 2004-505; no further analysis is required. Location: southeast corner of Jefferson Street and Avenue 52. 3. General Plan Amendment 2014-128 and Zone Change 2014-146 submitted by the City of La Quinta for the consideration of amendments to the La Quinta General Plan Map and the La Quinta Zoning Map changing a property from Major Community Facilities to Village Commercial. CEQA: exempt from environmental review pursuant to Section 15061 (B)(3), Review for Exemptions of the CEQA Guidelines. Location: 51-351 Avenida Bermudas BUSINESS SESSION CORRESPONDENCE AND WRITTEN MATERIAL COMMISSIONER ITEMS Report on City Council meeting of August 5, 2014. 2. Chairman Wright is scheduled to attend the September 16, 2014, City Council meeting. DIRECTOR'S ITEMS PLANNING COMMISSION AGENDA 2 AUGUST 26, 2014 ADJOURNMENT The next regular meeting of the Planning Commission will be held on September 9, 2014 commencing at 7:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Monika Radeva, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 1 1 1, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on August 22, 2014. DATED: Auggst 21, 20,14 MONIKA RAD VA, Executive Assistant City of La Quinta, California PUBLIC NOTICES The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Community Development Department's counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 AUGUST 26, 2014 CALL TO ORDER PLANNING COMMISSION MINUTES TUESDAY, JULY 22, 2014 A regular meeting of the La Quinta Planning Commission was called to order at 7:00 p.m. by Vice Chairman Wright. PRESENT: Commissioners Bettencourt, Fitzpatrick, Wilkinson and Vice Chair Wright ABSENT: Commissioner Blum STAFF PRESENT: Community Development Director Les Johnson, Planning Manager David Sawyer, Principal Planner Wally Nesbit, and Executive Assistant Monika Radeva Commissioner Bettencourt led the Commission in the Pledge of Allegiance. APPOINTMENT OF OFFICERS 1 . Appointment of Planning Commission Chairperson Motion — A motion was made and seconded by Commissioners Wilkinson/Bettencourt to nominate Vice Chairperson Wright as Chairperson. AYES: Commissioners Bettencourt, Fitzpatrick, Wilkinson, and Wright. NOES: None. ABSENT: Commissioner Blum. ABSTAIN: None. 2. Appointment of Planning Commission Vice Chairperson Motion — A motion was made and seconded by Commissioners Wright/Fitzpatrick to nominate Commissioner Wilkinson as Vice Chairperson. AYES: Commissioners Bettencourt, Fitzpatrick, Wilkinson, and Chairman Wright. NOES: None. ABSENT: Commissioner Blum. ABSTAIN: None. PUBLIC COMMENT CONFIRMATION OF AGENDA - Confirmed PLANNING COMMISSION MINUTES 1 JULY 22, 2014 APPROVAL OF MINUTES Motion - A motion was made and seconded by Commissioners Wilkinson/Bettencourt to approve the Planning Commission Minutes of June 24, 2014, as submitted. AYES: Commissioners Bettencourt, Fitzpatrick, Wilkinson, and Chairman Wright. NOES: None. ABSENT: Commissioner Blum. ABSTAIN: None. Motion - A motion was made and seconded by Commissioners Bettencourt/Fitzpatrick to approve the Planning Commission Minutes of July 8, 2014, as submitted. AYES: Commissioners Bettencourt, Fitzpatrick, Wilkinson, and Chairman Wright. NOES: None. ABSENT: Commissioner Blum. ABSTAIN: None. PUBLIC HEARINGS 1. Conditional Use Permit 2012-148 submitted by Verizon Wireless proposing the placement of a fifty-four (54) foot tall monopalm tower and equipment enclosure. Project: Verizon Wireless La Quinta Country Club. Location: La Quinta Country Club located at the northwest corner of Eisenhower Drive and Avenue 50 (77750 Avenue 50). Principal Planner Wally Nesbit presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Wright declared the PUBLIC HEARING OPEN at 7:31 p.m. Public Speaker: Mr. James Rogers, Agent for Verizon Wireless and Site Acquisition Manager with Smartlink, LLC., Irvine, CA - introduced himself, gave detailed description of the project, and answered the Commission's questions. Discussion followed regarding the monopalm's aesthetic and potential design, possible future co -location, maximum capacity for co -location, and screening for Mr. Boone's residence. Public Speaker: Mr. Bruce Zahn, General Manager of La Quinta Country Club, La Quinta, CA - introduced himself and said the Country Club had very specific requirements with regards to the carrier and aesthetics of the monopalm in terms of height, image and how it must fit with the existing landscaping. He noted that if the proposed plans of the monopalm were to be drastically changed the Country Club would not be in support of it and emphasized that the Country Club would have to approve any possible future carriers wishing to co -locate. Public Speaker: Mr. Skip Boone, La Quinta, CA - introduced himself and confirmed that the Commission was in receipt of his e-mail sent on July 22, 2014, PLANNING COMMISSION MINUTES 2 JULY 22, 2014 at 4:08 p.m. He said his concerns were clearly stated in the e-mail and he did not have anything further to add. Chairperson Wright asked Mr. Boone if the adjustment of height and use of Mexican Fan Palms instead of the proposed Date Palms was acceptable to him. Mr. Boone said that the additional trees proposed were along Eisenhower Drive and did not have an aesthetic effect on the monopalm from his line of sight. Chairperson Wright declared the PUBLIC HEARING CLOSED at 8:14 p.m. Commission discussion followed regarding the proposed request and the code guidelines and requirements that govern this type of requests. Staff stated that the Commission could add a condition of approval requiring Planning Commission approval for any future consideration of co -location which would circumvent any applicable administrative review. Motion - A motion was made and seconded by Commissioners Wilkinson/Bettencourt to continue Conditional Use Permit 2012-148 to the next regularly scheduled Planning Commission meeting of August 26, 2014, in order to give the applicant additional time to address the Commission's concerns with regards to maximum capacity. AYES: Commissioners Bettencourt and Wilkinson. NOES: Commissioner Fitzpatrick and Chairperson Wright. ABSENT: Commissioner Blum. ABSTAIN: None. Motion failed due to tie vote. Motion - A motion was made and seconded by Commissioners Fitzpatrick/Bettencourt to adopt Resolution 2014-018 approving Conditional Use Permit 2012-148, as submitted with staff's recommendations and amendment and addition to Conditions of Approval No. 18 and 27 respectively, as identified in the submitted Memorandum, and amending Condition of Approval No. 16 to include "any deviation from the approved Conditional Use Permit must ,be ,brought forward for Planning Commission approval. " AYES: Commissioners Bettencourt, Fitzpatrick, Wilkinson, and Chairperson Wright. NOES: None. ABSENT: Commissioner Blum. ABSTAIN: None. BUSINESS SESSION - None CORRESPONDENCE AND WRITTEN MATERIAL PLANNING COMMISSION MINUTES 3 JULY 22, 2014 1 . Staff distributed "Understanding the Basics of Land Use and Planning — Guide to Local Planning" to the Commission. 2. Discussion with regards to the Planning Commissioner Academy in the spring organized by the League of California Cities. COMMISSIONER ITEMS 1 . Report on City Council meetings of July 15, 2014. 2. Commissioner Blum is scheduled to attend the August 5, 2014, City Council meeting. 3. The Commission is scheduled to be dark on August 12, 2014. DIRECTOR'S ITEMS 1. Community Development Director Johnson asked the Commission to direct any correspondence through the City for distribution to the Commission to avoid non- compliance with the Brown Act requirements. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Bettencourt/Fitzpatrick to adjourn this meeting at 8:44 p.m. AYES: Commissioners Bettencourt, Fitzpatrick, Wilkinson, and Chairperson Wright. NOES: None. ABSENT: Commissioner Blum. ABSTAIN: None. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California PLANNING COMMISSION MINUTES 4 JULY 22, 2014 PH 1 PLANNING COMMISSION STAFF REPORT DATE: AUGUST 26, 2014 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2014-635 CONDITIONAL USE PERMIT 2014-158 SITE DEVELOPMENT PERMIT 2014-938 SIGN APPLICATION 2014-1765 APPLICANT: JACK TARR DEVELOPMENT PROPERTY OWNER: BR2, LLC REQUEST: ADOPT RESOLUTIONS TO APPROVE A CONDITIONAL USE PERMIT, SITE DEVELOPMENT PERMIT, AND SIGN PROGRAM FOR PHASE 4 OF THE WASHINGTON PARK COMMERCIAL CENTER, INCLUDING AN APPROXIMATELY 42,427 SQUARE FOOT MOVIE THEATER CEQA: ADOPT A RESOLUTION TO APPROVE A DETERMINATION OF NEGATIVE DECLARATION PER CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES LOCATION: 46-795 WASHINGTON STREET RECOMMENDED ACTION Adopt Planning Commission Resolution No. 2014 - certifying a Negative Declaration of environmental impact for Environmental Assessment 2014-635; and, Adopt Planning Commission Resolution No. 2014 - approving Conditional Use Permit 2014-158, subject to the attached Findings and Conditions of Approval; and, Adopt Planning Commission Resolution No. 2014 - approving Site Development Permit 2014-938, subject to the attached Findings and Conditions of Approval; and, Adopt a Planning Commission Minute Motion approving Sign Application 2014-1765. EXECUTIVE SUMMARY The fourth development phase of Washington Park is proposed, which includes the construction of a 47,427 square foot movie theater on an undeveloped area within the Washington Park commercial center (Attachment 1). As conditioned, the proposal complies with the development standards and design guidelines of the La Quinta Page 1 of 8 General Plan, Municipal Code, and Washington Park Specific Plan. The proposed signage does not comply with Municipal Code standards. However, Planning Commission has historically granted signage that deviated from Code requirements for developments along the Highway 111 commercial corridor via a planned sign program, which the applicant is requesting. BACKGROUND The Washington Park commercial center is located on the south side of Highway 1 1 1, between Washington Street/Simon Drive, Adams Street, and Avenue 47 (Attachment 2). The center's Specific Plan consists of retail, restaurant, and other commercial uses. Although much of the center has been developed to date, an undeveloped area remains near the northeast corner of Washington Street and Avenue 47, behind Lowe's and Target. This area, which the Specific Plan identifies for development of 113,000 square feet of retail space, including a 64,000 square foot athletic club or commercial retail space, had been previously graded and identified for future review and development. PROPOSAL & ANALYSIS Overview: This phase of Washington Park proposes the construction of a 42,427 square foot 12 - screen movie theater, parking lot, and establishment of three future restaurant pads (Attachment 3). The 10.93 -acre project site is bounded by existing built phases of Washington Park to the north and a vacant future phase of development to the east. Located across Avenue 47 to the south are an existing commercial center (La Quinta Professional Plaza) and existing homes (Lake La Quinta). Across Washington Street to the west are an existing church and an existing residential neighborhood (Attachment 3, Sheet AS -1). Site Design: The theater is situated in line with the existing commercial tenants to the west, and abuts the rear elevation of Lowe's (Attachment 3, Sheet AS -2). The three restaurant pads located along Washington Street have been identified for future development, and will require separate development permits once tenants are determined. The remainder of the site is designed for parking and pedestrian access. Multiple vehicular access points are identified. Two access points to the east are located along La Quinta Center Drive, an existing private driveway that provides a connection between Avenue 47 and Highway 1 1 1, and currently provides access to Lowe's and Target. No vehicular access to the project is proposed on Avenue 47. Access from the west will be via an existing driveway along Washington Street. Page 2 of 8 Including the theater and future restaurant pads, the Washington Park Specific Plan identifies a minimum 665 parking spaces be provided for this area of the development. However, based on the theater company's standards, a total of 776 parking spaces are proposed, with 16 ADA -accessible spaces. Furthermore, the CC&Rs for the center require reciprocal access and parking between all parcels within Washington Park. Bicycle parking will be provided near the entrance of the theater. Decorative paving and speed tables will be installed in front of the theater to emphasize pedestrian connectivity and access to the parking area south of the primary drive aisle. Interior pedestrian circulation will be provided from the theater to the restaurant pads by a paved and landscaped pathway. Pedestrian access will also be provided to Washington Street and the existing shops to the west, as well as to La Quinta Centre Drive and the existing stores to the north. A commercial trash enclosure, screened with 10 -foot screen walls, is proposed at the rear of the building (Attachment 3, Sheet A1.12). Enclosure placement and design for the future restaurant pads will be reviewed as part of the development permits for those pads. The proposed on-site lighting is generally consistent with the City's outdoor lighting ordinance and Specific Plan (Attachment 3, Sheet AS -3 — AS -4, Sheet M132). Pedestrian walkways, entries, and service areas will be adequately lit using fixtures or landscape lighting, and decorative wall -mounted sconces are proposed on the southern building elevation. The parking lot is proposed to be illuminated with fully - shielded lights. The photometric plan confirms that the project will have no illuminated hotspots. The Municipal Code requires illumination levels in parking areas to be between one and two foot-candles. At an average of 4.26 foot-candles, the proposed lighting does not meet this requirement, as well as another requirement of zero foot-candles at the project perimeter. The applicant has noted the identified 4.26 foot-candle average does not reflect the impact of the proposed parking lot shade trees included in the landscaping plan and is requesting relief from this code requirement, citing customer safety as the primary reason (Attachment 4). A condition of approval has been added that requires fully -shielded and angle -adjusted visor shields on lighting fixtures along Washington Street, Avenue 47, and La Quinta Center Drive. Additionally, a condition of approval has been added that requires reduced lighting following the conclusion of the final evening theater showing. Staff recommends that the Planning Commission review and offer a recommendation regarding the increased illumination levels in the parking lot. Traffic Analysis: A Traffic Impact Analysis was completed, and concluded that the development of the theater and future restaurant pads would not result in any potentially significant Page 3 of 8 cumulative impacts to nearby intersections and road segments. The study recommends a number of improvement strategies to address potential sight distance or queuing deficiencies, which have been reflected in the recommended conditions of approval. Architectural Design: The building has been designed to reflect a desert contemporary architectural theme, similar to the existing retail buildings within Washington Park (Attachment 3, Sheet ER1 — ER2). This includes architectural elements such as the use of flat roofs, textured and painted CMU with stucco accent walls, split -face CMU accents, and a vibrant paint color palette (Attachment 3, Sheet MB1 R1). The building facades also include strategically placed decorative wall sconces, architectural projections, and overhangs. Roof heights of the theater building fluctuate in order to provide a varying roofline and architectural projections. Heights vary between 35 to 42 feet, with an approximately 49 -foot tower feature above the main entrance (Attachment 3, Sheet ER1). The architecture and layout of the building is compatible with the existing surrounding land uses, and complies with the development standards in the Municipal Code and Washington Park Specific Plan. There should be limited impact on the existing residential developments to the southeast and west as the tallest point of the building is set back over 500 feet from the nearest residential dwelling on Avenue 47 and over 650 feet from the nearest dwelling on Washington Street (Attachment 3, Sheet ER3 — ER4, Line of Sight Exhibit). The parking lot and perimeter landscaping will also reduce aesthetic impact of the theater, especially as the proposed parking lot and perimeter trees mature. Landscaping: Landscaping throughout the project site consists of primarily desert and other low to moderate water use plants (Attachment 3, Sheet L-1.00). The proposed tree palette includes Date and Fan Palms, Acacia, Palo Verde, and Tipu trees. The shrub palette includes Bird of Paradise, Lantana, and Yucca, among others. The future restaurant building pads will be stabilized with ground cover. The perimeter areas along Washington Street and Avenue 47 are proposed to be landscaped with numerous trees, shrubs, and groundcover (minimum 36" box trees; minimum 5 gallon shrubs/groundcover). A block wall is proposed along the property line between the rear of the theater building and Lowe's (Attachment 3, Sheet A103). The landscaping plan is similar and compatible to the existing landscaping within the commercial center, and is consistent with the plant palette in the Specific Plan. The assorted species of plants add character to the proposed development while providing sufficient screening and accents around the vehicular and pedestrian circulation areas. The planters proposed near the building entrance provide visual relief, as well as pedestrian -friendly amenities. The perimeter and parking lot landscaping should Page 4 of 8 adequately screen the parking lot from adjacent streets, while providing visual and shade relief within the parking lot. A condition of approval has been recommended that requires paved pedestrian access points into the project at strategic locations along Washington Street and Avenue 47 in order to allow pedestrians into the center without disturbing the landscaping Conditional Use Permit: The Municipal Code requires that theaters (live or motion picture) located within the Regional Commercial zoning district obtain approval of a conditional use permit. The proposed theater is an all-digital facility with floor -to -ceiling screens in twelve auditoriums (Attachment 3, Sheet F1). The theater lobby includes a concession stand, bar offering beer, wine, and frozen cocktails, and game room. The proposed standard hours of operation for the theater are 10:OOam to 1 :00am. Occasionally, midnight showings may last until 2:OOam to 3:OOam. Staff concludes that the theater will be able to operate within the Washington Park commercial/retail development with minimal impacts on existing surrounding uses. The proposed use is consistent with the General Plan and zoning land use designations for the proposed location. The parking lot has been designed to accommodate demand during peak periods of use, which will be the evening hours once the future restaurant pads are developed. Some businesses, neighboring restaurants in particular, could likely benefit from the increased number of visitors to the commercial center. The theater is designed with the capability to add two additional auditoriums to the western end of the building. The additional screens would add 8,000 square feet to the building size, and require removal of approximately 40 parking spaces to the west of the building. The applicant has stated that this option may be pursued in the future. A condition of approval has been added with regards to the option stating that any revision to the theater, including additional screens and operating hours, shall be reviewed by the Community Development Department, and approved through the Modification by Applicant or Site Development Permit application process. Sign Program: Multiple signs are proposed for the theater (Attachment 5). "Century Theatres NEXTGEN" is a primary and secondary identification sign. "XD Extreme Digital Cinema" is a secondary panel sign, and "CENTURY" is an illuminated tower display. Fifteen standard movie poster signs are also proposed along the southern building frontage. The design and layout of the proposed signs are consistent with the signs approved and installed at Century Theaters nationwide. The primary and secondary identification signs are proposed on the center tower wall on the southern building elevation and on the eastern elevation. The signs consist of individual internally -illuminated channel letters combined with a cabinet (Attachment Page 5 of 8 5, Sheet 2 — 3). The sign faces are red, and the cabinet dark bronze with white acrylic letters. At its highest and widest dimensions, the south -facing sign is approximately 8'-6" in height and 52'-6" wide, totaling approximately 450 square feet. The east -facing sign is approximately 6'-7" in height and 40'-5" wide, totaling approximately 266 square feet. The secondary panel sign is proposed on the southern building elevation. The sign consists of illuminated logo and letters affixed to an aluminum halo -illuminated panel background (Attachment 5, Sheet 4). The sign is approximately 14'-4" in height and 24' wide, totaling approximately 278 square feet The illuminated tower display is proposed at the corner of the southern and western building elevations. The sign consists of multiple colored aluminum panels with flush - mounted channel letter signs affixed to an aluminum pole (Attachment 5, Sheet 6 — 9). The sign is approximately 37'-9" in height, and sits above the building eave at a total height of 49'-6". The proposed signs do not meet Municipal Code requirements. Theaters are only permitted one building -mounted sign (maximum 40 square feet) and one building - mounted coming -attraction poster per screen. Including the tower display, the proposal includes four building -mounted signs (totaling over 1,000 square feet) and fifteen coming -attraction posters for twelve screens. Furthermore, the Code prohibits building -mounted signs placed on or above the roof or above the eave line of any structure. The tower display sign falls under this distinction. However, the Washington Park Specific Plan allows for a signage program provided it meets the following guidelines: • Signage should be designed with appropriate scale and proportion and should relate visually to buildings and surroundings. • Sign colors, materials, and lighting should be restrained and harmonious with the building and site to which is principally relates • The number of graphic elements on a sign should be limited to the necessary minimum and should be composed in proportion to the area of the sign face • Each sign should be compatible with the signs on adjoining premises and should not compete for attention Staff believes that the proposed signage program for the theater meets these criteria. The proposed signs are appropriate for the building location, type of business and are proportionate to the building elevations. The coming -attraction posters have a functional purpose by acting as informational signage, and do not advertise any brand, logo, or merchandise. The tower display is designed to be an architectural feature, with the intention of attracting viewers from Washington Street, and is harmonious with the building and site. The signage will be restrained as they are required to be turned off when not in use. A condition of approval has been added Page 6 of 8 that requires the illuminated signage be turned off after the conclusion of the final evening showing. The signs do not compete for attention from adjoining premises as the theater is a standalone and separate use, with no similar uses nearby. Major retail tenants along the Highway 111 commercial corridor have historically applied for large business identification signs, and have traditionally deviated from Municipal Code maximums. Approvals were granted based on sign size, location, proportionality to the building, as well as compliance with any applicable sign program. The applicant has submitted a letter of explanation for the increased signage with examples of the illuminated signage (Attachment 6). Staff recommends that the Planning Commission review and discuss the proposed signage, and offer a recommendation. Sustainability: The proposed theater is designed to result in an environmentally -sustainable building, including use of reflective roofing, LED light fixtures, and low flow building fixtures will comply with California Green Building Standards. Landscaping will also meet or exceed Coachella Valley Water District water budget requirements. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS On August 13, 2014, the Architectural and Landscaping Review Board reviewed these plans and recommended approval of the site development permit as proposed and subject to the staff recommended conditions of approval (Attachment 7). The Board discussed landscaping, lighting, and maintenance, and expressed concern with a variety of items. The Board recommended that the Planning Commission discuss the following as part of the review process: • Along the southern building elevation o A larger/longer metal canopy o Additional planters with benches/seating areas • The color palette is too random; needs to be more consistent/defined • Parking lot lighting timing control to avoid over -illumination AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on March 10, 2014. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on August 15, 2014, and Page 7 of 8 mailed to all property owners within 500 feet of the site. To date, three comments have been received (Attachment 8). Any additional written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department determined that the Conditional Use Permit and Site Development constitute a "project" as defined by the California Environmental Quality Act (CEQA). As a result, the City has prepared an Initial Study for Environmental Assessment 2014-635, in compliance with the requirements of CEQA. The Initial Study determined that the development of the proposed project would not have a significant impact on the environment, and the Community Development Director is recommending that a Negative Declaration of environmental impact be certified. Report prepared by: Jay Wuu, Associate Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Project Information 2. Project Area Site Map 3. Washington Park Phase 4 Site Development Permit Plan Set 4. Parking Lot Lighting Request 5. Cinemark Movie Theater Sign Program 6. Cinemark Signage Explanation and Examples 7. Minutes of August 13, 2014 ALRB meeting 8. Resident Comment Letters Page 8 of 8 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2014-635, PREPARED FOR PHASE FOUR OF WASHINGTON PARK CASE NO.: ENVIRONMENTAL ASSESSMENT 2014-635 APPLICANT: JACK TARR DEVELOPMENT WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of August, 2014, hold a duly noticed Public Hearing to consider a request by Jack Tarr Development for approval of Environmental Assessment 2014-635, prepared for Conditional Use Permit 2014-158 and Site Development Permit 2014-938, generally located on the northeast corner of Washington Street and Avenue 47, more particularly described as: APN: 643-020-032 WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Director has conducted an Initial Study (Environmental Assessment 2014-635) and determined that the Conditional Use Permit and Site Development constitute a "project" as defined by CEQA and that the development of the proposed project would not have a significant impact on the environment, and is recommending that a Negative Declaration of environmental impact be certified; and, WHEREAS, the Community Development Department mailed and published a Notice of Intent to adopt a Negative Declaration in compliance with Public Resources Code Section 21092 on the 6th day of August, 2014 to the Riverside County Clerk; and, WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on August 15, 2012 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify adoption of said Environmental Assessment: Planning Commission Resolution 2014 - Environmental Assessment 2014-635 Washington Park Phase 4 (Jack Tarr Development) Adopted: August 26, 2014 Page 2 of 4 1. That the Negative Declaration has been prepared and processed in compliance with the State CEQA Guidelines and the City's implementation procedures. The Planning Commission has independently reviewed and considered the information contained in the Environmental Assessment, and finds that it adequately describes and addresses the environmental effects of the project. Based upon the Initial Study, the comments received thereon, and the entire record of proceeding for this project, the Planning Commission finds that there are no significant environmental effects resulting from this project. 2. The project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant impacts were identified by Environmental Assessment 2014- 635. 3. The project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number, or restrict the range of, rare or endangered plants or animals or eliminate important examples of the major periods of California history, or prehistory. 4. There is no evidence before the City that the project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends. 5. The project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified under Environmental Assessment 2014-635. 6. The project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the City will not be significantly affected by the project. 7. The project will not create environmental effects that will adversely affect the human population, either directly or indirectly, as no significant Planning Commission Resolution 2014 - Environmental Assessment 2014-635 Washington Park Phase 4 (Jack Tarr Development) Adopted: August 26, 2014 Page 3 of 4 impacts have been identified which would affect human health, risk potential or public services. 8. The Planning Commission has fully considered the proposed Negative Declaration and any comments received thereon, and there is no substantial evidence in light of the entire record that the project may have a significant effect on the environment. 9. The Planning Commission has considered Environmental Assessment 2014-635 and said assessment reflects the independent judgment of the City. 10. The City has on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.5(d). 11. Based upon the Initial Study and the entire record of proceedings, the Project has no potential for adverse effects on wildlife as that term is defined in Fish and Game Code §711.2. 12. The location of the documents which constitute the record of proceedings upon which the Planning Commission decision is based upon, are located in the La Quinta City Hall, Community Development Department, 78-495 Calle Tampico, La Quinta, California, 92253. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1 . That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That is does hereby approve Environmental Assessment 2014-635 for the reasons set forth in this Resolution and as stated in the original Environmental Assessment Checklist (Exhibit "A") attached hereto, and on file in the Community Development Department. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of August, 2014, by the following vote: Planning Commission Resolution 2014 - Environmental Assessment 2014-635 Washington Park Phase 4 (Jack Tarr Development) Adopted: August 26, 2014 Page 4 of 4 AYES: NOES: ABSENT: ABSTAIN: ROBERT WRIGHT, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California Environmental Checklist Form Project title: Site Development Permit 2014-938, Washington Park, Phase 4 Lead agency name and address: Contact person and phone number: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Jay Wuu 760-777-7125 Project location: 46-795 Washington Street La Quinta, California Project sponsor's name and address: Jack Tarr Development 30240 Rancho Viejo Road General Plan: General Commercial San Juan Capistrano, CA 92675 Zoning: CR (Regional Commercial) Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) The proposed project is located at the northeast corner of Washington Street and Avenue 47 and is Phase 4 of the Washington Park Specific Plan (SP 87-011). The project proposes one 42,427 square foot, 12 -screen movie theater with on-site improvements, including a parking lot, parking lot lighting, landscaping, and drainage infrastructure. It also includes three building pads, ranging from approximately 5,974 to 6,853 square feet, for future development. The Site Development Permit is proposed for the theater and its improvements only. The pad sites will be developed separately. Access to the site will be provided from Washington Street and from 47th Street. Access points are consistent with those proposed in the original Specific Plan. Surrounding land uses and setting: Briefly describe the project's surroundings: North: Regional Commercial (part of SP 87-011), existing retail development South: Avenue 47, Community Commercial, existing retail and office development East: La Quinta Center Drive, Vacant parcel (part of SP 87-011); Regional Commercial further east (part of 87-011) West: Washington Street, Low Density Residential, existing single family development Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) None. -1- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. F-1 Aesthetics Agriculture and Forestry Forestry Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology /Soils Greenhouse Gas Hazards & Hazardous Hydrology /Water Quality F-1 Emissions❑ Materials ❑ ❑ Land Use / Planning ❑ Mineral Resources ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation Transportation/Traffic Utilities / Service Mandatory Findings of ❑ ❑ Systems ❑ Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: X I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature -2- Date EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on- site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. -3- Source: 2035 General Plan, La Quinta Municipal Code, project materials. I. a) Less than Significant. None of the streets immediately adjacent to the subject property are designated as Image Corridors in the 2035 General Plan, with the exception of Washington Street. Properties in the project vicinity generally enjoy views of the Santa Rosa Mountains located to the west and southwest. Surrounding views of the subject property are already obstructed, to some extent, by a commercial retail and low density residential. The proposed project will set back the largest mass of building, the movie theatre, from the scenic corridor along Washington Street. The future restaurant pads will be required to comply with the height and parkway requirements for scenic corridors, which are designed to mitigate potential impacts. The proposed project will result in the development of a 42,427 square foot, 12 -screen movie theater and three building pads, ranging from approximately 5,974 to 6,853 square feet, for future development of potential restaurants. Much of land surrounding the subject property is currently built out with commercial retail of similar intensity and mass as the proposed project. The proposed theater building will be up to 50 feet in height. It will be located a minimum of 575 feet away from the nearest street, and as much as 750 feet away from a street. The distance from surrounding residential development will mitigate the potential viewshed impacts associated with the project. Surrounding residential development will therefore experience little impact from development of the proposed project as it relates to scenic vistas, insofar as views of the mountains to the west will not be affected by the project. Views to the northwest could no longer view the foothills, but will still provide views of the slopes and peaks of the Point Happy area currently visible from surrounding areas. Impacts to scenic vistas are expected to be less than significant. b) No Impact. The proposed project is not located near an existing or proposed state scenic highway. There are no scenic resources, including trees, rock outcroppings, or historical -4- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a X scenic vista? b) Substantially damage scenic resources, including, but not limited to, X trees, rock outcroppings, and historic pp buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and X its surroundings? d) Create a new source of substantial light or glare which would adversely X affect day or nighttime views in the area? Source: 2035 General Plan, La Quinta Municipal Code, project materials. I. a) Less than Significant. None of the streets immediately adjacent to the subject property are designated as Image Corridors in the 2035 General Plan, with the exception of Washington Street. Properties in the project vicinity generally enjoy views of the Santa Rosa Mountains located to the west and southwest. Surrounding views of the subject property are already obstructed, to some extent, by a commercial retail and low density residential. The proposed project will set back the largest mass of building, the movie theatre, from the scenic corridor along Washington Street. The future restaurant pads will be required to comply with the height and parkway requirements for scenic corridors, which are designed to mitigate potential impacts. The proposed project will result in the development of a 42,427 square foot, 12 -screen movie theater and three building pads, ranging from approximately 5,974 to 6,853 square feet, for future development of potential restaurants. Much of land surrounding the subject property is currently built out with commercial retail of similar intensity and mass as the proposed project. The proposed theater building will be up to 50 feet in height. It will be located a minimum of 575 feet away from the nearest street, and as much as 750 feet away from a street. The distance from surrounding residential development will mitigate the potential viewshed impacts associated with the project. Surrounding residential development will therefore experience little impact from development of the proposed project as it relates to scenic vistas, insofar as views of the mountains to the west will not be affected by the project. Views to the northwest could no longer view the foothills, but will still provide views of the slopes and peaks of the Point Happy area currently visible from surrounding areas. Impacts to scenic vistas are expected to be less than significant. b) No Impact. The proposed project is not located near an existing or proposed state scenic highway. There are no scenic resources, including trees, rock outcroppings, or historical -4- buildings located onsite. The site is currently vacant and appears to have been previously graded. There will be no impact to scenic resources. C) Less than Significant. The existing visual character of the surrounding area consists of a mix of land uses, including single-family homes to the west, commercial retail/office to the south, residential development to the southeast, and commercial retail development to the north and northeast. The subject property is currently vacant and appears to have been previously graded with sparse native desert vegetation re -growth. The proposed movie theater will be constructed in the same style and with generally the same architectural mass and scale as existing buildings immediately north and northeast of the subject property. New landscaping will be limited to an approved plant palette consistent with the surrounding desert environment. The building pads for future restaurants on the site are proposed adjacent to Washington Street. These structures will be single story, in a style and mass consistent with other buildings already constructed within the Specific Plan area. The larger movie theatre building has been set far back on the site, also consistent with other larger buildings within the project, such as the Lowes Home Improvement Store immediately north. The theater building occurs, at its closest point to a public street, approximately 62 feet from La Quinta Center Drive. At its closest point to Avenue 47, the theater building is over 350 feet away, and at its closest point to Washington Street, the theater is over 400 feet away. The project will be surrounded by landscaping, consistent with the landscaping that currently exists within the Specific Plan area. The landscaping will serve to buffer the commercial structures from view, particularly from the single family residential development on the west side of Washington Street, and on the south side of Avenue 47. The proposed project will not substantially degrade the visual character of the area, and impacts are expected to be less than significant. d) Less than Significant. Approval of the proposed project will result in the construction of movie theater and three building pads for future development. Lighting will be generated by decorative and security lighting fixtures on the building and parking lot, vehicles utilizing the parking lot, and occasional delivery trucks. Lighting generated from the proposed project is expected to be similar to that generated by existing commercial development to the immediate north and south, and traffic along Washington Street, Avenue 47 and La Quinta Center Drive. The proposed project will be required to abide by the City of La Quinta lighting ordinance, which requires proper shielding of light sources and prohibits light spillage on adjacent properties. A lighting plan has been submitted and will be reviewed and approved based on its consistency with these standards, prior to development. With implementation of screening requirements and compliance with City lighting standards, lighting impacts associated with the proposed project are expected to be less than significant. -5- Source: 2035 General Plan, California Department of Conservation Farmland Mapping, project materials. II. a -c) No Impact. The subject property is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, according to the California Dept. of Conservation, nor is it used for agricultural purposes. The subject area is characterized by urban development, including commercial retail and single-family housing. The properties are designated for urban uses in the La Quinta General Plan, and the proposed project will not result in any changes to agricultural lands. There are no Williamson Act contracts on the subject property or properties in the vicinity. The proposed property and immediate area are not zoned for agricultural use and will not result in the conversion of existing farmland to non-agricultural uses. There will be no impacts to agricultural resources. -6- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact II. AGRICULTURE RESOURCES: Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland X Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act X contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of X Farmland, to non-agricultural use? Source: 2035 General Plan, California Department of Conservation Farmland Mapping, project materials. II. a -c) No Impact. The subject property is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, according to the California Dept. of Conservation, nor is it used for agricultural purposes. The subject area is characterized by urban development, including commercial retail and single-family housing. The properties are designated for urban uses in the La Quinta General Plan, and the proposed project will not result in any changes to agricultural lands. There are no Williamson Act contracts on the subject property or properties in the vicinity. The proposed property and immediate area are not zoned for agricultural use and will not result in the conversion of existing farmland to non-agricultural uses. There will be no impacts to agricultural resources. -6- Source: 2035 General Plan, 2012 SCAQMD Air Quality Management Plan, CaIEEMod Version 2013.2.2, project materials. III. a) No Impact. Riverside County, the City of La Quinta, and the subject property are subject to the provisions of the 2012 South Coast Air Quality Management District (SCAQMD) Air Quality Management Plan, which describes the District's plan to achieve Federal and State air quality standards set forth in Federal and State Clean Air Acts. The City of La Quinta is located in the Salton Sea Air Basin (SSAB) and is subject to the rules and regulations imposed by the SCAQMD including Rule 403-1, which governs fugitive dust emissions from project construction within the Coachella Valley. The proposed project is consistent with the goals and policies of the City of La Quinta General Plan and Washington Park Specific Plan (SP 87-011). Additionally, the proposed project does not conflict with or obstruct implementation of the SCAQMD air quality management plan. Therefore, the proposed project will not significantly impact air quality management planning. b, c) Less than Significant. Both the construction and operational phases of the proposed project will result in the release of criteria air pollutants. The California Emissions Estimator Model (CaIEEMod) was used to project air quality emissions that will be generated by construction and operation of the proposed project. Table 1 summarizes the short-term construction -related emissions, and Table 2 summarizes the ongoing emissions that will be generated at operation. -7- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct implementation of the applicable air X quality plan? b) Violate any air quality standard or contribute substantially to an existing or X projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or X state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to X substantial pollutant concentrations? e) Create objectionable odors affecting a X substantial number of people? Source: 2035 General Plan, 2012 SCAQMD Air Quality Management Plan, CaIEEMod Version 2013.2.2, project materials. III. a) No Impact. Riverside County, the City of La Quinta, and the subject property are subject to the provisions of the 2012 South Coast Air Quality Management District (SCAQMD) Air Quality Management Plan, which describes the District's plan to achieve Federal and State air quality standards set forth in Federal and State Clean Air Acts. The City of La Quinta is located in the Salton Sea Air Basin (SSAB) and is subject to the rules and regulations imposed by the SCAQMD including Rule 403-1, which governs fugitive dust emissions from project construction within the Coachella Valley. The proposed project is consistent with the goals and policies of the City of La Quinta General Plan and Washington Park Specific Plan (SP 87-011). Additionally, the proposed project does not conflict with or obstruct implementation of the SCAQMD air quality management plan. Therefore, the proposed project will not significantly impact air quality management planning. b, c) Less than Significant. Both the construction and operational phases of the proposed project will result in the release of criteria air pollutants. The California Emissions Estimator Model (CaIEEMod) was used to project air quality emissions that will be generated by construction and operation of the proposed project. Table 1 summarizes the short-term construction -related emissions, and Table 2 summarizes the ongoing emissions that will be generated at operation. -7- Construction Emissions The construction period includes all aspects of project development, such as site preparation, grading, paving, building construction, and architectural coating. For analysis purposes, it is assumed that construction of the entire project will occur over a one-year period extending from January 1, 2015 to December 31, 2015. This is a conservative estimate, as construction of the three restaurant pads will occur after development of the theater site. As shown in Table 1, emissions generated by construction activities will not exceed SCAQMD thresholds of significance for criteria air pollutants. The data reflect average daily emissions over the one-year construction period, including both summer and winter weather conditions. It should be mentioned that the Table below shows the projected unmitigated emissions. Implementation of standard requirements during construction will further reduce emission levels. Applicable standard requirements include, but are not limited to, the implementation of dust control practices in conformance with SCQAMD Rule 403 and the Coachella Valley PMIo Management Plan, proper maintenance and limited idling of heavy equipment, and the use of low -polluting architectural paint and coatings. Impacts to air quality from construction of the proposed project for criteria pollutants, therefore, are expected to be less than significant. Table 1 Construction -Related Emissions Summary (pounds per day) CO NO,, ROG SO2 PMIo PM2.5 Construction Emissions) 48.3 74.28 17.07 0.58 20.67 12.29 SCAQMD 550.00 100.00 75.00 150.00 150.00 55.00 Thresholds 1 Average of winter and summer emissions, unmitigated. Construction is assumed to occur in 2015. Source: CaIEEMod. version 2013.2.2. Operational Emissions Operational emissions are ongoing emissions that will occur over the life of the project. They include area source emissions, emissions from energy (electric and natural gas) demand, and mobile source (vehicle) emissions. Table 2, below, provides a summary of projected emissions at operation of the proposed project. Table 2 Operation -Related Emissions Summary (hounds Der dav) CO NO,, ROG SO2 PMIo PM2.5 Total Operational Emissions) 252.49 51.56 37.89 0.23 14.53 4.40 SCAQMD 550.00 100.00 75.00 150.00 150.00 55.00 Thresholds 1 Average of winter and summer emissions, unmitigated. Source: CaIEEMod, version 2013.2.2 As shown in the table, operational emissions will not exceed SCAQMD thresholds of -8- significance for any criteria pollutants. Non -Attainment Historically, the Coachella Valley, which includes the proposed project site, has been classified as a "non -attainment" area for PMIo. In order to achieve attainment in the region, the 2003 Coachella Valley PMIo Management Plan was adopted, which established strict standards for dust management for development proposals. The SSAB is currently (July 2014) a non- attainment area for PM10 and is classified as attainment/unclassifiable for PM2.5. The proposed project will contribute to an incremental increase in regional ozone and PMIo emissions. However, this impact is not expected to be cumulatively considerable. Project construction and operation emissions will not exceed SCAQMD thresholds for PMIo or ozone precursors, and appropriate standard requirements and conditions of approval will be implemented that will further reduce emissions. The project will not conflict with any attainment plans and will result in less than significant impacts. d) Less than Significant. To determine if the proposed project has the potential to generate significant adverse localized air quality impacts, the 5 -acre mass rate LST Look -Up Table for SRA 30 (Coachella Valley) was utilized. LSTs are summarized in the table below for sensitive receptors located approximately 50 meters from the emission source. Emission estimates reflect all phases of construction including site preparation, grading/excavation, building, paving, and architectural coating. As shown in Table 3 below, LST thresholds will not be exceeded during construction of the project. Impacts will be less than significant. Table 3 Localized Significance Thresholds (hounds her dav) 1 Average of winter and summer emissions, unmitigated. Shows mitigated conditions i.e. implementation of standard dust control measures Source: CalEEMod. version 2013.2.2 e) Less than Significant. The proposed project is not expected to generate objectionable odors during any of the phases of construction or at project buildout. The proposed project has the potential to result in short term odors associated with paving and other construction activities. However any such odors would be quickly dispersed below detectable thresholds as distance from the construction site increases. Therefore, impacts from objectionable odors are expected to be less than significant. In CO NO,, PMIo *PM2.5 Project Emissions' 48.3 74.28 20.67 6.23 LST 3,237 340 44 11 Exceed? No No No No 1 Average of winter and summer emissions, unmitigated. Shows mitigated conditions i.e. implementation of standard dust control measures Source: CalEEMod. version 2013.2.2 e) Less than Significant. The proposed project is not expected to generate objectionable odors during any of the phases of construction or at project buildout. The proposed project has the potential to result in short term odors associated with paving and other construction activities. However any such odors would be quickly dispersed below detectable thresholds as distance from the construction site increases. Therefore, impacts from objectionable odors are expected to be less than significant. In Source: 2035 General Plan, Coachella Valley MSHCP, project materials. IV. a) Less than Significant. Biological resources in the project area have been affected by area roadways and urban development. There are areas of sparse vegetative re -growth on-site, however native habitat has been highly degraded due to previous grading and other ground -10- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local x or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional x plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, X vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, x such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or x other approved local, regional, or state habitat conservation plan? Source: 2035 General Plan, Coachella Valley MSHCP, project materials. IV. a) Less than Significant. Biological resources in the project area have been affected by area roadways and urban development. There are areas of sparse vegetative re -growth on-site, however native habitat has been highly degraded due to previous grading and other ground -10- disturbing activities. The proposed project is located immediately adjacent to two roadways and is surrounded by urban development, resulting in a minimal potential to affect biological resources. It is anticipated that the project will not have a substantial effect on sensitive plant or wildlife species, federally listed species, or state species of concern, or their habitats. The City of La Quinta participates in the Coachella Valley Multiple Species Habitat Conservation Plan (CV MSHCP), which is a comprehensive regional plan encompassing a planning area of approximately 1.1 million acres and conserving approximately 240,000 acres of open space. The Plan is intended to address the conservation needs of a variety of plant and animal species and natural vegetation communities that occur in the Coachella Valley region. It establishes a system of preserves outside of urbanized areas in the valley in order to protect lands with high conservation value. It streamlines permitting processes by implementing state and federal endangered species acts while providing for land development within its planning area. The project site is not located in or near a conservation area, and will be required to pay mitigation fees to compensate for any impact to species included in the Plan. Impacts associated with sensitive species are expected to be less than significant. b -d) No Impact. The site is bounded on the west by Washington Street (an Urban Arterial roadway), on the south by 47th Avenue, and on the north and east by urban development. The ground surface has been disturbed by previous grading and other anthropogenic activities. There is no riparian habitat or wetlands on the site. The proposed project is located within an urban environment and is surrounded by developed and previously disturbed lands that are not expected to contain biologically valuable resources. There are no wildlife corridors on-site or in the project vicinity, and the site is not suitable for migratory species. The proposed project will have no impact on riparian species or habitat, wetlands or other sensitive natural communities or wildlife corridors. e,f) Less than Significant. The City of La Quinta has adopted the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). As a result, the City is required to implement a Local Development Mitigation Fee (LDMF) for projects located within the CVMSHCP plan area. Although the proposed project site is not within a designated conservation area as defined in the Plan, it is located with the Plan boundaries, and the developer will be required to pay LDMF. These fees are designed to offset potential impacts of cumulative projects on covered biological species, and assure that impacts are reduced throughout the Valley and City to less than significant levels. -11- Source: 2035 General Plan, project materials. V.a-b) No Impact. According to the 2035 General Plan the subject property has been previously surveyed for cultural resources. There are no known historic, archaeological or paleontological resources of significance located on-site. The site is located in a developed area that has contained residential and commercial development for many years. It is bounded by Washington Street (an Urban Arterial roadway) on the west and 47th Street on the south; and both small-scale and large-scale commercial retail development to the north, northeast, and south. Previous analysis on the site was part of the Specific Plan approval, and mitigation measures, if needed, for the site were implemented prior to development of the master site plan and the grading on the site. Further, the City will require, as a standard requirement, that site excavation and grading be monitored for cultural resources. Given the area's highly disturbed nature from previous urban development, it is not anticipated that the proposed project will adversely affect historical or archaeological resources. C) No Impact. The proposed project site is located in an area of the City that is of undetermined paleontological sensitivity/significance (Exhibit III -5). The site is located outside the boundary of Ancient Lake Cahuilla, and has been previously graded. As a result of these disturbances, the soils within the project site are considered low in sensitivity for paleontological resources. Implementation of the project will have no impact on paleontological resources. d) No Impact. It is not anticipated that human remains will be encountered during construction of the proposed project because the site and surrounding area have been previously disturbed to accommodate development. However, should any previously unidentified or unanticipated human remains be discovered during project construction, state law requires that law enforcement be contacted, and the remains removed in a prescribed manner. The project will be subject to these requirements. No impacts are anticipated. -12- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as X defined in '15064.5? b) Cause a substantial adverse change in the significance of an archaeological X resource pursuant to '15 064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? d) Disturb any human remains, including those interred outside of formal X cemeteries? Source: 2035 General Plan, project materials. V.a-b) No Impact. According to the 2035 General Plan the subject property has been previously surveyed for cultural resources. There are no known historic, archaeological or paleontological resources of significance located on-site. The site is located in a developed area that has contained residential and commercial development for many years. It is bounded by Washington Street (an Urban Arterial roadway) on the west and 47th Street on the south; and both small-scale and large-scale commercial retail development to the north, northeast, and south. Previous analysis on the site was part of the Specific Plan approval, and mitigation measures, if needed, for the site were implemented prior to development of the master site plan and the grading on the site. Further, the City will require, as a standard requirement, that site excavation and grading be monitored for cultural resources. Given the area's highly disturbed nature from previous urban development, it is not anticipated that the proposed project will adversely affect historical or archaeological resources. C) No Impact. The proposed project site is located in an area of the City that is of undetermined paleontological sensitivity/significance (Exhibit III -5). The site is located outside the boundary of Ancient Lake Cahuilla, and has been previously graded. As a result of these disturbances, the soils within the project site are considered low in sensitivity for paleontological resources. Implementation of the project will have no impact on paleontological resources. d) No Impact. It is not anticipated that human remains will be encountered during construction of the proposed project because the site and surrounding area have been previously disturbed to accommodate development. However, should any previously unidentified or unanticipated human remains be discovered during project construction, state law requires that law enforcement be contacted, and the remains removed in a prescribed manner. The project will be subject to these requirements. No impacts are anticipated. -12- Sources: 2035 General Plan; project materials. VI. a)i. No Impact. The proposed project site is not located within an Alquist-Priolo Earthquake Fault Zone, and there are no known active or potentially active faults on site or within the immediate vicinity. There will be no impacts associated with fault rupture on the project site. a)ii. Less than Significant. Ground shaking is judged to be the primary hazard most likely to affect the site. The project site is located in a seismically active area based upon proximity to four regionally significant faults; the San Andreas, San Jacinto -Anna segment, San -Jacinto - Coyote Creek segment, and Burnt Mountain fault. The San Andreas Fault is capable of generating a moment magnitude 7.4. All structures in the planning area will be subjected to significant groundshaking, and could be seriously damaged if not properly designed. All construction on the site will be required to abide be the Uniform Building Code for Seismic -13- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? ii) Strong seismic ground shaking? X iii) Seismic -related ground failure, X including liquefaction? iv) Landslides? X b) Result in substantial soil erosion or the X loss of topsoil? c) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating X substantial risks to life or property? d) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems X where sewers are not available for the disposal of waste water? Sources: 2035 General Plan; project materials. VI. a)i. No Impact. The proposed project site is not located within an Alquist-Priolo Earthquake Fault Zone, and there are no known active or potentially active faults on site or within the immediate vicinity. There will be no impacts associated with fault rupture on the project site. a)ii. Less than Significant. Ground shaking is judged to be the primary hazard most likely to affect the site. The project site is located in a seismically active area based upon proximity to four regionally significant faults; the San Andreas, San Jacinto -Anna segment, San -Jacinto - Coyote Creek segment, and Burnt Mountain fault. The San Andreas Fault is capable of generating a moment magnitude 7.4. All structures in the planning area will be subjected to significant groundshaking, and could be seriously damaged if not properly designed. All construction on the site will be required to abide be the Uniform Building Code for Seismic -13- Zone 4, which has been development with the goal of reducing impacts related to strong ground shaking to less than significant levels. a)iii. Less than Significant. Exhibit IV -3 of the 2035 General Plan indicates the project site is located in an areas of low liquefaction susceptibility. This area is characterized by fine- grained granular sediments that are normally susceptible to liquefaction, but groundwater depths are greater than 50 feet. The site is located in an area that is susceptible to high levels of groundshaking and may result in localized impacts related to liquefaction around saturated foundations or other load -carrying structures. The project is required to conform with the City Zoning Code and the Uniform Building Code Standards at the time of construction, thus reducing impacts related to liquefaction to less than significant levels. a)iv. No Impact. The proposed project site is relatively flat and is not located within the vicinity of a landform susceptible to landslides, such as a slope of hillside. No impacts are expected. b) Less than Significant. The project site is located within a high to very high Wind Erosion Hazard zone as identified in the 2035 General Plan Exhibit IV -5. The project area is susceptible to high winds that can cause wind erosion and soil displacement and accumulation. As described in the Air Quality section above, the applicant will be required to submit a dust control and management plan as part of the permitting process. Implementation of dust control management practices will reduce impacts associated with soil erosion and loss of topsoil to less than significant levels. C) Less than Significant. Soils in the planning area include alluvial sand and gravel with fine- grained lakebed deposits such as silts and clays in some areas. The project site is located on lands comprised of wind -laid dune sand (Qs) as shown in Exhibit IV -4 of the General Plan. As previously mentioned, the site appears to have been previously graded and disturbed to allow for future development. To ensure that expansion rates of on site soils pose no substantial risks to life or property in accordance with Table 18-1-B of the 1994 Uniform Building Code, the City will require project -specific geotechnical analysis to ensure that any issue associated with soil expansion is mitigated to less than significant levels through the site preparation process. d) No Impact. The proposed project occurs in an urbanized area of the City. The proposed project will be required to connect to sanitary sewer lines in the area, and no septic systems will be permitted. No impact is expected. -14- VII. GREENHOUSE GAS EMISSIONS -- Would theproject: Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have X a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse X gases? Source: CalEEMod Version 2013.2.2, project materials. VII. a -b) Less Than Significant Impact. The proposed project will generate greenhouse gas (GHG) emissions during both construction and operation. As mentioned in Section III (Air Quality), CalEEMod was used to quantify air quality emission projections, including greenhouse gas emissions. CalEEMod estimates that the GHG emissions from construction activities will total approximately 449.03 metric tons of CO2e over the projected one-year construction period. Construction related greenhouse gas emissions will be temporary and will end once the project is completed. Operation of the proposed project will create on-going greenhouse gases through the consumption of electricity and natural gas, moving sources, the transport and pumping of water for onsite use, and the disposal of solid waste. Table 4 describes projected annual operational GHG generation. Table 4 Projected Annual Operational GHG Summary (Metric Tons/Year) CO2 CH4 N20 CO2e Total 4,737.65 6.08 0.03 4,874.70 Source: CaIEEMod Version 2013.2.2. There are currently no adopted thresholds of significance for GHG emissions for construction or operation of regional commercial developments. It is recognized that GHG impacts are intrinsically cumulative. As such, project construction and operation will be conducted in a manner that is consistent with applicable rules and regulation pertaining to the release and generation of GHG's. Statewide programs and standards will further reduce GHG emissions generated by the project, including new fuel-efficient standards for cars, newly adopted Building Code Title 24 standards, and increasing the renewable energy portfolio. The proposed project will have a less than significant impact on the environment from the emission of GHG's and will not conflict with any applicable GHG plans, policies or regulations. -15- Source: 2035 General Plan, CA Department of Toxic Substances, project materials. -16- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the public or the environment through the X routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident X conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, X substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code X Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would X the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in X a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency X response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Source: 2035 General Plan, CA Department of Toxic Substances, project materials. -16- VII.a,b) Less than Significant. The proposed project will not create a significant hazard to the public related to the emission, transportation, use, or disposal of hazardous materials. The project will result in the use of chemicals and materials similar to those being used by the existing commercial uses in the immediate vicinity. Project buildout will result in the construction of a 12 -screen movie theater and three building pads for future development. The project will not require the transport or disposal of large amounts of hazardous waste. The City implements, through its solid waste provider, hazardous waste disposal programs to assure that these materials are properly disposed of. Impacts will be less than significant. C) No Impact. The nearest school is La Quinta High School located approximately 0.75 miles northeast of the proposed project. The project is not located within a quarter mile of a school nor will it result in the emission or handling of hazardous materials of significance. No impact is expected. d) No Impact. The project site is not located on or near a hazardous materials site as identified by the California Department of Toxic Substances Control. It will not create a significant hazard to the public or environment. No impact is expected. e -f) No Impact. The project site is located approximately 2.7 miles southwest of the Bermuda Dunes airport. The project site is not susceptible to hazards associated with aviation. No impact is expected. g) No Impact. The proposed project will not physically interfere with local or regional roadway networks, or interfere with implementation of an emergency response or evacuation plan. The proposed project will have access to the City's existing street grid for emergency purposes. No impacts are expected. h) No Impact. The project site is located on the Valley floor, and is in a highly urbanized area. There will be no impacts associated with wildland fires. -17- Source: 2035 General Plan; FEMA Flood Insurance Rate Map Panel #2233G; project materials. -18- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IX. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or X waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table X level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a X stream or river, in a manner which would result in substantial erosion or siltation on - or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase X the rate or amount of surface runoff in a manner which would result in flooding on - or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or X provide substantial additional sources of polluted runoff? f) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate X Map or other flood hazard delineation map? g) Place within a 100 -year flood hazard area structures which would impede or X redirect flood flows? Source: 2035 General Plan; FEMA Flood Insurance Rate Map Panel #2233G; project materials. -18- IX. a) No Impact. The proposed project will not violate any water quality standards or waste discharge requirements. The project proponent will be required to implement National Pollution Elimination System (NPDES) requirements for storm flows by preparing and implementing SWPPP and WQMP. Project development will be connected to existing sewer lines in Washington Street and/or 47th Avenue. Wastewater will be transported to and processed at CVWD's Mid -Valley Water Reclamation Plant (WRP-4) in Thermal. CVWD implements all the requirements of the Regional Water Quality Control Board as they relate to wastewater discharge requirements and water quality standards. Therefore, the proposed project will have less than significant impacts on water quality standards or waste discharge requirements. b) Less than Significant. Water for the proposed project will be supplied by CVWD. CVWD has prepared an Urban Water Management Plan 2010 Update, which is a long-term planning document that helps CVWD plan for current and future water demands. The proposed project is consistent with the City's General Plan and is therefore addressed in the UWMP. The UWMP demonstrates that the District has available, or can supply, sufficient water to serve the proposed project. Impacts on groundwater supplies and recharge are expected to be less than significant c -e) Less than Significant. The project will result in impermeable hardscape onsite, which will increase surface runoff and somewhat alter the local drainage pattern. The subject property does not contain any streams or rivers, and storm water issues associated with this development will be limited to local drainage. The project proponent will be required to submit a stormwater drainage plan prior to construction which meets the City's standard requirements for on-site retention of the 100 year storm. All hydrology improvements will also be required to comply with NPDES standards, to assure that no polluted storm water enters other surface waters either during construction or operation of the project. The City's requirements assure that drainage patterns will not be significantly impacted by the proposed project. f- g) No Impact. The subject property is designated Zone X on FEMA's Flood Insurance Rate Maps, which is defined as an area of moderate to low risk of flood hazard. The proposed project will not place housing within the boundaries of the 100 -year flood hazard area. No impacts are expected. -19- Sources: 2035 General Plan, 2003 CVMSHCP Figure 4-1: conservation Areas; project materials. X. a) No Impact. The proposed project will not divide an established community. The property is located on the corner of Washington Street and 47b Avenue between commercial development and residential development west of Washington Street and southeast on Avenue 47. The project will be a continuation of commercial development trends in the area. b) No Impact. The site is designated for regional commercial uses in the City's General Plan and Zoning Ordinance, and the proposed project conforms to these land use policies. The proposed project is Phase 4 of the approved Washington Park Specific Plan (SP 87-011) and is consistent with the specific plan. There will be no impacts. C) No Impact. The project site is not located within any conservation areas as identified in the CVMSHCP. However, the property is within the general boundaries of the Plan, and therefore the project proponent will be required to pay Local Development Mitigation Fee (LDMF). There will be no conflict with the Plan. -20- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community k conservation plan? Sources: 2035 General Plan, 2003 CVMSHCP Figure 4-1: conservation Areas; project materials. X. a) No Impact. The proposed project will not divide an established community. The property is located on the corner of Washington Street and 47b Avenue between commercial development and residential development west of Washington Street and southeast on Avenue 47. The project will be a continuation of commercial development trends in the area. b) No Impact. The site is designated for regional commercial uses in the City's General Plan and Zoning Ordinance, and the proposed project conforms to these land use policies. The proposed project is Phase 4 of the approved Washington Park Specific Plan (SP 87-011) and is consistent with the specific plan. There will be no impacts. C) No Impact. The project site is not located within any conservation areas as identified in the CVMSHCP. However, the property is within the general boundaries of the Plan, and therefore the project proponent will be required to pay Local Development Mitigation Fee (LDMF). There will be no conflict with the Plan. -20- Sources: 2035 General Plan, project materials. XI. a,b) No Impact. Mineral resources in the City consist primarily of sand and gravel. The proposed project site is located in Mineral Resource Zone MRZ-1, which indicates that no resources occur (Exhibit III -1, 2035 General Plan). There will be no impact to mineral resources as a result of the proposed project. -21- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of X value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local X general plan, specific plan or other land use plan? Sources: 2035 General Plan, project materials. XI. a,b) No Impact. Mineral resources in the City consist primarily of sand and gravel. The proposed project site is located in Mineral Resource Zone MRZ-1, which indicates that no resources occur (Exhibit III -1, 2035 General Plan). There will be no impact to mineral resources as a result of the proposed project. -21- Source: 2035 General Plan Noise Element, project materials. XII. a) Less than Significant. The City of La Quinta Noise Element of the General Plan provides guidelines for community noise impacts per land use designation. The current City noise standards for non-residential land uses allow noise levels of 75 dBA from lam to lOpm, and 65 dBA from IOpm to lam. The primary source of noise in the City and project area is traffic related. The main source of off-site exterior noise impacting the project will be generated from traffic along Washington Street and Avenue 47. Tables IV -1 and IV -2 of the Noise Element provide noise analysis of various locations throughout the City. The average short term and long term noise levels generated from traffic on Washington Street is 72.7 dBA and 70 dBA. Public use of the theater and future restaurants will be transient in nature, and will therefore have a less than significant noise impact. The proposed project is located in proximity to residential land uses just west of Washington Street. According to City standards, residential land uses are considered "noise sensitive" -22- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or X noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or X groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project X vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the X project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, X would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose X people residing or working in the project area to excessive noise levels? Source: 2035 General Plan Noise Element, project materials. XII. a) Less than Significant. The City of La Quinta Noise Element of the General Plan provides guidelines for community noise impacts per land use designation. The current City noise standards for non-residential land uses allow noise levels of 75 dBA from lam to lOpm, and 65 dBA from IOpm to lam. The primary source of noise in the City and project area is traffic related. The main source of off-site exterior noise impacting the project will be generated from traffic along Washington Street and Avenue 47. Tables IV -1 and IV -2 of the Noise Element provide noise analysis of various locations throughout the City. The average short term and long term noise levels generated from traffic on Washington Street is 72.7 dBA and 70 dBA. Public use of the theater and future restaurants will be transient in nature, and will therefore have a less than significant noise impact. The proposed project is located in proximity to residential land uses just west of Washington Street. According to City standards, residential land uses are considered "noise sensitive" -22- thereby restricting allowable noise levels within the planning area. The City requires that exterior noise levels not exceed 65 dBA CNEL in outdoor living areas, and interior noise levels not to exceed 45 dBA CNEL in all habitable rooms. Noise generated by project operation and related traffic is anticipated to be similar to existing noise on Washington Street and Avenue 47. The project will increase traffic on both these streets, but will not significantly impact traffic flows. The noise levels on both Washington and Avenue 47 are mitigated by existing walls and berms protecting existing residential development, and lowering noise levels at the residential sites. Therefore, noise impacts to surrounding residential land uses will be less than significant. b) Less than Significant. Development of the proposed project will temporarily generate noise and groundbourne vibrations through construction related activities, but will cease once in operation. The development of the site will be separated by existing roadways whose width will reduce vibrations during the construction process. Impacts are therefore expected to be less than significant. c,d) Less than Significant. The proposed project is consistent with zoning and General Plan designations for commercial use and will generate comparable noise levels. Surrounding land uses in proximity to the proposed site include commercial lands to the north, east and south, and low density residential to the west and southeast. The proposed project is consistent with lands immediately north, northeast and south of the site and will generate comparable noise levels. Impacts are expected to be less than significant. e,f) No Impact. The project is located approximately 2.7 miles to the south of the Bermuda Dunes Airport. Although an occasional overflight is likely, the approach patterns do not occur in the vicinity of the proposed project. There are no private airstrips in the region. Therefore, there will be no impact associated with airport noise. -23- Source: project materials. XIII. a) No Impact. The proposed project will result in the construction of 12 -screen movie theater, three building pads for future development, and associated parking facilities and landscaping. The site will be accessible from existing roads (Washington Street and Avenue 47) and will not require the construction or extension of roads or other infrastructure. New employment opportunities generated by the project are expected to be filled by the existing workforce, and the project is not expected to induce population growth. b, c) No Impact. The proposed site is currently vacant and designated for commercial retail. The project will not result in the loss or relocation of housing stock. There will be no impact to housing. -24- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) X or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the X construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of X replacement housing elsewhere? Source: project materials. XIII. a) No Impact. The proposed project will result in the construction of 12 -screen movie theater, three building pads for future development, and associated parking facilities and landscaping. The site will be accessible from existing roads (Washington Street and Avenue 47) and will not require the construction or extension of roads or other infrastructure. New employment opportunities generated by the project are expected to be filled by the existing workforce, and the project is not expected to induce population growth. b, c) No Impact. The proposed site is currently vacant and designated for commercial retail. The project will not result in the loss or relocation of housing stock. There will be no impact to housing. -24- Source: 2035 General Plan, Google Earth accessed July 2014, project materials. XIV. a) Fire Protection Less than Significant. The County of Riverside Fire Department provides Fire Protection for the proposed project. The nearest exiting fire station (Station #93) that would respond first to an incident is located approximately 1.5 miles north of the project site at 44555 Adams Street. There are two other stations located at 78111 Avenue 52 (#32) and 54001 Madison Street (#70). All County -operated stations feature a minimum of one trained paramedic as part of its three-person engine company per RCFD policy. The Fire Department also operates four additional stations in surrounding communities. The Department's response times range from two to six minutes and it holds an Insurance Services Office (ISO) public protection class rating of four based on the provision of staffing, communication, water system for suppression, building standards etc. The site will have immediate access to Washington Street and Avenue 47 for emergency purposes. Project development will be in accordance with all City Municipal Code and/or Riverside County Fire Protection Standards to assure adequate fire safety and emergency response. The project will contribute its fair share to the City's Developer Impact Fee program, which includes fire protection facilities. Impacts will be less than significant. Police Protection Less than Significant. The City contracts with the Riverside County Sheriff for police services. The nearest police station, located at City Hall, is approximately 2.5 miles south of the project site. The addition of a 12 -screen movie theater and future development of three building pads will marginally increase the need for police services and the project's overall -25- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? X Source: 2035 General Plan, Google Earth accessed July 2014, project materials. XIV. a) Fire Protection Less than Significant. The County of Riverside Fire Department provides Fire Protection for the proposed project. The nearest exiting fire station (Station #93) that would respond first to an incident is located approximately 1.5 miles north of the project site at 44555 Adams Street. There are two other stations located at 78111 Avenue 52 (#32) and 54001 Madison Street (#70). All County -operated stations feature a minimum of one trained paramedic as part of its three-person engine company per RCFD policy. The Fire Department also operates four additional stations in surrounding communities. The Department's response times range from two to six minutes and it holds an Insurance Services Office (ISO) public protection class rating of four based on the provision of staffing, communication, water system for suppression, building standards etc. The site will have immediate access to Washington Street and Avenue 47 for emergency purposes. Project development will be in accordance with all City Municipal Code and/or Riverside County Fire Protection Standards to assure adequate fire safety and emergency response. The project will contribute its fair share to the City's Developer Impact Fee program, which includes fire protection facilities. Impacts will be less than significant. Police Protection Less than Significant. The City contracts with the Riverside County Sheriff for police services. The nearest police station, located at City Hall, is approximately 2.5 miles south of the project site. The addition of a 12 -screen movie theater and future development of three building pads will marginally increase the need for police services and the project's overall -25- impact to police services is expected to be less than significant. The project vicinity is currently patrolled and will continue to be patrolled after project development. The site will be immediately accessible from Washington Street and Avenue 47, and project development will occur in accordance with City standards to assure adequate police protection. Schools Less than Significant The proposed project will result in commercial retail and therefore, will not generate a large student population. Employees of the businesses within the project have the potential to increase student populations. The proposed project is located within the Coachella Valley Unified School District (CVUSD) and will be required to pay the State mandated developer fee to help address and offset the potential impacts to local schools. Fees will be collected prior to the issuance of building permits, thereby reducing impacts to less than significant levels. Parks No Impact. Project buildout is not expected to impact local and/or regional parks. The project consists of a 12 -screen movie theater and three building pads that will not induce population growth in the area, and therefore, will not increase the demand for parks and recreation facilities. -26- Sources: project materials. XV. a, b) No Impact. Buildout of the proposed project will result in the construction of a 12 -screen movie theater, three building pads and associated parking facilities and landscaping. The project does not include the construction of recreational facilities or require expansion of existing facilities. It is not expected to induce additional population growth or otherwise increase the use of existing parks and recreation facilities. -27- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that X substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which X might have an adverse physical effect on the environment? Sources: project materials. XV. a, b) No Impact. Buildout of the proposed project will result in the construction of a 12 -screen movie theater, three building pads and associated parking facilities and landscaping. The project does not include the construction of recreational facilities or require expansion of existing facilities. It is not expected to induce additional population growth or otherwise increase the use of existing parks and recreation facilities. -27- Source: 2035 General Plan, Traffic Report, project materials. XVI. a,b) Less Than Significant. A Traffic Impact Analysis (TIA) was prepared for the proposed project, consistent with City requirements. The study analyzed current conditions on City roadways, and predicted future conditions after development of the proposed project. The findings are summarized below. The Analysis in its entirety is available for review at the Planning Department. The TIA used Institute of Transportation Engineers' standards to determine the potential trip generation for the proposed project (including both the theater and the three future building pads). This analysis resulted in a total daily trip generation of approximately 4,842 trip ends. The TIA then distributed traffic onto City streets, based on the City's requirements for trip distribution. The resulting analysis found that the project had the potential to impact 13 -28- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial X increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion X management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in X traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or X dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency X access? f) Result in inadequate parking capacity? X g) Conflict with adopted policies, plans, or programs supporting alternative X transportation (e.g., bus turnouts, bicycle racks)? Source: 2035 General Plan, Traffic Report, project materials. XVI. a,b) Less Than Significant. A Traffic Impact Analysis (TIA) was prepared for the proposed project, consistent with City requirements. The study analyzed current conditions on City roadways, and predicted future conditions after development of the proposed project. The findings are summarized below. The Analysis in its entirety is available for review at the Planning Department. The TIA used Institute of Transportation Engineers' standards to determine the potential trip generation for the proposed project (including both the theater and the three future building pads). This analysis resulted in a total daily trip generation of approximately 4,842 trip ends. The TIA then distributed traffic onto City streets, based on the City's requirements for trip distribution. The resulting analysis found that the project had the potential to impact 13 -28- roadway intersections, and 20 roadway segments. The TIA found that under existing conditions and opening year with project conditions, all studied intersections operate at acceptable levels of service (LOS), with the exception of the intersection of Washington Street and Lake La Quinta Drive, which operates at LOS F during the AM peak hour. This intersection is planned for a traffic signal as part of an unrelated project. With installation of the traffic signal, the intersection will operate at acceptable LOS during the AM peak hour. The TIA found, as briefly described above, that with the proposed project and scheduled improvements, study area intersections and segments will operate at acceptable LOS. The study also found that several improvements relating to surrounding roadway improvements were recommended. These include: • The installation of dual westbound left turn lanes at La Quinta Center Drive and Highway 111. • Restriping of the southbound approach along La Quinta Center Drive from Highway 111 to the Lowes/Target driveway to accommodate receiving lanes for the dual westbound left turn lanes. • Installation of an all -way stop at La Quinta Center Drive/Caleo Bay/Avenue 47. In addition, several recommendations associated with direct site access are recommended, including: • Restriping westbound left turn lane on Highway 111 at La Quinta Center Drive to 250 feet. • Extend the existing right turn lane from 155 feet to 250 feet with a transition taper of 150 feet for deceleration lane located on Washington Street, north of Avenue 47. With implementation of the improvements described above, the proposed project is expected to have a less than significant impact on City roadways. C) No Impact. The proposed project is not located within proximity to an airport and will not impact air traffic patterns. d) No Impact. The proposed project is required to meet Specific Plan and Development Code standards for roadway, parking and intersection designs, and is not expected to significantly impact traffic safety. Site-specific circulation and access recommendations are set forth in the Traffic Report conducted for the proposed project, and will be applied as conditions of approval for the project. e) Several roadways in the planning area provide local access. East -west roadways include Highway 111 and 47th Avenue, while Washington Street serves as both the north -south roadway and project access. Emergency access to the site will be from Washington Street and Avenue 47. The property will have adequate emergency access. f) The proposed project will provide the required amount of parking consistent with the Washington Park Specific Plan and the City's Zoning Ordinance. Conformance to these standards will assure that no impacts occur. -29- g) Sunline Transit Agency currently operates bus service on Washington Street and has bus stops in close proximity to the project. Sunline's service is not expected to change, and the public will continue to have access to transit services in the project vicinity. The proposed project will have no impact on alternative modes of transportation. -30- XVII. a) No Impact. Wastewater discharge requirements for the Coachella Valley, including the subject property, are administered by the Colorado River Basin Regional Water Quality Control Board. All development within the proposed project will be connected to existing sewer lines in either Washington Street or Avenue 47. Project wastewater will be transported to and processed at CVWD's Mid -Valley Water Reclamation Plant (WRP-4) in Thermal. CVWD implements all the requirements of the Regional Water Quality Control Board as they relate to wastewater discharge requirements and water quality standards. The proposed project -31- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional X Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing X facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the X construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or X are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has X adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the X project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid X waste? XVII. a) No Impact. Wastewater discharge requirements for the Coachella Valley, including the subject property, are administered by the Colorado River Basin Regional Water Quality Control Board. All development within the proposed project will be connected to existing sewer lines in either Washington Street or Avenue 47. Project wastewater will be transported to and processed at CVWD's Mid -Valley Water Reclamation Plant (WRP-4) in Thermal. CVWD implements all the requirements of the Regional Water Quality Control Board as they relate to wastewater discharge requirements and water quality standards. The proposed project -31- will increase wastewater flows to the treatment plant, but it will not adversely impact water quality standards or waste discharge requirements. b -e) No Impact. The subject property falls under the jurisdiction of the Coachella Valley Water District (CVWD) for domestic water supplies and wastewater treatment. The project will be able to connect to existing water and sanitary sewer lines in either Washington Street or Avenue 47, and no new regional infrastructure will be required. Wastewater produced by the proposed project will be processed at the Mid -Valley Water Reclamation Plant (WRP-4) located in Thermal, which has a capacity of approximately 9.5 million gallons per day (mgd). CVWD has prepared an Urban Water Management Plan 2010 Update, which is a long-term planning document that helps it plan for current and future water demands. The Plan demonstrates that the District has available, or can supply, sufficient water to serve the City and the project area. The project will also be required to implement water conservation programs, including a drought tolerant landscaping plan and the CalGreen Building Code, which requires that high efficiency fixtures be used. CVWD is also responsible for regional stormwater management in the Coachella Valley. According to CVWD, the general project area is adequately protected from stormwater flows by the Coachella Valley Stormwater Channel (Whitewater River), and drainage issues affecting the subject property are limited to the management of local drainage. The City is responsible for local drainage. To manage onsite stormwater flows, the project proponent will be required to develop a stormwater management plan prior to grading of the project. The City requires that all project retain the 100 year storm on site, and the project will be required to implement this requirement. In addition, the City requires implementation of SWPPP and WQMP to meet NPDES standards. The project will be required to implement both for this project. As a result of the implementation of these standard requirements, it is not anticipated that new or expanded off-site stormwater management facilities will be required to serve the project. f,g) No Impact. The project site will be served by Burrtec, the City's solid waste contractor. Trash generated by the project will be hauled to the transfer station located in Cathedral City, west of the City, and from there transported to one of four regional landfills. All four landfills have sufficient capacity to accommodate the proposed project. Burrtec is required to meet all local, regional, State and federal standards for solid waste disposal. -32- a) As discussed in the responses in Sections IV (Biological Resources) and V (Cultural Resources) the project is expected to have less than significant impacts to biological and cultural resources. b,c) Buildout of proposed project is consistent with both the General Plan and Washington Park Specific Plan. The project will not have any additional cumulatively considerable impacts beyond buildout of the General Plan. d) The project's potential environmental effects have been mitigated to a less than significant level by the measures outlined in the Initial Study and development requirements of the City of La Quinta. Further, as proposed the project will not cause substantial adverse effects on human beings. This Agency intends to adopt a Negative Declaration based upon the supporting documentation herein. -33- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVIII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a X plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term environmental goals? X c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when X viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial X adverse effects on human beings, either directly or indirectly? a) As discussed in the responses in Sections IV (Biological Resources) and V (Cultural Resources) the project is expected to have less than significant impacts to biological and cultural resources. b,c) Buildout of proposed project is consistent with both the General Plan and Washington Park Specific Plan. The project will not have any additional cumulatively considerable impacts beyond buildout of the General Plan. d) The project's potential environmental effects have been mitigated to a less than significant level by the measures outlined in the Initial Study and development requirements of the City of La Quinta. Further, as proposed the project will not cause substantial adverse effects on human beings. This Agency intends to adopt a Negative Declaration based upon the supporting documentation herein. -33- References City of La Quinta 2035 General Plan City of La Quinta Municipal Code. CalEEMod Version 2013.2.2 -34- PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2014-158, FOR A TWELVE - SCREEN MOVIE THEATER AS PART OF PHASE FOUR OF WASHINGTON PARK CASE NO.: CONDITIONAL USE PERMIT 2014-158 APPLICANT: JACK TARR DEVELOPMENT WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of August, 2014, hold a duly noticed Public Hearing to consider a request by Jack Tarr Development to allow the construction of an approximately 42,427 square foot movie theater, generally located on the northeast corner of Washington Street and Avenue 47, more particularly described as: APN: 643-020-032 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on August 15, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.020 of the Municipal Code to justify approval of said Conditional Use Permit: 1 . Consistency with the General Plan The proposed development is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to General Commercial encourage a full range of commercial retail uses within the City, and the proposed use maintains those policies. 2. Consistency with the Zoning Code The proposed use is consistent with the provisions of the La Quinta Zoning Code. As conditioned, the use of the site as a movie theater will have minimal impacts on the surrounding land uses, and will conform to the development standards applicable to the use. 3. Compliance with the California Environmental Qualitv Act (CEQA Planning Commission Resolution 2014 - Conditional Use Permit 2014-158 Washington Park Phase 4 (Jack Tarr Development) Adopted: August 26, 2014 Page 2 of 3 The Community Development Department determined that the Conditional Use Permit and Site Development constitute a "project" as defined by the California Environmental Quality Act (CEQA). As a result, the City has prepared an Initial Study for Environmental Assessment 2014-635, in compliance with the requirements of CEQA. The Initial Study determined that the development of the proposed project would not have a significant impact on the environment, and the Community Development Director is recommending that a Negative Declaration of environmental impact be certified. 4. Surrounding Uses As conditioned, approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed use is completely contained within the proposed building within an existing regional shopping center, there is adequate parking available for the use, other properties within the commercial center have been developed with complementary commercial retail uses, and there is an adequate distance from existing residential uses. Conditions of approval have been incorporated to mitigate potential traffic, lighting, and code compliance conflicts. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1 . That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby approve Conditional Use Permit 2014-158, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of August, 2014, by the following vote: AYES: NOES: Planning Commission Resolution 2014 - Conditional Use Permit 2014-158 Washington Park Phase 4 (Jack Tarr Development) Adopted: August 26, 2014 Page 3 of 3 ABSENT: ABSTAIN: ROBERT WRIGHT, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2014-158 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 C,FNFRAI The use permit may be modified or revoked by the City Council, or Planning Commission, should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare, or materially injurious to property, or improvements in the vicinity, or if the property is operated or maintained, so as to constitute a public nuisance. 2. Any expansion of this use or substantial modification that results in a change of use shall require an amendment of this conditional use permit. Minor modifications to this Conditional Use Permit shall be considered by the Community Development Director in accordance with LQMC 9.200.090, and may require notification of surrounding property owners prior to such approval. All other amendments shall be processed in accordance with LQMC 9.200.100. 3. The Conditional Use Permit shall expire on August 26, 2016 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless the use has been established. A time extension may be requested per LQMC Section 9.200.080. 4. No later than 30 minutes beyond the conclusion of the final evening movie showing, all freestanding outdoor lighting within the parking lot shall be dimmed to a level approved by the Community Development Department, and illuminated building signage shall be turned off. 5. Hours of operation shall occur only on the days and times specified in the Conditional Use Permit, which are based on the information provided to the City by the applicant (open 10:00am, close 1:00am daily, occasional close at 3:00am for midnight showings). Changes to these hours that do not conflict with normal business hours of the other tenants in Washington Park may be approved by the Community Development Director. 6. The coming attraction posters shall only be used to advertise active or upcoming movies, and shall not be used to advertise any brand, logo, or merchandise. 7. The City of La Quinta reserves the right to review and monitor the operation of this facility and modify Conditions of Approval regarding hours of operation, occupancy, and other operational conditions. PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2014-938, PHASE FOUR OF WASHINGTON PARK CASE NO.: SITE DEVELOPMENT PERMIT 2014-938 APPLICANT: JACK TARR DEVELOPMENT WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of August, 2014, hold a duly noticed Public Hearing to consider a request by Jack Tarr Development for approval of site, architectural and landscaping plans for Phase 4 of Washington Park, generally located on the northeast corner of Washington Street and Avenue 47, more particularly described as: APN: 643-020-032 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on August 15, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1 . Consistency with the General Plan The proposed development is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to General Commercial encourage a full range of commercial retail uses within the City, and the proposed use maintains those policies. 2. Consistency with the Zoning Code and Washington Park Specific Plan The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and the Washington Park Specific Plan, in terms of architectural style, building height, building mass, and landscaping. The site development permit has been conditioned to ensure compliance with the zoning standards of the Regional Commercial zoning district and other supplemental standards as Planning Commission Resolution 2014 - Site Development Permit 2014-938 Washington Park Phase 4 (Jack Tarr Development) Adopted: August 26, 2014 Page 2 of 3 established in Title 9 of the La Quinta Municipal Code and the One Eleven La Quinta Specific Plan. 3. Compliance with the California Environmental Quality Act (CEQA) The Community Development Department determined that the Conditional Use Permit and Site Development constitute a "project" as defined by the California Environmental Quality Act (CEQA). As a result, the City has prepared an Initial Study for Environmental Assessment 2014-635, in compliance with the requirements of CEQA. The Initial Study determined that the development of the proposed project would not have a significant impact on the environment, and the Community Development Director is recommending that a Negative Declaration of environmental impact be certified. 4. Architectural Design The architecture and layout of the theater building is compatible with, and not detrimental to, the existing surrounding commercial land uses, and is consistent with the development standards in the Municipal Code and Washington Park Specific Plan. The building is concluded to be appropriate for the proposed building location, and supplemental design elements (vibrant color palette, stone veneer, column pop -outs, etc.) appropriately enhance the architecture of the building. 5. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. Additionally, the assorted species of plants, which are taken from the approved plant list in the Washington Park Specific Plan, provide diversity and add character to the proposed building. The project landscaping for the proposed building, as conditioned, shall unify and enhance visual continuity of the proposed building with the surrounding development. Landscape improvements are designed and sized to provide visual appeal while adequately screening the parking lot from public view. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: Planning Commission Resolution 2014 - Site Development Permit 2014-938 Washington Park Phase 4 (Jack Tarr Development) Adopted: August 26, 2014 Page 3 of 3 SECTION 1 . That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby approve Site Development Permit 2014-938, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of August, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ROBERT WRIGHT, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 1 OF 21 GENERAL 1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2014-938 shall comply with all applicable conditions and/or mitigation measures for the following related approval(s): Tentative Parcel Map 30903, Conditional Use Permit 2014-158 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire on August 26, 2016 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • La Quinta Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 2 OF 21 • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013-001 1 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 30F21 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 4 OF 21 instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 1 1 . Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 15. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 16. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 17. Direct vehicular access is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 18. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 5 OF 21 STREET AND TRAFFIC IMPROVEMENTS 19. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 20. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 21. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) La Quinta Center Drive at Highway 1 1 1 a) Construct a 525 -foot long dual left turn lanes on westbound Highway 1 1 1 at La Quinta Center Drive. b) Re -stripe the eastbound right turn lane to provide a pocket length of 250 -feet and a transition taper of 150 -feet. 2) Washington Street at Washington Park Plaza Driveway a) Re -construct the northbound right turn lane to provide a pocket length of 250 -feet with a transition taper of 150 -feet. b) Construct a 250 -foot to 300 -foot long southbound left turn lane. Applicant will submit an engineer's estimate for the cost of construction of a 300 -foot long left turn lane on southbound Washington Street at Washington Park Plaza Driveway for the City's review and approval. Prior to grading permit issuance, applicant shall post bonds for the agreed upon construction costs based on the engineer's estimate with contingencies. The intersection shall be evaluated 24 months after the theater and all restaurants have opened for business to determine if a 250 -foot long or 300 -foot long left turn lane is warranted at that time. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 6 OF 21 3) La Quinta Center Drive/Caleo Bay at Avenue 47 a) Construct an all -way stop controlled intersection. Applicant will additionally relocate the monument sign on the northwest corner and remove the existing temporary fencing to improve visibility at the intersection. B. ON-SITE STREETS 1) La Quinta Center Drive at the Lowes/Target Driveway a) Re -stripe the southbound approach along La Quinta Center Drive from Highway 1 1 1 to the Lowes/Target Driveway to provide two lanes in order to accommodate receiving lanes for the proposed dual westbound left -turn lanes at the intersection of La Quinta Center Drive and Highway 1 1 1 . The two southbound lanes will be restriped as a left -turn and shared through -right -turn lane at the Lowes/Target Driveway to provide additional storage in an effort to minimize potential spillback onto Highway 1 1 1 . The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 22. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 23. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING LOTS and ACCESS POINTS 24. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 7OF21 C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2 -foot overhang for standard parking stalls and 18 feet with a 2 -foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet or as approved by the City Engineer. On -street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the "No Parking" restrictions. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 25. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. 26. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 8OF21 The applicant shall not schedule construction operations until mix designs are approved. 27. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 28. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 29. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Precise Grading Plan 1 " = 30' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) D. On -Site Private Water and Sewer Plans 1 " = 20' Horizontal NOTE: A through D to be submitted concurrently. E Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 9OF21 The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. NOTE: E through F to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 -feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2010 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Precise Grading" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Precise Grading" plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 30. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 10 OF 21 31. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 32. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 33. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 34. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 35. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 11 OF 21 halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 36. Depending on the timing of the development of this Site Development Permit, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 37. The applicant shall submit detailed construction cost estimates for all proposed grading and off-site improvements for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 38. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 12 OF 21 GRADING 39. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 40. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 41. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the plans that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 42. Prior to any grading improvements, the applicant shall submit grading performance security valued at 100% of the cost of the grading improvements in accordance PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 13 OF 21 with La Quinta Municipal Code 8.80.050, or as approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 43. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 44. Building pad elevations on the grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 45. The applicant shall minimize the differences in elevation between the adjoining properties within this development. 46. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for approval through a substantial conformance review. 47. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. nRAINAGF 48. Stormwater handling shall conform with the approved hydrology and drainage report for SDP 2014-938 and/or Parcel Map 30903, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 14 OF 21 49. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 50. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 51. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 52. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 53. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 54. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 55. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(6)(7). 56. The design of the development shall not cause any increase in flood boundaries PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 15 OF 21 and levels in any area outside the development. 57. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 58. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 59. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-001 1 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ or the most current order that is in effect. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. 137-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. 137-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTII_ITIFS 60. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 16 OF 21 61. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 62. Utility easements in favor of CVWD shall be clear of any obstructions including buildings, other permanent structures, and overhead obstructions. 63. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 64. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 65. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 66. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 67. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 68. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 17 OF 21 69. All landscaping shall consist of, at minimum, 36" box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5 -gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 70. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process as a minor final landscape plan. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. 71. Paved pedestrian access points into the project along Washington Street and Avenue 47 shall be incorporated in order to allow pedestrians into the center without disturbing the landscaping. The access paths shall be included in the landscaping plans, and will be reviewed and approved as part of the Final Landscaping Plan process. MAINTENANCE 72. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 73. The applicant shall make provisions for the continuous and perpetual maintenance of on-site landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 18 OF 21 74. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT 75. The required fire flow shall be available from 5 Super hydrant(s) (6" x 4" x 21/2" x 21/2") spaced not more than 300 apart and shall be capable of delivering a fire flow 5,500 GPM per minute for four hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 76. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 77. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 78. Blue dot retro -reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. 06-05 (located at www.rvcfire.org) 79. Fire Apparatus access road shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 75 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. 80. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 19 OF 21 installation standards may be obtained at the Fire Department. 81. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. 82. Install a complete commercial fire sprinkler system. Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the project Structural Engineer to certify with a "wet signature", that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. 83. The PIV and FCD shall be located to the front of building within 50 feet of approved roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contactor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation 84. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more heads, along with current permit fees, to the Fire Department for review and approval prior to installation. 85. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted 3.5 to 5 ft above finished floor, measured to the top of the extinguisher. Where not readily visible, signs shall be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. 86. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in 2013 CBC. No class I, II or IIIA of combustible/flammable liquid shall be used in any amount in the building. 87. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2013 California Building Code. 88. Electrical room doors, if applicable, shall be posted "ELECTRICAL ROOM" on outside of door. 89. Fire Alarm Control Panel room doors, if applicable, shall be posted "FACP" on outside of door. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 20 OF 21 90. Fire Riser Sprinkler room doors, if applicable, shall be posted "Fire Riser" on outside of door. 91. Roof Access room door, if applicable, shall be posted "Roof Access" on outside of door. 92. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. 93. Driveway loops, fire apparatus access lanes and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall include in the building plans the required fire lanes and include the appropriate lane printing and/or signs 94. Air handling systems supplying air in excess of 2000 cubic feet per minute to enclosed spaces within buildings shall be equipped with an automatic shutoff. 2013 CMC 95. Nothing in our review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to plan review and field inspection. All questions regarding the meaning of the code requirements should be referred to Fire Department at 760-863-8886. 96. The minimum dimension for gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access from a road shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38 -foot turning radius shall be used. 97. Gate(s) shall be automatic or manual operated. Install Knox key operated switches, with dust cover, mounted per recommended standard of the Knox Company. Building plans shall include mounting location/position and operating standards for Fire Department approval. 98. Any portion of the facility or of an exterior wall of the first story of the building shall not be located more than 150 feet from fire apparatus access roads as measured by an approved route around the complex, exterior of the facility or building. MISCELLANEOUS PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 (JACK TARR DEVELOPMENT) AUGUST 26, 2014 PAGE 21 OF 21 99. Prior to issuance of a building permit, a revised lighting plan shall be submitted for review and approval by the Community Development Department. The revised lighting plan shall include an updated photometric plan that incorporates zero foot- candles along the project perimeter, updated lighting fixtures along the perimeter (fully -shielded, angle -adjusted, visor -shielded if necessary), foot-candle measurement that includes shade trees, and a reduced lighting schedule for the hours following the conclusion of the final evening theater showing. 100. Any alteration to the theater building or Phase 4 site plan, including expansion, reduction, and reconfiguration shall be reviewed by the Community Development Department. Alterations deemed minor by the Department may be processed through a Modification by Applicant. Alterations deemed major by the Department may require an amendment to Site Development Permit 2014-938 or a new Site Development Permit. 101. No later than 30 minutes beyond the conclusion of the final evening movie showing, all freestanding outdoor lighting within the parking lot shall be dimmed to a level approved by the Community Development Department, and illuminated building signage shall be turned off. ATTACHMENT 1 Project Information CASE NUMBER: SITE DEVELOPMENT PERMIT 2014-938 APPLICANT: JACK TARR DEVELOPMENT PROPERTY OWNER: BR2, LLC ARCHITECT: DLR GROUP LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTS, INC. ENGINEER: ADKAN ENGINEERS REQUEST: CONSIDERATION OF PHASE 4 OF THE WASHINGTON PARK COMMERCIAL CENTER, INCLUDING AN APPROXIMATELY 42,427 SQUARE FOOT MOVIE THEATER LOCATION: 46-795 WASHINGTON STREET GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SPECIFIC PLAN: WASHINGTON PARK (SP 1987-011 AMENDMENT 4) SURROUNDING ZONING/LAND USES: NORTH: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT SOUTH: COMMUNITY COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT EAST: REGIONAL COMMERCIAL VACANT, UN -ENTITLED LAND WEST: LOW DENSITY RESIDENTIAL EXISTING RESIDENTIAL DEVELOPMENT A ' Washington Park _ X, RJ Phase 4 i 1 , Project Area Site Map i a � t�,, ATTACHMENT 2 ;moi kr L y A �`'` SyANDO11VEft PL ? f # _ �s ` r ` 1 r f ' OF * HIGHLAND PLMSUR . W& 7111 E IL_ 'moiL August 13, 2014 City of La Quinta � Planning Division Community Development Department IPS+ • Name of Project - Washington Park Retail Center, Phase 4 • Ownership: - BR 2, LLC C/O Jack Tarr Development 30240 Rancho Viejo Road, Suite B San Juan Capistrano, CA 92675 Contact: Bill Sanchez 760-485-5308 • SDP 2014-938 • APN - 643-020-032 • Legal Description - Parcel 2 as shown by Parcel Map 30903 on file in Book 205, Page(s) 48 through 57, of Parcel Maps, Records of Riverside County, California • Existing General Plan Designation - General Commercial • Existing Zoning designation: Regional Commercial • Existing Specific_ Plan Title: Washington Park Specific Plan • Existing Land Use and Proposed Land Use: Undeveloped Parcel within an existing shopping center proposed land to be Commercial with a Movie Theater & future buildable pads. • Total Gross Site Area: Acres = 10.93, Square Footage = 476,546sf • Total Net Area = 10.93, Square Footage = 476,546sf • Theatre Building Area = 42,427 SF of Building Area, 9% of Net Area • Total Building Area = 69,800 SF of Building Area, 9% of Net Area • Total Parking Area: 226,382 SF of Parking Area, 47% of Net Area • Total Landscape Area: 77,815 SF of Landscape, 16% of Net Area • Parking Stalls Required = 349 • Parking Stalls Provided 776 • ADA Stalls Required = 14 • ADA Stalls Provided =16 • Greatest No. of Stories = 1 story with mezzanine • Greatest Height of any building 49ft • Occupancy Classification = "A-1" • Type of Construction = "Type II -N" • Bicycle Racks to be provided • Floor Area Ratio: 14.64% • Total Gross Square Footage (GSF) of Future Restaurants = ±27,373 SF. WASHINGTON PARK - PHASE 4 LA QUINTA, CA CONSULTANTS: Building Architect Kip E. Daniel, Architect 1807 Ross Ave Suite 500 Dallas, TX 75201 Contact: Magan McGehee (214)303-6665 Project Architect DLR Group 117 East Colorado Blvd., 5th Floor Pasadena, CA 91105 Mark Giles, AIA 626-796-8230 Landscape Architect RGA LANDSCAPE ARCHITECTS, INC 73061 EI Paseo #210, Palm Desert, CA 92260 Contact: Luke Taylor Tel: 760-568-3624 Civil Engineer Adkan Engineers 6879 Airport Drive Riverside, CA 92504 Contact: Charissa Leach Tel: 951.688.0241 SHEET INDEX: ATTACHMENT 3 T1 Sheet Index AS -1 Architectural Site Plan AS -2 Enlarged Architectural Site Plan AS -3 Architectural Lighting Plan AS -4 Enlarged Photometric Plan Proposed Theatre: ERl Building Elevations ER2 Building Renderings F1 Floor Plan F2 Mezzanine Plan R1 Roof Plan TE -1 Trash Enclosure Plan MB1 Material Board Walls MB2 Material Board Lighting Fixtures ER3 Residential Site Line Rendering ER4 Residential Site Line Rendering Line of Sight Exhibit Landscape: L-1.00 Prelim L-7.00 Tree Shading Plan A103 Retaining Wall RECEIVED AUG 0 7 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT KEY PLAN T-1 BR2, LLC 1124° R, ncM10 V1el.—d SUN.6 DLR Group San Juan Capistrano. CA 92675 1:949,443,1234 JULY 7. 2014 • ,M 75-13715-00 + 4 121 111 1111 REGIONAL COMMERCIAL � a s Ok KEY PLAN S� O Future Pad Buildings to be Processed with Seperate SDP. ME PROPOSED THEAT 42,427 st ,h.tI°9 AS -1 WASHINGTON PARK — PHASE 4 Bim, 3aa'J Rana R spire B�„Mr=re.E1-Frei ��r �w �.1. � r�Ar9� os DLR Group LA U�NTA� CA 5 JuanC pishano CA 92675 .xrn oaE Dive oaiMPPi®er enrecxn - 11716.8z12 Q 1:949.443.1234 c f 626.]96.8)35 AUGUST6,2014 75-13715-00 FUTURE PAD 5,974 S.F. , L U=kA , � asM1• �t PROPOSED THEATER 42,427 sf. \ Accessible Path of Travel �9 w — o-5 — 53� I I — I CI WASHINGTON PARK - PHASE 4 LA QUINTA, CA li9M1f. Ty, I , _ _f — �..-•rte,• - - •- 1'� � � ,Q � F FUTURE FUTURE / PAD J C PAD ±6,853 S.F 5,663 S.F. r C) AS -2 BR2, LLC eP.A xTmza. nz e. coloreds 30240 Rancho Vie70 Road SulteB unMvrvrerve�u�NseFum�eO pcuw�.�w.wr�rvo Blvd. 61M1 Hoor San Juan c. vieano, CA 92675 n.v =.—L wrum ermenrecNnmr- ssoa cN.umia or mde CA 9l ias DLR Group 1: 949.443.1234 5.8 z a o AUGUST 6,2014 75-13715-00 626 79`6 \ O� om- liquip, . . PROPOSEDTH 42,427 sf• �tillloi 71 !n ................ I 1,, 4 1 101A AS -3 " a. Bim, LLC 11 —NIE—L —1— 1. !,a I — CL— 1— I.Ir WASHINGTON PARK - PHASE 4 W240 R-cho Viejo Road, Su L Capistm' IA I son J,an CA 92675 DLR Group o'8230 LA QUINTA, CA t; �49.443.1234 JANUARY 15, 2014 75-13715-00 a . '. '.—K, 13.. M 0000111 I II WASHINGTON PARK - PHASE 4 LA QUINTA, CA FUTURE FUTURE PAD PAD±6,853 S.F Cb +-6,663S.F. r N-1 C) THEATRE LIGHT FIXTURE ELEVATION THEATRE IXTURE PLAN LIGHT POLE BASE DETAIL LIGHT POLE ELEVATIOI LIGHT FIXTURE AS -4 BR2, LLC n7 5. cola.odo 30240 Rancho Viejo Road, Sulle IEa rvo 5th Capistrano, 9 --A", '*" DLR Group San Juan CA 2675 ...... 62—W$,2,3�0 t: 949.443.1234 JANUARY 15, 2014 75-13715-00 1 626.796.8735 I/STUCCO ACCENTWALL ��""ttii /INTFFNALLY LLUMINATED ;DECORATIVE SCONCE GLADE SIGN r ISTUCYU ACCENT WALL �r CPI /rTEX ND PAINTED CA1U W ■ k I . • � STDACCENT f \,-,--u SOUTH ELEVATION cmuacc£rvr BAND rosrER usE TEXrUkO CA 4 WEST ELEVATION -T- SPLITFACECMU WA iCO ACCENT 111- Acc£Nr wau CCO ACCENT WALL TEXTURED A.ND j_S iPAINTED CMU WALL p 1 0(7////STUCCO ACCENT 5 C D CEN / STUCCO ACCENT WALL CENTURY THEATRES ME EAST ELEVATION srucco A -w1 -'Am ACCENT BAND s_ITIACh cMu srucco Alc", WALL '1R NORTH ELEVATION DUMPSTERENCLOSURE STUCCOACCENTWALL \5PLITFACECMU STUCCO ACCENT WALL \STUCCO ACCENT WALL SPLIT£ACECMU r TEXSURED AND TUCCO ACCENT WALL CM SPLRFACE CM STUCCO WAC ACCENT UACCENT BAND \NALL N- r- kx..c y +'IWA 'Y1 �., ask VIEW FROM LA QUINTA CENTER DRIVE �r or . .• e�•+7 �Nid d. . 4�1 , � y�..a ^.!'4 �4 i Pi VIEW FROM 47TH AVENUE YY 1 M. - ~'S. .,q,g `•''# �'�i �,„ );711. -Fi"r' .gYy� •pl{�Y - VIEW FROM WASHINGTON STREET E VIEW FROM NORTHWEST ENTRY i�tNjr€�� ry i -♦ t x � - - - _ e Ufa - _ � _ - � a F O O 19 Oo vm. oo�p ly—¢�'mry YwcVrior � n O 71 I T I . �mMym� a0 2 i �E 6 6�U 6 O m m� C f� O 1 N E J#LA&=RE�� a U- F1 x onTE suewssioN woimxuxa w",omuxo, LA QUINTA CENTURY THEATERS XD12 46-800 Washington Street LA QUINTA, CA 92253 MEZZANINE PLAN 1 MEZZANINE PLAN 3132" =1'-0" FZ 168289 JOBNO. 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SHEET Split Face CMU Shown for texture only Enduring Bronze SW 7055 Dapper Tan SW 6144 Stucco Shown for texture only Macadamia Bakelite Gold SW 6142 SW 6368 Tigereye SW 6154 Cajun Red SW 6362 Nacre SW 6154 A.RCIITIC I L 0 CO �L Q� c� G MBI R1 Metal Accents Mullions, Coping, Light Fixtures Ir "r Q 'a 4 v Decorative Sconce Custom Fixture by Cinemark Vendor Exit Light Visionaire Lighting Model SIL -1 LNTERILAII.71l.LUMIFIAT[d WilEtLE'WMISTE TITRA F0 YFERVA 11145 A3, D 511.1-C O N TAI NF O P 0 WFTI 5UPRLT ki 4-0ACt01 WALI ---- . `1 N 519Ill:11) IN' ALUIMMUM FIN PAINUO To Me(N 5N LEI OOIIENG 010NXl <— CFAq LEXAN Ei UAINS Willi APP MIT O OIFFIISFR Ya- 1AORICAILU ALUEAIlf DM NES1IO FAN=FA.III lI PAIN IrO 10 UNICN$IN E IfDLIRI)ff PROKU L Ell. 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I a i � J . .. .a •ice. nr 11 RETAINING HALL SECTION RETc ININ6 WALL SECTION e RETAINING WALL 5ECTION NO E � =r -------- —_--- _-------- ._--------- :., ------------------------ ------------------------------ __ —__ ry_. _—____—__ I (9RETAININ6 NALL ELEVATION �ee . i -o KK - architects KKE—Eitects, Inc. 4 executive circle, suite 190 rrvrne, ca 926'x4 �9v �rJ f�l S\_ Key Plan No. Daae � unaeon WASHINGTON PARK PHASE IV RETAINING WALL PACKAGI 46x95 w QUINTA CENTER DRIVE, e/e JACK TARR DEVELOPMENT 40 RANCHO VIEJO ROAD, SUITE SAN JUAN CAPISTRANO, CA 93675 PHONE (949)240240 ELEVATIONS, SECTIONS a° f- A103 --A w ATTACHMENT 4 July 29, 2014 Jay Wuu, Associate Planner City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 RE: SDP 2014-938 Washington Park Phase 4 - Request for Parking Lot Lighting Variance Mr. Wuu, Jack Tarr Development and Cinemark, Inc. are hereby requesting a variance to allow the use of increased illumination levels than what is called out for in LQMC Section 9.100.150(K). Due to the nature of the business (movie theater) attendance by our customers primarily occurs in the evening hours. We feel having the additional lighting will provide our customers additional safety as they return to their vehicles after viewing a movie. Having the additional illumination will also improve the dim conditions that may occur due to the City's requirement to provide 50% shading in the parking field. The foot-candle Calculation Summary shown in our Site Lighting plans does not take into consideration the potential interference that will occur with the canopy trees. Light spillage onto adjacent properties will be minimized by utilizing the smaller 20 -foot poles, adding shields on lights at the parameter of the property and the large canopy trees. We thank you for your consideration. Bill Sanchez Project Manager Washington Park E161 lei 0 m A 450.0 B 266.21 C 278 TOTAL 994.21 i M t N 15 CENTURY =1'_O" THEATRES TITLE 24 COMPLIANT State of California FINAL ELECTRICAL CONNECTION BY CUSTOMER 5" H aD 52'-6 3i4" 26,-0" THEATY do END VIEW A CM -4.3 PCL: CHANNEL LETTERS / R.O.S.T CABINET ONE ( 1 ) SET REQUIRED - MANUFACTURE AND INSTALL CENTURY LETTERS: CHANNEL LETTERS WITH REMOTE POWER SUPPLIES. ACCESS BEHIND ENTIRE AREA INSIDE BUILDING TO BE PROVIDED BY CUSTOMER'S GEN. CONTRACTOR. NEXTGEN CABINET: SCALE: 3/16"=1'-0" 5" DEEP ROUT OUT SHOW THRU ALUMINUM CABINET, PAINT FACES $ RETURNS TO MATCH (#313 DARK BRONZE). ROST. GRAPHIC BACK-UP with .150" #7328 WHITE ACRYLIC - SIGN ILLUMINATED with GE TETRA MAX WHITE LEDS AT 2.5/ft. AS REQUIRED with POWER SUPPLIES MTD. INSIDE CABINET. SECURE CABINET FLUSH TO FASCIA with NON -CORROSIVE MOUNTING HARDWARE SUITABLE PER WALL CONDITION. PRIMARY FROM CABINET TO BE ROUTED THRU UNDERSCORE with RIGID CONDUIT BETWEEN LETTERS / CABINET. OBTAIN SMALL SUPPLY OF EXTERIOR WALL PAINT FROM ON-SITE PAINTER. MATRIX OF RESPONSIBILITY PROVIDE and SECURE J -BOXES BEHIND WALL, INCLUDING PRIMARY ELECTRICAL CONNECTIONS BETWEEN BRANCH J -BOXES BEHIND WALL PROVIDE FULL SIZE CHANNEL LETTER PAPER PATTERN and DRILL PRIMARY ELECTRICAL HOLES and MOUNTING HOLES INTO WALL, INCLUDING THE INSTALLATION OF INDIVIDUAL CHANNEL LETTERS X 450.0 SQ. FT. PROVIDE ONE (1) PRIMARY ELECTRICAL WHIP IN'/:" SEALTITE, PUSHED THRU WALL and EXTENDING MINIMUM OF 20'-D" BEYOND X INTERIOR WALL FINISH, INTO BUILDING, INCLUDING SEALING THE HOLES IN THE EXTERIOR WALL with SONOLASTIC NP -1 OR SIMILAR SEALANT PROVIDE SEALTITE CONNECTOR and FINAL PRIMARY ELECTRICAL HOOK-UP OF ONE (1) 20'-0" PRIMARY ELECTRICAL WHIP BEHIND WALL FOR CHANNEL LETTERS, TO INCLUDE STRAPPING OF CONDUIT TO INTERIOR WALL and PAINTING CONDUIT and J -BOXES TO MATCH INTERIOR BLDG. WALL PROVIDE PLYWOOD BLOCKING BEHIND FINISHED WALL FOR SECURING ALL LETTERS U.L. LABELS REQUIRED LABELS TO BE ATTACHED IN VISIBLE AREA, DIRECTLY BELOW ONIOFF SWITCH NOTE: USE CLEAR UL LABELS CHANDLER LOGO STICKER WITH AMP DRAWS TO BE ATTACHED TO TOP OF LETTERS AND NOT VISIBLE FROM THE GROUND UL 2161 COMPLIANT PER NEC AND MANUFACTURING SPECIFICATIONS DENOTES APPROX. LOCATION OF O J-BOX(ES) PROVIDED and INSTALLED BY ELECTRICAL CONTRACTOR ELECTRICAL CONTRACTORTO PROVIDE PRIMARY ELECTRICAL AND TO PROVIDE FINAL ELECTRICAL HOOK-UP TITLE 24 COMPLIANT State of California CENTURY THEATRES FINAL ELECTRICAL CONNECTION BY CUSTOMER 40'-5 v4" ENTURY THEATRES m NI N 25-1 v8" QCT -3.3 PCL: CHANNEL LETTERS / R.O.S.T CABINET ONE ( 1 ) SET REQUIRED - MANUFACTURE AND INSTALL CENTURY LETTERS: CHANNEL LETTERS WITH REMOTE POWER SUPPLIES. ACCESS BEHIND ENTIRE AREA INSIDE BUILDING TO BE PROVIDED BY CUSTOMER'S GEN. CONTRACTOR. NEXTGEN CABINET: SCALE: 3/16"=1'-0" 266.21 SQ. FT. EACH 5" DEEP ROUT OUT SHOW THRU ALUMINUM CABINET, PAINT FACES & RETURNS TO MATCH (#313 DARK BRONZE). R.O.S.T GRAPHIC BACK-UP with .150" #7328 WHITE ACRYLIC - SIGN ILLUMINATED with GE TETRA MAX WHITE LEDS AS REQUIRED with POWER SUPPLIES MOUNTED INSIDE CABINET SECURE CABINET FLUSH TO FASCIA with NON -CORROSIVE MOUNTING HARDWARE SUITABLE PER WALL CONDITION. OBTAIN SMALL SUPPLY OF EXTERIOR WALL PAINT FROM ON-SITE PAINTER. OBTAIN SMALL SUPPLY OF EXTERIOR WALL PAINT FROM ON-SITE PAINTER. U.L. LABELS REQUIRED LABELS TO BE ATTACHED IN VISIBLE AREA, DIRECTLY BELOW ONIOFF SWITCH NOTE: USE CLEAR UL LABELS CHANDLER LOGO STICKER WITH AMP DRAWS TO BE ATTACHED TO TOP OF LETTERS AND NOT VISIBLE FROM THE GROUND UL 2161 COMPLIANT PER NEC AND MANUFACTURING SPECIFICATIONS DENOTES APPROX. LOCATION OF O J-BOX(ES) PROVIDED and INSTALLED BY ELECTRICAL CONTRACTOR ELECTRICAL CONTRACTORTO PROVIDE PRIMARY ELECTRICAL AND TO PROVIDE FINAL ELECTRICAL HOOK-UP CENTURY THEATRES TITLE 24 FINAL ELECTRICAL CONNECTION BY CUSTOMER COMPLIANT State of California ®.:; OPCL LOGO / LETTERS ON SELF CONTAINED CUSTOM BKG'D ONE (1 ) REQUIRED - MANUFACTURE IND INSTALL 0 „X,. ( 5" DEEP) FACE LIT CHANNEL LETTER ALUM. RETURNS PTD. BLACK #2793 RED LEXAN FACE FACE TO HAVE APPLIED BLACK VINYL 1" BLACK TRIM CAPS FLUSH MOUNT TO BKG'D - USE NON- CORROSIVE FASTENERS RED LED ILLUMINATION POWER SUPPLY MOUNTED INSIDE CABINET BEHIND BKG'D. PROVIDE SAFETY DISCONNECT SWITCH OUTSIDE © "CINEMARK" (5" DEEP) FACE LIT CHANNEL LETTER, ALUM. RETURNS PTD. BLACK #2793 RED POLYCARBONATE FACES 1" BLACK TRIM CAPS FLUSH MOUNT TO BKG'D - USE NOW CORROSIVE FASTENERS RED LED ILLUMINATION POWER SUPPLY MOUNTED INSIDE CABINET BEHIND BKG'D. PROVIDE SAFETY DISCONNECT SWITCH OUTSIDE DETAIL N.T.S. NOTE TO DAL -MANUFACTURING: SHIP TOUCH-UP PAINT SIGN ONE ELECTRICAL PENETRATION THRU FRONT BLDG. ELEVATION AT TILT WALL, BEHIND SCREEN 3/16" = V-0" 278 SQ. FT. Be"D" & "Extreme Digital Cinema" ( 3" DEEP) ALUM. FABRICATED REVERSE -LIT CHANNEL LETTERS. RETURNS & FACE PTD. BLACK CLEAR POLYCARBONATE BACK W/ DIFFUSER APPLIED SECOND SURFACE 2" SPACERS P.T.M. MP20085 USE NON -CORROSIVE FASTENERS AS REQUIRED WHITE LED ILLUMINATION POWER SUPPLY MOUNTED INSIDE CABINET BEHIND BKG'D. HILTI OR SIMILAR WEDGE ANCHORS by CHANDLER SIGNS FAB/METAL FAN BAFFLE BRACKET (TYPICAL) CLEAR U.L. LABELS REQUIRED IN VISIBLE AREA, TO BE DIRECTLY BELOW ON/OFF SWITCH CHANDLER LOGO STICKER with AMP DRAWS TO BE ATTACHED TO TOP OF LETTERS AND NOT VISIBLE FROM THE GROUND ©(2" DEEP) ALUM. FABRICATED PAN -PANEL BACKGROUND - P.T.M. MP20085 with PAINTED SPOTLIGHTS TO MATCH SW #6162 "ANCIENT MARBLE" and SPOTLIGHTS LIGHTER COLOR TO BE SW # 6161 "NONCHALANT WHITE". CLEAR POLY CARBONATE AT BACK EDGE OF PANEL W/ 60% WHITE DIFFUSER APPLIED SECOND SURFACE, RED L.E.D's INSIDE FOR BACK "HALO" ILLUMINATION TO "FAN BAFFLE" L.E.D. POWER SOURCES LOCATED INSIDE CABINET (PROVIDE ACCESS DOORS AT RETURNS) (3" DEEP) ALUM. FABRICATED RIBBED "FAN BAFFLE" FALSE BACKGROUND - P.T.M. PMS #1807 C RED W/ FLAT MATTE FINISH ( PORTIONS REMOVABLE FOR SERVICE ACCESS ) ( 12" DEEP) ALUM. FABRICATED CABINET- P.T.M. MP20085 L.E.D. POWER SOURCES & LOCATED INSIDE CABINET ( PROVIDE ACCESS DOORS AT RETURNS) 2" X 2" GALV. STEEL MOUNTING CLIPS & NON CORROSIVE FASTENERS REQ'D CENTURY THEATRES TITLE 24 FINAL ELECTRICAL PRIMARY ELECTRICAL TO BE BY OTHERS CONNECTION BY MP20085 SW 6162 SW 6161 (NOT INCLUDED BY CSI). CUSTOMER COMPLIANT State of California ®.:; 24'-0" 22'-21/." OPCL LOGO / LETTERS ON SELF CONTAINED CUSTOM BKG'D ONE (1 ) REQUIRED - MANUFACTURE IND INSTALL 0 „X,. ( 5" DEEP) FACE LIT CHANNEL LETTER ALUM. RETURNS PTD. BLACK #2793 RED LEXAN FACE FACE TO HAVE APPLIED BLACK VINYL 1" BLACK TRIM CAPS FLUSH MOUNT TO BKG'D - USE NON- CORROSIVE FASTENERS RED LED ILLUMINATION POWER SUPPLY MOUNTED INSIDE CABINET BEHIND BKG'D. PROVIDE SAFETY DISCONNECT SWITCH OUTSIDE © "CINEMARK" (5" DEEP) FACE LIT CHANNEL LETTER, ALUM. RETURNS PTD. BLACK #2793 RED POLYCARBONATE FACES 1" BLACK TRIM CAPS FLUSH MOUNT TO BKG'D - USE NOW CORROSIVE FASTENERS RED LED ILLUMINATION POWER SUPPLY MOUNTED INSIDE CABINET BEHIND BKG'D. PROVIDE SAFETY DISCONNECT SWITCH OUTSIDE DETAIL N.T.S. NOTE TO DAL -MANUFACTURING: SHIP TOUCH-UP PAINT SIGN ONE ELECTRICAL PENETRATION THRU FRONT BLDG. ELEVATION AT TILT WALL, BEHIND SCREEN 3/16" = V-0" 278 SQ. FT. Be"D" & "Extreme Digital Cinema" ( 3" DEEP) ALUM. FABRICATED REVERSE -LIT CHANNEL LETTERS. RETURNS & FACE PTD. BLACK CLEAR POLYCARBONATE BACK W/ DIFFUSER APPLIED SECOND SURFACE 2" SPACERS P.T.M. MP20085 USE NON -CORROSIVE FASTENERS AS REQUIRED WHITE LED ILLUMINATION POWER SUPPLY MOUNTED INSIDE CABINET BEHIND BKG'D. HILTI OR SIMILAR WEDGE ANCHORS by CHANDLER SIGNS FAB/METAL FAN BAFFLE BRACKET (TYPICAL) CLEAR U.L. LABELS REQUIRED IN VISIBLE AREA, TO BE DIRECTLY BELOW ON/OFF SWITCH CHANDLER LOGO STICKER with AMP DRAWS TO BE ATTACHED TO TOP OF LETTERS AND NOT VISIBLE FROM THE GROUND ©(2" DEEP) ALUM. FABRICATED PAN -PANEL BACKGROUND - P.T.M. MP20085 with PAINTED SPOTLIGHTS TO MATCH SW #6162 "ANCIENT MARBLE" and SPOTLIGHTS LIGHTER COLOR TO BE SW # 6161 "NONCHALANT WHITE". CLEAR POLY CARBONATE AT BACK EDGE OF PANEL W/ 60% WHITE DIFFUSER APPLIED SECOND SURFACE, RED L.E.D's INSIDE FOR BACK "HALO" ILLUMINATION TO "FAN BAFFLE" L.E.D. POWER SOURCES LOCATED INSIDE CABINET (PROVIDE ACCESS DOORS AT RETURNS) (3" DEEP) ALUM. FABRICATED RIBBED "FAN BAFFLE" FALSE BACKGROUND - P.T.M. PMS #1807 C RED W/ FLAT MATTE FINISH ( PORTIONS REMOVABLE FOR SERVICE ACCESS ) ( 12" DEEP) ALUM. FABRICATED CABINET- P.T.M. MP20085 L.E.D. POWER SOURCES & LOCATED INSIDE CABINET ( PROVIDE ACCESS DOORS AT RETURNS) 2" X 2" GALV. STEEL MOUNTING CLIPS & NON CORROSIVE FASTENERS REQ'D CENTURY THEATRES TITLE 24 FINAL ELECTRICAL PRIMARY ELECTRICAL TO BE BY OTHERS CONNECTION BY MP20085 SW 6162 SW 6161 (NOT INCLUDED BY CSI). CUSTOMER COMPLIANT State of California ®.:; 277v 0 N INTERNALLY ILLUMINATED WITH GE WHITE TETRA POWERMAX LEDS AND SELF-CONTAINED POWER SUPPLY 5/8" PLYWOOD BLOCKING BEHIND WALL SCONCE AS REQUIRED PER ELEVATION, PROVIDED AND INSTALLED BY GEN. CONTRACTOR JO - FACE OF WALL a ------------------------------------- ------------------------ N N C' ---------------------------- - ROLLED 1/8" ALUMINUM FIN PAINTED TO MATCH SW ENDURING BRONZE CLEAR LEXAN FACE/LENS WITH APPLIED DIFFUSER 3/4" FABRICATED ALUMINUM NESTED PAN -PANEL PAINTED TO MATCH SW ---------------------------- ENDURING BRONZE CLEAR LEXAN FACE/LENS WITH APPLIED DIFFUSER 6„ 9" 6" SECTION DETAIL AT TOP VIEW SCALE: 3 r-0" • TYPE I: SELF-CONTAINED WALL SCONCES SCALE: 1/2"=1'-0" FOUR (4 ) REQUIRED - MANUFACTURE AND INSTALL • PAINTED TO MATCH SW ENDURING BRONZE ® 20a CIRCUIT 0.80 amp DRAW REQ'D FOR EACH SCONCE CLEAR U.L. LABELS REQUIRED IN VISIBLE AREA, TO BE DIRECTLY BELOW ON/OFF SWITCH CHANDLER LOGO STICKER with AMP DRAWS TO BE ATTACHED TO TOP OF LETTERS AND NOT VISIBLE FROM THE GROUND NOTE TO ELECTRICAL CONTRACTOR DENOTES APPROX. LOCATION OF Q J -BOXES PROVIDED and INSTALLED BY EL/ C�RICAL CONTRACTOR ELECTRICAL CONTRACTOR TO PROVIDE PRIMARY ELECTRICAL AND TO PROVIDE FINAL ELECTRICAL HOOK-UP TITLE 24 FINAL ELECTRICAL CONNECTION BY CUSTOMER COMPLIANT State of California ®.:; CENTURY THEATRES RIB 1 ABOVE RIB 2 BELOW RIB 2 TOWER ROOF PLAN VIEW SCALE: 1/8""= 1'-0" I SIDE A LIGHTNING ROD PROTECTION BY CHANDLER SIGNS V' O.D. ALUMINUM POLE DECOR SINGLE ROW OF GE CONTOUR RED LED STRIP LIGHTING ON ALL FABRICATED ALUMINUM FINS (TYPICAL) TWO (2) SETS OF CHANNEL LETTERS • 5" DEEP ALUMINUM FABRICATED CHANNEL LETTERS WITH OUTER RETURNS PAINTED TO MATCH PMS #300 C, BLUE SATIN FINISH AND INSIDE OF LETTERS PAINTED "STARBRITE" REFLECTIVE WHITE -.187#7328 WHITE PLEX FACES WITH 1" TRIM CAP TO MATCH AS CLOSE AS POSSIBLE TO PMS #300 C, BLUE SATIN FINISH • G.E. WHITE L.E.D. INTERNAL ILLUM. • REMOTE POWER SUPPLIES TO BE LOCATED AT LOWER PORTION OF THE TOWER FOR ACCESS LETTERS FLUSH MOUNTED ONTO POLYCARBONATE FACE BACKGROUNDS AND SUPPORTED BEHIND CHANNEL LETTERS NON -ILLUMINATED ALUMINUM PANELS PAINTED TO MATCH SW 7055 ENDURING BRONZE (TYPICAL) FIELD DIMENSIONS TO BE DELIVERED TO DA -ENGINEERING END VIEW NON -ILLUMINATED ALUMINUM PANELS PAINTED TO MATCH SW 7055 ENDURING BRONZE (TYPICAL) 49' 6" T.O. TOWER CABINET 35'-0" T.O.PARAPET ALL ORANGE AND PURPLE PANELS TO BE #2447 WHITE POLYCARBONATE WITH APPLIED 3M CUSTOM VINYL COLORS. ALL BACKGROUND POLYCARBONATE PANELS WITH RED VINYL APPLIED FIRST SURFACE TO BE ILLUMINATED WITH RED GE TETRA POWER MAX LEDS • .040 ALUM. PRE -FINISHED WHITE PANELS (INTERNAL SKIN) FABRICATED ALUMINUM FINS PAINTED TO MATCH SW 7055 ENDURING BRONZ (TYPICAL) +/_ 11,_0., T.O. BAND 00'-0" ©ILLUMINATED TOWER DISPLAY SCALE: 1/8"=1'-O" ONE (1) REQUIRED - MANUFACTURE AND INSTALL rl PLAN VIEW SCALE: 1/8 = 1'-0" Iqlm ffl-m WRT-31 CVRO 114" CLEAR POLYCARBONATE WITH 3M 3630-3415 POLYCARBONATE WITH IST SURFACE 3M ORANGE VINYL #3630-53 CARDINAL RED VINYL AND SECOND SURFACE 60% DIFFUSER DIN a[:] WRT-31 CYRO POLYCARBONATE #7328 WHITE PLEX FACES WITH 3M 3630-9508 PURPLE VINYL FOR LETTERS M—M 111—m TSMATCH TMATCH W 705SW ENDURING 293 CLASSY RED BRONZE o- GE CONTOUR LEDS ON FINS RED LED's STRIPS TO BE INSTALLED AT ENTIRE PERIMETER OF FABRICATED FINS -ALLAN LE JOINTS CS DALLAS MANUFACTURING TO BE FORMED BY IN SHOP (NON STANDARD ANGLES). POWER SUPPLIES TO BE LOCATED AT LOWER PORTION OF THE TOWER FOR ACCESS. APPROX. FOUR ( 4 ) 120V - 20amp CIRCUITS REQUIRED U.L. LABELS REQUIRED LABELS TO BE ATTACHED IN VISIBLE AREA, DIRECTLY BELOW ON/OFF SWITCH USE CLEAR UL LABELS UL 2161 COMPLIANT PER NEC AND MANUFACTURING SPECIFICATIONS DENOTES APPROX. LOCATION OF O J -BOXES) PROVIDED and INSTALLED BY ELECTRICAL CONTRACTOR ELECTRICAL CONTRACTORTO PROVIDE PRIMARY ELECTRICAL AND TO PROVIDE FINAL ELECTRICAL HOOK-UP TITLE 24 COMPLIANT State of California CENTURY THEATRES FINAL ELECTRICAL CONNECTION BY CUSTOMER PLAN VIEW ; SCALE: 1/8" = 1'-0" M v ro Q L FRONT ELEVATION PLAN VIEW - SECTION DETAIL SCALE: 1/8"= 1'-0" 49'-6" -------------------- - TO. TOWER CABINET 47'-0" T.O.SUPPORTTUBE FIN 1 FIN 2 35'-0" T.O. PARAPET FIN 3 34-2 _____________ CTR. OF STEEL ARM FIN 4 FIN 5 D FIN6 22'-2" CTR. OF STEEL ARM FIN 7 18'-8" B.O. SUPPORT STEEL 11'-8 1/2" B.O. TOWER CABINET T.O. BAND LIGHTNING ROD PROTECTION BY CHANDLER SIGNS ALL POWER SUPPLIES AND ELECTRICAL COMPONENTS TO BE LOCATED AT REAR OF TOWER, DIRECTLY ABOVE PARAPET. REMOVABLE ACCESS PANELS FOR INSTALL AND FUTURE SERVICE. TOWER INSTALLED 1 1/2" ABOVE PARAPET CONFLICT WITH BLDG. FACADE E.I.F.S. BAND AND FASCIA FINISHES • ARCHITECT/GEN. CONTRACTOR TO CUT E.I.F.S. DECOR BAND 1"AWAY FROM TOWER TWO (2) 8" O.D. STEEL SUPPORT ARMS PROVIDED AND INSTALLED BY GEN. CONTRACTOR ONE( 1 ) 18" O.D. TUBE STEEL SUPPORT PROVIDED AND INSTALLED BY GEN. CONTRACTOR ONE ( 1 ) 10" O.D. STEEL SUPPORT PROVIDED AND INSTALLED BY GEN. CONTRACTOR oo'-o" � I SECTION AT TOWER CONNECTION SCALE: 1/8"= 1'-0" CENTURY THEATRES PLAN VIEW SCALE: 1/8" = V-0" ISOMETRIC VIEW TITLE 24 FINAL ELECTRICAL CONNECTION BY CUSTOMER COMPLIANT State of California ®.:; 08" DIA. x .1i STL. PIPE (SPI .063" THK. ALL TOP and BOTT APPLIED with) 1"x1"x.125"F INSET FRAME ALUM. PREF. V FOR LEDs. L G.'rJ CMU BLOCK WALL x TOWER FRAME ABOVE PARAPET WALL SCALE: 3l4"=1'-0" ABOVE FIN #6 POWER SUPPLIES MOUNTED ON .063" PANEL NEAR REAR OF CABINET FOR SERVICE. .040" THK. ALUM. FILLER ON BOTTOM OF FIN #6 (ABOVE PARAPET) TO FOLLOW WALL and CLOSE OFF DISPLAY. r�------------- r t r � r r RUN ALL SECONDARY WIRING TOWARD BACK OF i DISPLAY FOR FIELD ACCESS. --------------------- -- ------------ SWITCH ON PANEL 'ARAPET WALL. N' AL GLE IRON THRU BOLTED TO vith 78" DIA. S.S. THRU BOLTS. )R PIPE SUPPORT. Q. TUBE FRAME NOTED. '.ECT. TUBE VERT. FRAME PANELS. K PANELS REMOVABLE ;VICEACCESS. SECURE ,TUBE FRAME AT CORNERS. --------------------- NCLUDE A 4 x 4 J -BOX with t )CATE NEAR POWER SUPPLIES -L. r t TITLE 24 COMPLIANT State of California CENTURY THEATRES FINAL ELECTRICAL CONNECTION BY CUSTOMER degrees 5 N� 6 /8" DIA. ..125" WALL. STL. PIPE (SPIRE). .063" THK. ALUM. CLADDING ON TOP and BOTTOM OF FIN. APPLIED with VHB TAPE. 1" x 1" x.125" ALUM. SQ. TUBE-- INSET UBI—INSET FRAME with .040" THK. ALUM. PREF. WHITE BAFFLES FOR LEDs. W-2'116' 9' - 10" O.D. STEEL SUPPORT BY GEN. CONTRACTOR 42 TOWER FRAME BELOW PARAPET WALL SCALE: 3/4"=1'-0" BELOW FIN #6 5'-0" 21 1'-13/4" 18",O.D. STEEL SUPPORT BY GEN. CONTRACTOR. ?2+ ---------------------+ t � r t RUN ALL SECONDARY t WIRING TOWARD BACK OF i DISPLAY FOR FIELD ACCESS. ---------------------� ;\ 8 5/8" O.D. STEEL SUPPORT ARM _ BY GEN. CONTRACTOR. TWO (2) REQUIRED. 3" x 2" x %" ANGLE IRON THRU BOLTED TO FRAME with i8" DIA. S.S. THRU BOLTS. COPE FOR PIPE SUPPORT. 2" x 2" x .125" ALUM. SQ. TUBE FRAME TYP. EXCEPT WHERE NOTED. 5 degrees 1" x 2" x .125" ALUM. RECT TUBE VERT. FRAME 21 degree MEMBERS BETWEEN PANELS. .06 THK. ALUM. BACK PANELS REMOVABLE FOR INSTALL and SERVICE ACCESS. SECURE TO VERT. 1"x 2" RECT TUBE FRAME AT CORNERS. ------------------------------------ ASSEMBLY SHOULD INCLUDE A 4 x 4 J -BOX with t r EXTENSION RING. LOCATE NEAR POWER SUPPLIES r 2" E.I.F.S. FINAL WALL FINISH ABOVE PARAPET WALL. r CMU BLOCK WALL CENTURY THEATRES TITLE 24 FINAL ELECTRICAL CONNECTION BY CUSTOMER COMPLIANT State of California ®.:; LRELOW VOLTAGE WIRE FROM D LED STRIP LGHTING +�rOW VOLTAGE WIRE FROM 24V POWER SUPPLY WIRING DETAIL FOR PERIMETER LED AT FINS N.T.S. �w �w N NOTE TO INSTALLER: INDIVIDUAL POWER SUPPLIES TO BE 0 0 0 00 0 LABELED WITH PERMANENT MARKERAT TIME OF INSTALL FOR EASE OF FUTURE SERVICE. JO HAND. ax4 HANI BOX BOX TYPICAL WIRING PANEL WITHIN TOWER FOR VISUAL PURPOSES ONLY. REFER TO DAL -ENGINEERING PRINTS FOR PROPER LOADING OF ALL POWER SUPPLIES. CENTURY THEATRES TITLE 24 FINAL ELECTRICAL CONNECTION BY CUSTOMER COMPLIANT State of California ®.:; w� ow mw FIN. FIN v N. FIN 11 INN. - FN. N 11 0 0 02,0 0 0 sm am -LLLLL ONE PRIMARY 0 0 0 0 ELECTRITRI CAL WHIP IN SEALTITE CONDUIT WITH FOUR (4) CIRCUITS 4x4 HANDY Zx4 HAND ■■■■■■ TH EXTENBOXWISION BOX RING �w �w N NOTE TO INSTALLER: INDIVIDUAL POWER SUPPLIES TO BE 0 0 0 00 0 LABELED WITH PERMANENT MARKERAT TIME OF INSTALL FOR EASE OF FUTURE SERVICE. JO HAND. ax4 HANI BOX BOX TYPICAL WIRING PANEL WITHIN TOWER FOR VISUAL PURPOSES ONLY. REFER TO DAL -ENGINEERING PRINTS FOR PROPER LOADING OF ALL POWER SUPPLIES. CENTURY THEATRES TITLE 24 FINAL ELECTRICAL CONNECTION BY CUSTOMER COMPLIANT State of California ®.:; ATTACHMENT 6 July 14, 2014 C 1 N E M A R K, Cityof La Quinta Re: Century Theatres Washington Park La Quinta, CA Dear City of La Quinta: T h e 9 e s t S e a t I n T o w n Thank you for allowing us the opportunity to further explain our signage request for the new Century Theatres. The Century Theatres at Washington Park in La Quinta will feature state of the art "NextGen" viewing environments in all auditoriums with wall-to-wall and floor -to -ceiling screens, digital projection and digital surround sound; we will have RealD 3D capability in seven auditoriums; one of those auditoriums will feature our proprietary premium large format Cinemark XD: Extreme Digital Cinema. In addition to more standard concession items, we will have a lobby bar offering beer, wine and frozen cocktails. The Century Theatres at Washington Park will certainly be among the best places in the Coachella Valley to enjoy great entertainment: movies, operas, plays, concerts and live broadcasts of a variety of events will be offered on the big screens. The proposed 12 -screen theatre complex is a large, single user entertainment -oriented business. Marking the theater as a point of attraction and destination is very important to the Century Theatres brand, to the economic vitality of the theater and to the entire Washington Park development. The character and requirements of the Century Theatres and Cinemark brands have been carefully crafted into this building; the exterior signs have been designed and scaled to fit the building. Signs of this scope and size act as landmarks and provide important reference points for patrons of the theater and for shoppers within Washington Park. The signs have been tastefully developed to enhance the architecture. I am sure you will see how well the signs and the architecture play together in the photographs from recent Cinemark and Century Theatres across the nation which are attached for your reference. Cinemark is one of the world's leading motion picture exhibitors, operating theatres in 40 states and 13 Latin American countries. Cinemark carefully selects locations for new theatres and is excited to enter the La Quinta marketplace and offer the best entertainment experience in the industry. Installation of our sign package as proposed and designed is a key element in the success of this new theatre, and as such, we respectfully request approval of the sign package as designed. Thank you for your consideration. Sincerely, Don Harton SVP, Design and Construction Cinemark Cinemark, Inc. 3900 Dallas Parkway, Suite 500 Plano, TX 75093 972.665.1000 972.665.1004 Fax www.cinemork.com � ■ }� ; . 2 R° �. 79 �)� ~ � � . � \ pl,� - � � k� ON F'I _dw II W I0� CALL TO ORDER ATTACHMENT 7 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, AUGUST 13, 2014 A special meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 9:02 a.m. by Planning Manager David Sawyer. PRESENT: Board Members Richard Gray, Kevin McCune, and Ray Rooker ABSENT: None STAFF PRESENT: Planning Manager David Sawyer, Associate Planner Jay Wuu, and Executive Assistant Monika Radeva Planning Manager Sawyer led the Board in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Board Members Gray/McCune to approve the Architectural and Landscaping Review Board Minutes of June 4, 2014, as submitted. AYES: Board Members Gray and McCune. NOES: None. ABSENT: None. ABSTAIN: Board Member Rooker. BUSINESS SESSION Site Development Permit 2014-938 submitted by Jack Tarr Development for the consideration of Phase 4 of the Washington Park Commercial Center. The proposal includes the construction of a 42,427 square -foot 12 -screen movie theater, parking lot, and establishment of three future restaurant pads on 10.93 acre undeveloped site. Location: on the south side of Highway 1 1 1 , between Washington Street/Simon Drive and Adams Street (46-795 Washington Street). Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 1 AUGUST 13, 2014 Discussion followed regarding the proposed landscaping palette and lighting. Mr. Bill Sanchez, Project Manager with Jack Tarr Development and Director of Operations with CSG Retail Management, Indio, CA — introduced himself, gave a detailed presentation of the proposed project, and answered the Board's questions regarding the proposed lighting, landscaping palette, perimeter wall, parking requirements, pedestrian connectivity with the future restaurant pads within Phase 4, and signage. General discussion followed and the Board suggested the following comments to the applicant for consideration: • Reconsider the use of the colors from the proposed color palette as it was somewhat random and did not accentuate the architectural features of the building. • Consider extending the proposed metal canopy at the front entry way approximately 20 feet on either side of the building and utilize a more vibrant color for it. • Consider the use of a planter along the base of the front of the building to soften its image, deflect the heat, and provide additional seating area. Mr. Sanchez asked staff if Condition of Approval No. 4 requiring 36 -inch box trees was the City's standard. Staff replied it was not required by the La Quinta Municipal Code, but it had been the standard size box trees required for projects of similar size. The Board concurred with staff's recommendation. Discussion followed regarding the proposed lighting. The Board suggested the use of softer perimeter lighting and brighter interior, as well as parking lot lighting timing control to avoid over -illumination. Motion — A motion was made and seconded by Board Members Gray/Rooker recommending approval of Site Development Permit 2014-938, as submitted with staff's recommendations and the following comments for consideration: • The lighting be more defined for safety and to avoid over illumination • The proposed colors are to be used in a manner that accentuates the architectural elements of the building Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 2 AUGUST 13, 2014 BOARD MEMBER ITEMS Board Member Gray asked if the plans for structure lighting could be included in the packet distributed to the Board for review as it better represents the project in its actuality. ADJOURNMENT There being no further business, it was moved and seconded by Board Members Gray/McCune to adjourn this meeting at 9:57 a.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 3 AUGUST 13, 2014 ATTACHMENT 8 Les Johnson Community Development Director Dear Mr. Johnson, This letter is in regards to the Century Theaters Project. I, Brian Gilfillan, and my wife, Kris Gilfillan are in favor of the Century Theater Project, proposed for the 47th Ave., and Washington address. We both feel that this would be a great place for a up -scale theater. We've lived in Lake La Quinta for about 12 years, right on the corner of 47th, and Caleo Bay. And since we've lived there, both those lots have been vacant ever since. Besides having a theater right in the area, being convenient, and so close by, I believe that that would bring in property value to the area. But also, with both those lots being empty for so long, it has been a struggle to keep our yard, and pool clean, and free from all the dirt that blows in from THAT area. it has but quite the stress on all my pool equipment. I've already gone through two pool pumps, and hauled off more dirt that i care to mention. I believe that if you were to talk to my next door neighbors, the Ulgolinis, they would also be in favor of this project, as we both get the blunt of the dirt. I hope you take in this consideration, and put yourself in our shoes. I don't see any other project being proposed for this area, and to have something on one of those lots would be such a blessing. We do have concerns for the traffic it will bring, but feel in time, that issue will be ironed out, as any project will have, in the same area Yours truly, Brian and Kris Gilfillan 1 `pr,A GEOLOGY 101 REPORT RECEIVED AUG 112014 CITY OF LA QUINTA PLANNING DEPARTMENT Robert Wright- Chairman of planning comission I am writing this letter with deep concerns about the proposed new multiplex movie theater that is in the planning stages to be built off of Washington Street and 47th Street. I moved to Lake La Quinta 7 years ago. This community has a 27 -acre lake and 288 homes. During the spring/summer months by June 1, half of our residents are gone for the season. It is quiet for the most part and convenient to many restaurants and shops. When I purchased this home, I was aware of the close proximity to the commercial space that existed. I back up to Caleo Bay, which is a small curving two-lane street. As businesses have evolved, more traffic has taken place, but it has been manageable. I find it inconceivable to image how you could ever consider putting a multiplex theater with 10 to 12 movies showing at all times that has no capable way to allow for easy ingress and egress, for a facility of this type. This space was zoned commercial for restaurants and shops. No city in the valley has ever put in a facility of this type/magnitude in such a tight location that will produce so much traffic on almost an hourly basis from morning to the last showing as late as Midnight. There will be crowds that will exit the cinema, as late as 2 a.m. in the morning. I have also heard they will be allowed to serve liquor. For people going to the multiplex movie theater, they will have limited options to access this complex. If they are coming from the north on Washington, there are two options. One entrance is from 47"' Street, which is two lanes, and they will have to make another left in less than a half a block to a single lane that currently leads to the back entrance to Lowes and Target. This road also is only two lanes. Alternatively, they can turn onto Highway 111 to Adams Street, and again go down 47th Street to the same back entrance. If you come from the south on Washington St., you could take 47"' Street or go half a block to the current tight single -lane road that presently exists to access the current shops and restaurants. I believe given the current conditions, with no room to widen any of these streets for additional access, is the exact reason the developer is asking for a variance on this property. A variance should not be allowed. This location was never designed for a bowling alley, skating rink, multiplex theater, or any sizable entertainment venue. If you take Highway 111 from the east or west, they also have the same two option of turning on Washington St. to 47"' St. or turning on Adams St. to 47`h St to the back entrance of Lowes and Target. Or they could take the main entrance off the 111 to Target and Lowes, which in season, is already backed up with customers doing their everyday shopping at this location, If the movie complex has 10 movies showing, and if just 30 to 50 people attended, that would mean 300 to 500 people arriving and or leaving at exactly the same time. Most movie theaters, as you know, have more seating than that. This would cause more congestion in addition to the traffic and people who choose to go to one of the adjoining restaurants, or shopping at Lowes, Target, and other facilities that adjoin this complex. Add the gridlock to peak times, like the BNP Paribas Open Tennis tournament, which draws 370,000 people for several weeks. Next, we have two weekends of three-day concerts for Coachella, which has 90,000 concert -goers a day, and Stagecoach with over 55,772. All hotels in the entire area valley are sold out to full capacity during these 3 events. I n addition, inany are transported on huge busses coming from the designated parking structure for this event at the tennis gardens, which comes directly down Washington St. to 48`h Street, during these events, it is already almost impossible to travel on Washington St. There's also an issue of weekend traffic due to the popularity of St. Francis of Assisi, located on the corner of Washington Street and 47`h Street. The church has many services throughout the weekend, including Saturday evenings. And Washington St. is currently not capable of being widened to accommodate this much traffic, as was done when they widened the streets for the tennis gardens, because of the excess congestion. Please convey the logic to how this is going to be manageable? RECEIVED AUG 2 0 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT Add to this, a Blockbuster movie, taking place at the same time of one or all of these events. Now we have maybe 80 to 100 people in each theater. That's 1,000 cars entering or leaving, plus the shoppers, the events buses, and the restaurant patrons trying to access this area all at the same time. We will have total gridlock and a dangerous situation because of traffic flow. I don't think Washington will be able to handle the congestion. You have witnessed what additions had to be undertaken to access the tennis gardens and alleviate the traffic congestion. Fortunately, the Tennis Gardens had the capability of adding additional entrance lanes to this location, and importantly that it did not have a negative impact on residents. Washington St. and 47"' St do not have these capabilities. Because of congestion, many will choose to take Caleo Bay as an option to 48"' Street. Caleo Bay, which backs to Lake La Quinta, is a winding, dangerous small two-lane road that is used by the existing businesses along Washington St., as well as many residents in the community. Most residents, 288 homes, use this back entrance, because it is far safer than using Adams Street. Adams is getting so busy and it is difficult for residents when needing to turn north form our entrance. The oncoming traffic is difficult to crossover. 1 think the new developer should consider the many other available options that have big open space. Just east of Dune Palms two huge open spaces of land are available on the north side of Hwy 111, and another large space just before the entrance to Costco. These locations have the capability of adding several additional lanes for ease of access, for ingress and egress, as they did for the Tennis Gardens. Our residents want the current land at Washington Park developed more than you know. The point is that it has been vacant way before I moved here 7 years ago and has not been developed. Probably because the owner is either is wanting too much for the land or developers have already decided it does not give easy access for the restaurants. The whole complex along 47"' Street looks like you have entered a third world county. The screening has been torn and fencing falling down and ragged for at least the past two years or more. It is a joke that the city has a sign posted that says see dust call the city. Especially since the City has done nothing for years to remedy this problem. I have written many of your departments, yet nothing gets done. The winds are no longer blocked and swirl down and all over Caleo Bay and 47"' Street. Neither piece of land has been sprayed with that green substance to help the dust problem for years. In addition, the water storage tank is off Adams St. and 47"' St. and all the Oleander bushes were not watered and allowed to die and now that ugly structure is visible to everyone. No one can enjoy the mountain views. And it also has become one of the La Quinta bus routes. This should be an embarrassment to our city council. Please take the time to carefully consider the consequences that will occur if a theater goes into this complex. I found it most interesting the proposed developers conducted a Traffic Study after May 1, when over half the resident had already left. I would appreciate a response from city council, answers to my questions. I request that Lake La Quinta residents be notified of any and all actions that occur concerning this property. Thank you for your time. Sincerely, Judie Harrison John P Glynn 47205 Via Orvieto La Quinta, CA. 92253 760-485-0462 Robert Wright- Chairman of planning comission RECEIVED AUG 2 0 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT I am writing this letter with deep concerns about the proposed new multiplex movie theater that is in the planning stages to be built off of Washington Street and 47th Street. I moved to Lake La Quinta 9 years ago. This community has a 27 -acre lake and 288 homes. During the spring/summer months by June 1, half of our residents are gone for the season. It is quiet for the most part and convenient to many restaurants and shops. When I purchased this home, I was aware of the close proximity to the commercial space that existed. I back up to Caleo Bay, which is a small curving two-lane street. As businesses have evolved, more traffic has taken place, but it has been manageable. I find it inconceivable to image how you could ever consider putting a multiplex theater with 10 to 12 movies showing at all times that has no capable way to allow for easy ingress and egress, for a facility of this type. This space was zoned commercial for restaurants and shops. No city in the valley has ever put in a facility of this type/magnitude in such a tight location that will produce so much traffic on almost an hourly basis from morning to the last showing as late as Midnight. There will be crowds that will exit the cinema, as late as 2 a.m. in the morning. I have also heard they will be allowed to serve liquor. For people going to the multiplex movie theater, they will have limited options to access this complex. If they are coming from the north on Washington, there are two options. One entrance is from 47t" Street, which is two lanes, and they will have to make another left in less than a half a block to a single lane that currently leads to the back entrance to Lowes and Target. This road also is only two lanes. Alternatively, they can turn onto Highway 111 to Adams Street, and again go down 47th Street to the same back entrance. If you come from the south on Washington St., you could take 47"' Street or go half a block to the current tight single -lane road that presently exists to access the current shops and restaurants. I believe given the current conditions, with no room to widen any of these streets for additional access, is the exact reason the developer is asking for a variance on this property. A variance should not be allowed. This location was never designed for a bowling alley, skating rink, multiplex theater, or any sizable entertainment venue. If you take Highway 111 from the east or west, they also have the same two option of turning on Washington St. to 47"' St. or turning on Adams St. to 471' St to the back entrance of Lowes and Target. Or they could take the main entrance off the 111 to Target and Lowes, which in season, is already backed up with customers doing their everyday shopping at this location, If the movie complex has 10 movies showing, and if just 30 to 50 people attended, that would mean 300 to 500 people arriving and or leaving at exactly the same time. Most movie theaters, as you know, have more seating than that. This would cause more congestion in addition to the traffic and people who choose to go to one of the adjoining restaurants, or shopping at Lowes, Target, and other facilities that adjoin this complex. Add the gridlock to peak times, like the BNP Paribas Open Tennis tournament, which draws 370,000 people for several weeks. Next, we have two weekends of three-day concerts for Coachella, which has 90,000 concert -goers a day, and Stagecoach with over 55,772. All hotels in the entire area valley are sold out to full capacity during these 3 events. In addition, many are transported nn huge busses coming from the designated parking structure for this event at the tennis gardens, which comes directly down Washington St. to 48`h Street, during these events, it is already almost impossible to travel on Washington St. There's also an issue of weekend traffic due to the popularity of St. Francis of Assisi, located on the corner of Washington Street and 47`h Street. The church has many services throughout the weekend, including Saturday evenings. And Washington St. is currently not capable of being widened to accommodate this much traffic, as was done when they widened the streets for the tennis gardens, because of the excess congestion. Please convey the logic to how this is going to be manageable? Add to this, a Blockbuster movie, taking place at the same time of one or all of these events. Now we have maybe 80 to 100 people in each theater. That's 1,000 cars entering or leaving, plus the shoppers, the events buses, and the restaurant patrons trying to access this area all at the same time. We will have total gridlock and a dangerous situation because of traffic flow. I don't think Washington will be able to handle the congestion. You have witnessed what additions had to be undertaken to access the tennis gardens and alleviate the traffic congestion. Fortunately, the Tennis Gardens had the capability of adding additional entrance lanes to this location, and importantly that it did not have a negative impact on residents. Washington St. and 47�" St do not have these capabilities. Because of congestion, many will choose to take Caleo Bay as an option to 48`" Street. Caleo Bay, which backs to Lake La Quinta, is a winding, dangerous small two- lane road that is used by the existing businesses along Washington St., as well as many residents in the community. Most residents, 288 homes, use this back entrance, because it is far safer than using Adams Street. Adams is getting so busy and it is difficult for residents when needing to turn north form our entrance. The oncoming traffic is difficult to crossover. I think the new developer should consider the many other available options that have big open space. Just east of Dune Palms two huge open spaces of land are available on the north side of Hwy 111, and another large space just before the entrance to Costco. These locations have the capability of adding several additional lanes for ease of access, for ingress and egress, as they did for the Tennis Gardens. Our residents want the current land at Washington Park developed more than you know. The point is that it has been vacant way before I moved here 9 years ago and has not been developed. Probably because the owner is either is wanting too much for the land or developers have already decided it does not give easy access for the restaurants. The whole complex along 47`h Street looks like you have entered a third world county. The screening has been torn and fencing falling down and ragged for at least the past two years or more. It is a joke that the city has a sign posted that says see dust call the city. Especially since the City has done nothing for years to remedy this problem. I have written many of your departments, yet nothing gets done. The winds are no longer blocked and swirl down and all over Caleo Bay and 47`h Street. Neither piece of land has been sprayed with that green substance to help the dust problem for years. In addition, the water storage tank is off Adams St. and 47"' St. and all the Oleander bushes were not watered and allowed to die and now that ugly structure is visible to everyone. No one can enjoy the mountain views. And it also has become one of the La Quinta bus routes. This should be an embarrassment to our city council. Please take the time to carefully consider the consequences that will occur if a theater goes into this complex. I found it most interesting the proposed developers conducted a Traffic Study after May 1, when over half the resident had already left. I would appreciate a response from city council, answers to my questions. I request that Lake La Quinta residents be notified of any and all actions that occur concerning this property. Thank you for your time. Sincerely, John P. Glynn PH 2 STAFF REPORT PLANNING COMMISSION DATE: AUGUST 26, 2014 CASE NUMBER: SITE DEVELOPMENT PERMIT 2014-1001 APPLICANT: MATT NEVINS; RJT HOMES PROPERTY OWNER: RJT HOMES REQUEST: CONSIDERATION OF ARCHITECTURAL MODIFICATIONS TO TWO APPROVED RESIDENTIAL UNIT PLANS, TO BE CONSTRUCTED ON 34 OF THE REMAINING LOTS WITHIN THE CODORNIZ DEVELOPMENT CEQA: THIS PROJECT WAS PREVIOUSLY APPROVED UNDER ENVIRONMENTAL ASSESSMENT 2004-505; NO FURTHER ANALYSIS IS REQUIRED LOCATION: SOUTHEAST CORNER OF JEFFERSON STREET AND AVENUE 52 RECOMMENDED ACTION: Adopt Planning Commission Resolution 2014 - , confirming the environmental determination of the Community Development Director, and granting approval of Site Development Permit 2014-1001, subject to recommended findings and conditions. EXECUTIVE SUMMARY • RJT Homes proposes modifications to two previously approved unit plans for construction on 34 of the remaining 58 lots in the Codorniz project (Attachment 1). • The proposed architectural modifications conform to the development standards of the La Quinta General Plan, Municipal Code and Codorniz Specific Plan. BACKGROUND The Codorniz project was approved as a 142 -unit residential townhome development in August 2004 under Specific Plan 2004-070, Tentative Tract Page 1 of 3 32070 and Site Development Permit 2004-799. There were 48 units built in 2006 before the recession in the housing market; no further permits were issued until late 2011. To date, 86 units have been completed, and 56 undeveloped lots remain. RJT Homes is proposing architectural modifications to their attached product, to increase the square footage and provide more architectural variation from the existing units. These modified units will be built on 34 of the 56 remaining lots (Attachment 3). This item is being reviewed as a new Site Development Permit due to the increased unit size exceeding the 10% threshold stated in the Zoning Code. The location of the proposed amendments is illustrated in Attachment 2. PROPOSAL & ANALYSIS The proposed modifications affect the two attached two-story unit designs, which are in a townhome-duplex configuration (Attachment 4; Approved Plan Sheets A2.1 & A2.2 for both the 4-2 and 4-4 unit types). The modifications involve an increase to the unit size and architectural changes that are intended to give more variation in the appearance of the attached product line. UNIT SIZE BY UNIT PLAN: UNIT 4-2 UNIT 4-4 ORIGINAL APPROVAL 1,350 S.F. 1,350 S.F. PROPOSED MODIFICATION 1,655 S.F. 1,660 S.F. Staff has no concerns with the proposed increase in building area. The proposed units are substantially similar to the original unit approvals and are consistent with the specific plan development standards, including setback and height. The increased area occurs within the original building footprint and does not affect or encroach on existing setbacks. In general, an increase in unit size in and of itself is less of a concern than a decreased unit size, particularly at this range. The architectural elevation revisions carry forward the basic style and concept of the original architecture. Revised rooflines, windows, balcony and patio areas create a different yet consistent appearance when compared with the existing approved elevations (Attachment 4; Approved and Revised Elevation Sheets 1-A through 4-13, for both the 4-2 and 4-4 unit types). The building heights do not change from the original approved height of 23.5 feet, though there are some variations within the building envelope due to revised roofline areas. Staff does not recommend any specific conditions on the proposed architecture, and is of the opinion that it will provide an appropriate architectural variation for the project. The Codorniz Maintenance Corporation, as the HOA entity, has provided a letter of support for the proposed modifications (Attachment 5). Page 2 of 3 COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS: The Architectural and Landscaping Review Board (ALRB) did not review this application, as it was determined that the scope of the revisions is not significant, and need only be reviewed by the decision body. AGENCY & PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies for comment on July 9, 2014. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been incorporated into recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on August 15, 2014, and notice of this hearing was mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any correspondence received before the meeting will be transmitted to the Planning Commission. ENVIRONMENTAL REVIEW The Community Development Department has determined that this project was previously studied as part of Specific Plan 2004-070, TTM 32017 and SDP 2004- 799 under Environmental Assessment 2004-505; no further analysis is required under the California Environmental Quality Act. Report prepared by: Wallace Nesbit, Principal Planner Approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Project Information 2. Project Area Map 3. Lot Siting Exhibit 4. Site Development Permit Plan Set 5. Letter from Codorniz Maintenance Corporation dated 5/8/14 Page 3 of 3 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING MODIFICATIONS TO TWO (2) PREVIOUSLY APPROVED RESIDENTIAL FLOOR PLANS FOR TR 32070 (CODORNIZ) AND A DETERMINATION THAT THE PROJECT HAS PREVIOUSLY BEEN ANALYZED AND NO FURTHER REVIEW IS REQUIRED PER CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES CASE NO.: SITE DEVELOPMENT PERMIT 2014-1001 PRIOR CEQA ANALYSIS UNDER EA 2004-505 APPLICANT: RJT HOMES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26" day of August, 2014, hold a duly noticed Public Hearing to consider the request by RJT Homes for a Site Development Permit to allow construction of two (2) modified floor plans, on certain lots within the Codorniz residential development (TR 32070) at the southeast corner of Jefferson Street an Avenue 52, more particularly described as, LOTS 5-8, 47-52, 54-59, 72-75, 77, 78, 81-84, 86, 87, 89-92,131 and 132; TR 32070 WHEREAS, the Community Development Department published the public hearing notice in The Desert Sun newspaper on the 15" day of August, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: Consistency with the General Plan - The proposed Site Development Permit is consistent with the La Quinta General Plan land use designation of General Commercial. The proposed unit modifications relate to architectural changes only and do not affect land use intensity or density of the approved Codorniz project which was found to be consistent with the La Quinta General Plan. 2. Consistency with the Zoning Code - The proposed Site Development Permit is consistent with the La Quinta Zoning Code, as development of the two revised Planning Commission Resolution No. 2014 - Site Development Permit 2014-1001 34 Lots in TR 32070 — Codorniz/RJT Homes Adopted: August 26, 2014 Page 2 of 3 residential floor plans does not change and is consistent with the previously approved project design, land use and development standards of the approved specific plan and underlying zoning of Medium High Density Residential. 3. Compliance with the California Environmental Quality Act (CEQA) - The proposed Site Development Permit complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (City Council Resolution 83-63). The Community Development Department has determined that this project was previously studied as part of Specific Plan 2004-070, under Environmental Assessment 2004-505. The streets and 84 homes have been constructed, and the land proposed for development is surrounded by existing homes; no further analysis is required under CEQA. 4. Architectural Design - The architectural design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, existing development in the Codorniz tract, the approved Specific Plan 2004-070, and with the overall design type and quality prevalent in the City. The architectural revisions carry forward the basic style and concept of the originally approved architecture. Revised rooflines, windows, balcony and patio areas create a different yet consistent appearance when compared with the existing approved elevations. 5. Site Design - The site design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, surrounding development in the Codorniz tract, as the approved Specific Plan 2000-049 and with the overall design quality prevalent in the City. The building pad, mass and revised footprints are consistent with the specific plan approval, development standards, and with the existing buildings within the Codorniz development. 6. Landscape Design - No finding related to Landscape Design is necessary, as no landscape revisions have been proposed. The project is being developed under the landscaping plans previously approved. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and correct, and constitute the findings of the Planning Commission for this Site Development Permit; Planning Commission Resolution No. 2014 - Site Development Permit 2014-1001 34 Lots in TR 32070 — Codorniz/RJT Homes Adopted: August 26, 2014 Page 3 of 3 SECTION 2. That it does hereby approve Site Development Permit 2014-1001 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval; PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 26th day of August, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ROBERT WRIGHT, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1001 34 LOTS IN TR 32070 - CODORNIZ/RJT HOMES AUGUST 26, 2014 Page 1 of 2 GENERAL The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2014-1001 is supplemental to and shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 2004-505 • Specific Plan 2004-070 • Tentative and Final Map 32070 • Site Development Permit 2004-799 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 3. This Site Development Permit shall expire on August 26, 2016, and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the La Quinta Public Works Department including those pertaining to property rights, improvement plans, grading and drainage requirements. A WQMP is required as the project is greater than 10 units. The existing underground retention basin needs to be referenced in the WQMP document. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1001 34 LOTS IN TR 32070 - CODORNIZ/RJT HOMES AUGUST 26, 2014 Page 2 of 2 6. Stormwater handling shall conform with the approved hydrology and drainage report for Tract 32070 or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. FEES AND DEPOSITS 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Provision shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. 9. Permits issued under this approval shall be subject to the Coachella Valley Multi - Species Habitat Conservation Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accordance with LQMC Chapter 3.34. ATTACHMENT 1 Project Information Cad+9�a�1►�il 3=1: y��:��]����]���I��V��:�►�I����S[�[�I�7�I APPLICANT: MATT NEVINS; RJT HOMES PROPERTY OWNER: RJT HOMES REQUEST: CONSIDERATION OF ARCHITECTURAL MODIFICATIONS TO TWO APPROVED RESIDENTIAL UNIT PLANS, TO BE CONSTRUCTED ON 34 OF THE REMAINING LOTS WITHIN THE CODORNIZ DEVELOPMENT LOCATION: SOUTHEAST CORNER OF JEFFERSON STREET AND AVENUE 52 ARCHITECT: RJT HOMES RELATED PRIOR APPROVALS: ENVIRONMENTAL ASSESSMENT 2004-505, SPECIFIC PLAN 2004-070, TENTATIVE AND FINAL MAP 32070, AND SITE DEVELOPMENT PERMIT 2004-799 GENERALPLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: COMMUNITY COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: NEIGHBORHOOD COMMERCIAL VACANT LAND SOUTH: GOLF COURSE/LOW DENSITY RESIDENTIAL HIDEAWAY EAST: HIGH DENSITY RESIDENTIAL VILLAGIO APARTMENTS WEST: GOLF COURSE/TOURIST COMMERCIAL SILVERROCK GOLF COURSE SUBDIVISION INFORMATION: LOTS 5-8, 47-52, 54-59, 72-75, 77, 78, 81-84, 86, 87, 89-92, 131 AND 132; TR 32070 ATTACHMENT 2 -��,LLL`•••`... k - WATERMARK ,5Jr VILLAS 7db L.. C ' AVENUE 52 . ■ ,.,_ � f,- �n SILVERROCK SITE DEVELOPMENT PERMIT 2014-1001 Project DESIGN MODIFICATIONS FOR 34 LOTS IN TR 32070 Area CODORNIZ/RJT HOMES Map t e Ot `, AVENUE 52 11 _. ATTACHMENT 3 LOT SITING EXHIBIT 1 UNIT LOCATIONS v PAIRED 4-4 UNITS (18) PAIRED 4-2 UNITS (16) ATTACHMENT 4: CODORNIZ TR 32070 PAIRED UNIT TYPE REVISIONS ATTACHMENT 4 PAIRED UNIT TYPE 4-2: APPROVED FLOOR PLAN SHEETS ATTACHMENT 4 (1 OF 6) rME Km (=) MAIN LEVEL FLOOR PLAN I mp� mah 'A C-Lpj'1j'J(-'A't lWi BY . ct"'.'J"R I'S suavrYoR CK plklox TO u D-fj DESIGN aRCNITEcruRE PUNNING n DESIGN, Inc, IBB, Ninth Street, Suite 103 B.A.,, Cd..& BD302 T 307.4417511 r 303.44 3. 7s34 ....dtjdftg- BOULDER - TELLURIDE �DtAllg% 2W I 2M OF 90 PER DRAWING mRVN TAB, BFA 0HECKa) M BFA/RDN PROJECT Net 2003051.20 S" aqE-. 08-02-04 REWIIDN&- 06-02-05 OB -03-05 aNFCT vl : MAN LEVEL FLOOR PLAN f11EF, NU.m 2660 SH At 2660 5H W/ 2660 5H W/ '1) (15..f., 1", U 0501, -99, 1) 2620 TR 2620 TR 2620 TR ARCH TOP ARCH TOP ARCH TOP (soot., M. 2) (Se.P., 95, 2) (5e1., %, 2) I 10'-6' L I I JS• 21 •-11' 2 MAIN _LEVEL PLAN - A @ P4-2 PAIRED HOUSING 1 MAIN LEVEL FLOOR PLAN - B A2d I/4"=1b" MAIN LMYML = 661 S.F. UPPER LEVEL = 669 S.F. TOTAL = 1950 5.11. 6ARA6E = 4639 F. COVERED PORCH = 114 S.F. (t��_ CSR V�'lwv v0� 101-51 ]a --r I6rlM3 I7°�T MAIN LEVEL FLOOR PLAN - A MAIN LEVEL - 651 S.F. UPPER LEVEL = 669 S.F. TOTAL a 1950 S.F. 6ARA6E = 4659 ' 11, COVERED PORCH = 45 S.F. swll 1 t•+ 4.4d. eat RatlrP litm 2 ft. w 1)°w wtr�dgc�a Gly s�"rd Ani of w tsrmtsvkk.' Icct Y°�asll rpPOw, aDbni."P ao.+ li,ndNg gy4gp,, s pilt7rw nos.r (water InaNfAA�ava ma8.1 •. NI Oars fo mweiz tw-dm+.. x 1h7f0.d AY lbs - Prower w m .tkn oY. G.aednat. r.q/Y.nw�. ruth mowfarb mto> I1eatNne [td r rrck Mocetfan kw FA nifx tlAlrr�ad Rddll .��ianhrl ar FMl 5. Not lY.d, 4. Goncr.t• ALod - Corwrt.b pad tr 0 InleCh. 1).q bm.rYE afia11 .xtwW rot I.m Wml 'abs'. grad.. LMCA A. 5. v mNw ad Vont Oyer to exterior pw Lad. aro proud• ald"d, c R.� 6srW'aI llat. n roe mon d.tall.. F rovWe nc.k. drab and han ot d told Wedw apply to'Qw4w M Wall box. 6. er.eirk raga sato mdlawt tune Dhow. Pxte Pa kA[h.n rage v.nPliotws 4ha11 be of meta Wd Yup haw tnnath MUr mafaes. 161-Z 7047) 1.w 14frlgwator � �w Wates .apply. I II IZ' ubt.W 6. Pablo *des 11111= ylw1 aEkdnInWllpkmnu410mlow. -1. 42' 9r.akfa.t b- 10 96" h1 j We. eabYuke W •old wrf u mak pw bula II. 42' tall upper Wall cabh.ta. 12. Chag. In ullhg h.#k 19. t9Wlt -h cabb'.t pantry. 14. ParcWwg - 12'd- p YwNm, flat .beef ■ ,APP,r.mdrWw • P5" OC. 15 Now ro, Abs for dHan.. 16. 96• nM1fAY q -I, R.• o,ar6 IT. YYaugllt Yon roll. b. R., 4M 4x219 166x6 Wood tenbw celuna, R•� II/DI 19. Rod and •help - a. atrWb rdr'61' AFF. Nth .holt above b. double ade. .40" vd X60" APP, wllh .kwR d- top rod. 20, AdW Act k R-56 batt kwlatta. PrMM 12` 16gh ba(flw ca *M- oi a�70' cGI„s.1Y�.F..�adroomIxd iccau lnttCi°� pW..6 ap.ra� talc t.ta 2l. 8optm fee.n fvbbwt 22 P.d..Pal 0* W/ Mu- above. 25. 16an1g1 bane Gd7Ywk4 nl .NW rwrface mss- pw tiulldw, 6" Ysly Wo awr teeter c1C.•t r4wa ✓1aaK fiavWd mYrfa'7ra+I hop et b.ak.p+wn Co T' A7°l'. it.� A9.1 Pa• a.rte1N., 7#,IcA bon .ha"+w kayo {nix. fwlud on pklsrr7 tr llot "bPP•d aw..w pen b ,d.a. k Y!ail w �� aamp>euon s7f bp< and Yutll br + sa Wow tar vrp.cfsan�at96U 2S. 15dwlw eae.'tywd walN. DMr.lorr may vary pw I � lar.. R., .Woslom and 26, bttwbr m pad rwlle, dbwr.ldw proved. -gi, d deem... for m unit. R.- .IPvatbr.. 2T. MYaugld Iron gate, We, IIMI.2 eHl. 26. LIR ab..t - 5 Ywlv.. - PYet .Iw1P • +16' AFF, rwr&Adw . 15' oa.. Sh.K . to be naxteam depth of cla••t. 2-1. Hb bb 1611 rxm-r.mwabl. b-Wl W pnv.ntlarl dev". (CPC 605.0, 605.1) 9J. 2` dkaR. eax. /II1xJ .tool pwmrYa pp., . bedded Y4a a xrI= wY.tan n pwtaateae ktr low heq'ar 1)W Arno. tram whk.to erpacs. CA�- 906(7. al. Ltw of r li b.[ n' 62. W[hmbaY 0 - 59. 5o' xx 60' gayglbkdtl/o Wg/wYc+wgYe�w head. Fes h"ae..rrdP�1L� 3iewal�neE. YH4 fa "rYu�h'diton�i. 5s. V gyp. bd. at' dw. w. or .tok, (CBG I -9or 56, M.dimm cabkot. 51. Door Win- R-5 ad Vo"Igwt to b. Weld ears IwU-clw and ! Ow 902.4 .x fJ. W. VP�roI Wke Water mat b. (CMG 904901 Wefih9• 59. H.chonkal WHIt dues, Rei Votall 11/01-9 A a Age 6 c 5UILDIN6 KEY DTf DESIGN ARCHITECTURE NNING uN_E -HIT URE nTJ IKSM.N, ✓•C. 1161 Ytrb, '3axeC 5ci1e 103 T 303,4 SK 3 F 303.4 T 70dtidni . F JOJ.H375J4 .»» ararsltn.c.N 6a4aw reuumx PER DRAWING °P w' TAB, DFA w` BFA/RDN exD1ECr x.: 2003051.20 MM 0ATE 08-02-04 06-02-05 08-03-05 SHWT 7rtLE: MAIN LEVEL FLOOR PLANS wm HGF A2.1.1 P4-2 r e .r _ _ _ _. - - _ _.- _... L-rl - _ - - - s_-.-�- - �A iEGAR 6ARA6E6ARA69 Y 2 ! M 1V I ! a SR L 9_...��. IT 10II m Y 41, " 4 AID J 1_ r4T rrs QI 4 1 iF- I Q OUS f6 �� .t TR (sero, sa �v Y y ' � 1)e I ry iv v 61111EAT RM. av VLT. CL6✓61PT. L 0 4,-74' YY iFy EM 7V 2660 5H PV 2660 5H My 15f.f., 99, U (19..F., .99, U (19..P„ 99, -�}�,t 2620 TR 2620 TR 2620 TR ARCH TOP ARCH TOP ARCH TOP '. O. (5e.f., 95, 2) (9.r., 95, 2) (5..P., b5, 2) m Ix MAIN LEVEL FLOOR PLAN - A MAIN LEVEL - 651 S.F. UPPER LEVEL = 669 S.F. TOTAL a 1950 S.F. 6ARA6E = 4659 ' 11, COVERED PORCH = 45 S.F. swll 1 t•+ 4.4d. eat RatlrP litm 2 ft. w 1)°w wtr�dgc�a Gly s�"rd Ani of w tsrmtsvkk.' Icct Y°�asll rpPOw, aDbni."P ao.+ li,ndNg gy4gp,, s pilt7rw nos.r (water InaNfAA�ava ma8.1 •. NI Oars fo mweiz tw-dm+.. x 1h7f0.d AY lbs - Prower w m .tkn oY. G.aednat. r.q/Y.nw�. ruth mowfarb mto> I1eatNne [td r rrck Mocetfan kw FA nifx tlAlrr�ad Rddll .��ianhrl ar FMl 5. Not lY.d, 4. Goncr.t• ALod - Corwrt.b pad tr 0 InleCh. 1).q bm.rYE afia11 .xtwW rot I.m Wml 'abs'. grad.. LMCA A. 5. v mNw ad Vont Oyer to exterior pw Lad. aro proud• ald"d, c R.� 6srW'aI llat. n roe mon d.tall.. F rovWe nc.k. drab and han ot d told Wedw apply to'Qw4w M Wall box. 6. er.eirk raga sato mdlawt tune Dhow. Pxte Pa kA[h.n rage v.nPliotws 4ha11 be of meta Wd Yup haw tnnath MUr mafaes. 161-Z 7047) 1.w 14frlgwator � �w Wates .apply. I II IZ' ubt.W 6. Pablo *des 11111= ylw1 aEkdnInWllpkmnu410mlow. -1. 42' 9r.akfa.t b- 10 96" h1 j We. eabYuke W •old wrf u mak pw bula II. 42' tall upper Wall cabh.ta. 12. Chag. In ullhg h.#k 19. t9Wlt -h cabb'.t pantry. 14. ParcWwg - 12'd- p YwNm, flat .beef ■ ,APP,r.mdrWw • P5" OC. 15 Now ro, Abs for dHan.. 16. 96• nM1fAY q -I, R.• o,ar6 IT. YYaugllt Yon roll. b. R., 4M 4x219 166x6 Wood tenbw celuna, R•� II/DI 19. Rod and •help - a. atrWb rdr'61' AFF. Nth .holt above b. double ade. .40" vd X60" APP, wllh .kwR d- top rod. 20, AdW Act k R-56 batt kwlatta. PrMM 12` 16gh ba(flw ca *M- oi a�70' cGI„s.1Y�.F..�adroomIxd iccau lnttCi°� pW..6 ap.ra� talc t.ta 2l. 8optm fee.n fvbbwt 22 P.d..Pal 0* W/ Mu- above. 25. 16an1g1 bane Gd7Ywk4 nl .NW rwrface mss- pw tiulldw, 6" Ysly Wo awr teeter c1C.•t r4wa ✓1aaK fiavWd mYrfa'7ra+I hop et b.ak.p+wn Co T' A7°l'. it.� A9.1 Pa• a.rte1N., 7#,IcA bon .ha"+w kayo {nix. fwlud on pklsrr7 tr llot "bPP•d aw..w pen b ,d.a. k Y!ail w �� aamp>euon s7f bp< and Yutll br + sa Wow tar vrp.cfsan�at96U 2S. 15dwlw eae.'tywd walN. DMr.lorr may vary pw I � lar.. R., .Woslom and 26, bttwbr m pad rwlle, dbwr.ldw proved. -gi, d deem... for m unit. R.- .IPvatbr.. 2T. MYaugld Iron gate, We, IIMI.2 eHl. 26. LIR ab..t - 5 Ywlv.. - PYet .Iw1P • +16' AFF, rwr&Adw . 15' oa.. Sh.K . to be naxteam depth of cla••t. 2-1. Hb bb 1611 rxm-r.mwabl. b-Wl W pnv.ntlarl dev". (CPC 605.0, 605.1) 9J. 2` dkaR. eax. /II1xJ .tool pwmrYa pp., . bedded Y4a a xrI= wY.tan n pwtaateae ktr low heq'ar 1)W Arno. tram whk.to erpacs. CA�- 906(7. al. Ltw of r li b.[ n' 62. W[hmbaY 0 - 59. 5o' xx 60' gayglbkdtl/o Wg/wYc+wgYe�w head. Fes h"ae..rrdP�1L� 3iewal�neE. YH4 fa "rYu�h'diton�i. 5s. V gyp. bd. at' dw. w. or .tok, (CBG I -9or 56, M.dimm cabkot. 51. Door Win- R-5 ad Vo"Igwt to b. Weld ears IwU-clw and ! Ow 902.4 .x fJ. W. VP�roI Wke Water mat b. (CMG 904901 Wefih9• 59. H.chonkal WHIt dues, Rei Votall 11/01-9 A a Age 6 c 5UILDIN6 KEY DTf DESIGN ARCHITECTURE NNING uN_E -HIT URE nTJ IKSM.N, ✓•C. 1161 Ytrb, '3axeC 5ci1e 103 T 303,4 SK 3 F 303.4 T 70dtidni . F JOJ.H375J4 .»» ararsltn.c.N 6a4aw reuumx PER DRAWING °P w' TAB, DFA w` BFA/RDN exD1ECr x.: 2003051.20 MM 0ATE 08-02-04 06-02-05 08-03-05 SHWT 7rtLE: MAIN LEVEL FLOOR PLANS wm HGF A2.1.1 P4-2 MAIN LEVEL FLOOR PLAN - B MAIN LEVEL = 6 O S.F. LIFFM LEVEL = 665 S.F. TOTAL = 1955 S.F. &ARA" = 525 5.1' CED . OVERPORCH = " S.F. aa. tfae.• bal.r rvvvktfi carrbmim aY, LBrydY4tA HQWInIwnY rtGl m6riAOGttrif! .p.efikf�110rr ILW GPd. rIN��YeI/F1t.. I4MW P ebMN' atYM QrWMM/i � iM�pMIXN`F HI6N VO7rM C el! rfiater heetus, MC tp epi^ at �: marq Urn I'OD f, D"A�I a1v� .AB1! IMCi40 t6 aV60fdY! N ttsr 6HgObY,, t6hpe'�prpdwso" W4 �d0lwnwYb¢d1 AM Wd�bl9, tDDA, W0� 14V�d� b , 9�w1 Pi for r4ew h"W nwrAaa4 a Irldall�'"w: go. AMIb for mwro& twdomfi. 2. Porutl AY Lhri - Provide carbu.tkm af, ,oa�drlDd,. I`v=,mrsrani mcan�t car. pcUkalJar. d+d caWn. rrM�rwrrte, Y.pllt on B' Nlgi4wdod pmLror,n. 1tfi. h1.fMr+ied iontg for PAU m6n aWaHr rfd meal s. 5. Net Wood. 4. cancrvb AG - Gorarrt Pad suPP°fu''9 mesh. 6WAlonrntt eilall .%t.nd not I6M tllal 9' abv. god.. Q�1G50� O. 9. W®N.rpraonvldyDryer- V.rb d�l�r to a%t.rlbr prr M far�mo/e d.talle8. •dtPrwhd cq7, o- �a'rorat ad cold wets k"ly to weber In walll•I box. 6. ElocVk raW rate eldi t lana obove. Dart► far kUH" emO YAtlWV- dkail d of afata4 and .hall bane . Inb w 4.10", (GMG "X 1. ftdrlwraterfipa" - Provwo " malar Naber .Lpp4. 11 12' awp r-,Wkwt. above. 0. Rabb klkhen ONk wMh peaorrpbaeaaa dlapeeal acid drhwatrr. IAWII per mawfbctx.F►.pec1,10 n.. 9, 42' Breddat bw 10, 56' bow tdelMts w/ -lid .M•fau mat. Ow bulld.r. II 42" tall uppr wall AI -bo 12. 0OnSo kt "IIYg h.4d 10. Brut -In a*.i lv."g 14. Parllry cbs.L - 12' d..p N.Nefi, flroL .h.0 • 10 A.P.F„ remakder • 15" OL. 19. II H, MA51 for d"Is, 10. 96' NO haR wall. R., VDI9, 17.Pir Yon roll. a. UDI b. ti, 4/DI43 t0. 8x0 r* d 1 im Wkw%P.. INDi,L w Rad and 6411 - a. a}rail Qd b 6T i p -p. MIM YMV ObCM M7 b. dw7alr rod R .40' wd .' AFr. MAh *Alf abr- top rod 20. A" Acc..e- merravdhli 275100' �rr1 NN P 96 batt nwtaLM�c Pravdr 11' tpgn Mrfl.a ak r+d.e Of ppa p M' m W 90' cfaa Two . atvtwa aeEiY ophena�{d. "--=r= parmp�.rE i�y�t tPxgrs O,pwTYr}r o�E7DSl3� Loealr uaktl & acc+�.a 21. bAlt-11 lb%w caaY.t 22, Peddowi fink r / mfira aga+e. pw� tvNd.r, 4` Lal�yyaae� wr 1mtr'iGta+ul r$1wl•e 161un ",kip mrro ff top of bmwiah to T Apr °. R.. Ask tar data lic 24. Vb wit olww tzar. (eb. nota m plane). It 11ot 11Dr+.r par ,-_+, ri ehodl a td uMpaT ra.pl.tkn of re! dw .Xall be t111M Ml1 rvrmfir• ler Yrpcibn, tGP'G4i2a.1) �. @%t.rlor d Mdb. DYrwrlorr mpy vary bt a•d ed. M..Wetkme dM 26. Bderlor ac pad call., aft" -=. r q irow cW. meft for ae unit. ti, @I.vallar. 21. )fought Iron gat., R.. 110.2 .kn. 26. Lhrn cW"t - 5 drive. - fest "if • .I6' romandor b IB' oz.. &rNp to be ma%ken apth d l."t. 24. Ho.e bb with ron-r.movc&Is bock fbw Prverdlon d.vk.. (CPG 0050, 609)) W, 2"don-earc-IRwd .tr.i .mqto' Wit. trRrd Yrt+WPI-4d advP-rb. m l GOC 9060. 51. Lbw of wall below. 92. momm" chase. W. 90' %% 00' gac�rylbktltub wg/s.�hogw�sr hand. Mq fan rMalle, Ft.. rral �neEa Ni la iron"dita . IOO55. 1' Tv WSW. bd. at u A-kie of Ol (GBG D 9. 56. M.drhr c.bh*L 57. Door bob~ " and U4 mobs to be .olid core, .elhclahg, and tight t Per CBG 902A e%5. 96. Door a .mek d Nabs -drty.r mwt a Iowraa k p Ide 100 sq., Ylch ^P aY openng, (GMG 504W"v 51 14.dimka1 .atilt oboes, IRE, Detau II/DIB. L :Ix vslml IFW krl�[:sz l5 r t,)L 1+L3'f cv- �T1' I OuKpi MAIN LEVEL FLOOR PLAN - A MAIN LIYEL = 690 S.F. OFFER LEVEL = 6656.11. TOTAL - 1555 5.F A . 6RA6E = 525 S.F. ED COVERFORGH - 5q S.F. m DI) DESIGN 10 W+G5 cloak 1_t DTJ DESIGN, Inc 1'qk'nd m-, kis t67 15-A r. Games low, T 303.OIJ,75M F 3D3913.75M .. dtjerslgn.. BOULDER TELLURIDE FESS 9Po. C-14972 * •rp x CALt4¢T" N Q a O V ao m m oa c4 O a LL LL Q LL U W 0 Q Q ? � d N L Q J 10 RSI HDNES, LLC firs r. PER DRAWING DRAW W. TAB, BFA alrcNm BY: BFA/RDN w1aJtCY %°` 2003051.20 mBiE aAm 05-02-04 REWISIONe` 06-02-05 nR_n3_ns 1I 7 - MAIN LEVEL FLOOR PLANS 9NEFr NU.eBC A2.1.2 2 UPPER LEVEL FLOOR PLAN @ F24-2 PAIRED HOUSING UPPER LEVEL FLOOR PLAN A21 J/4"=!'-0' - - UFFL'R LEVEL = 665 S.F. �dfr�i nsq+YwrlWa wllFµwnarufOthrsr'n�' spoc116:dbr and raW4 Prowde a cOlrtorai!LYW /p .wLrl a rnMf valxL at ap mates' 1++at.r'n, ap m at mat Ze Shur 160 1 Dra61 p�M s1a11 axMM b pt.kte d Mw ata 11rmkgnk6ri&dp taTf4na'mu and N,otl►tn�dsd i olF W,.V.V- locahm . YIMI nLyl"ba Opp'AvaT Pa+ndxy OI. Pk1W. E e t r1 606A, kba6A, 6?Jb'J), tlrawt�, 6A mater hater mor ifachlro morl►I - Iver arrn9 Per wrmra tl�dd...l. 2. Perced Ar UIS - FYwld, cadxeklnn air. CaardSctr rrrn.ni6. Nth mewkvAww^b 4,1l .xa rnekoElh>+aswma.sl ftrs, arNt..g► foerri wPN• l B. Nat Uns& pad pqd aRall axGM not lin tlB �. g-od�. D. par wde amid p � e &arkha�ln � Ivy slaw gyral Aote cofar man detalro. Provlds mote ficin and Vnk aid uld mates' apply to masher h wall box. b. Oesirss nM er6xaYt hand abbee. 7}Yfkll for trH�en�vllr!]kddalR eflafi'be aP fnetpl ad sllali I+ara e%erW' ecYiaCe. f0!tG 504.2E �. IVMkyratOr °Pau - Provlds I- maKw water wpply. Irotall 12 dwp cabwr4 obbve. a, Dome wtchen .rlk Mth giJaat�q� deposal and daim.o0 w'. Intall per manrl3cMreFb ltleaklarr, 4. 42' Breatfot btr. 10. 56° h0 bawlo* rd solid .0- at. per Wilder. ro a Il, 42' tall upper -11 acbhete. 12. Grog. In c.11hg hekjt. 15. Bulk -In cabW pantry, 14. P." test - 12' de.p shrNren, Prat McIP . la APP, remaMer • LY.0 O. 15. Whe reg A51 W .11. 16. ae' hkfi halt mall. Rel 41019 17. =t Von rail. a. Rei 11101 . b. Rol 4/1218 I6. a96 woad thrksr -Wm, R.I WILL It Rod ad .half - a. etrpgqb red • 69` A,FP. with shall above M 0' b. dable rode D" and 46APF. Hm shalt W d- tap rad 20. AU& Hsese-16enevVaUWe 22p�xSO`. Ld6r Tt-w battpkwwo i+Ywltyj�lYalm aP 90 4lYah'(+e4d?? abaYm w eP3o w a pam &A -c at TBeLII'i 2j. hi1w . 22, ftdestal shk w/ mhrar abw-. 25 Vmx� taw caahels m/ sand r mat, pr L•Wtl4r. 6"fJal�ra.o tap wr .w cbwk rAwv shww. FrovWd. mrra�frnm tap of boduplaeh to 7' AFP. 1V. A53 lar Oeta14, 24. .kb fa,%t .hone txw Gke nabd wi plat). H hat mopp.d 1f+an.r panpr�Gpu�Qa rc elnn a. mpsck.a m�wr ler�hrprn�thm. (GPG4al.�DJNIau b. P111wd a. 6derla aautyad call.. Dknsr�lane may vay lat oM sae cordlborr, Rei elevaklore aid ape drrurhlxf. 2b. Bxterlar a pad walk, dpnerlslae provide recydred clearances kr ac alk. Rei elovatbre. 21. Ytou#,t Hon gale, We, 11/1211 sen 26. Lhen claret - 5 shelves - W .half • •16' APP, rsmoder • I ou.. 911eNes to be maxwu depth oP cI.-L 24. !law bb wkh none -al le back flax prevention devke. (ora 60912, 605.0 909.. a• d!lt. aahc, hued etwr ppe, 56` 60df, 6lfa cdwwGf. M.6attantb, prate 1 tar mater aid !fall velaeL WvpaW6L ONte; 9G6a. 91. LW at -11 lm lom. 52 pwlt rrl(AS .Meow., 95. 5077II1 ppx 60' "IV tib mgJvNologmeer head. housiwdlro, ti� Swnrb al noFi MI4 for lnnrelldtdb. 99, �' Y qW. W. at ur4mide of star, (CM, 100599 56. Medio a "what. 57. Poor bekwen� od4""PK to be wlkl sore wltb andt Pkl see 502.4 ex3, 56. Door a DWkad wrnhar ad &W not be (C+Z 9049 pnovk10 100 eq nth air opmhq 59. M.4-kal -m al o ' Pte. Detdl 111019 A n A5J 5 e FQ -I--, DTJ DESIGN ,.sr..necruss LWNINa a aNn6CreL NWr1CLTVA6 DT3 DESIGN, Inc. 1881 Nmin Streel, Sade 103 BwWx, Colorado 60]02 T 303.445.7573 F W44375M _.dljdwlgn.aom nnul.oc. *euuel� Nf.TH011f'i. 2m k 0 O o cti C4 0 au w:: LL Q � U oQ Q Q Cull N L Q J RJT I10MIll LLC sruE PER DRAWING IxvaLl IN` TAB, BFA lelWM In. BFA/RDN Np1 2003051.2D asx ate` 08-02-04 a ` 05-02-05 OB -03 -OS Wxll'T 1,=, UPPER LEVEL FLOOR PLANS MM NNaY1t A2.2.1 f 2 UPPER LEVEL FLOOR PLAN - B vroorleOO en Ralik lrw...n m� e.l.,. aw was I. n0. YNIsr.IMa6.r-1'roY.da pfiM1siv.tf{rl ar. w radt ..cYllfoCkrhWlda P at Waa..41 l.thr., .a..t tDot -1 YIP'V 190paJl9rdn p t6�pll ..lana b avl.ka. DI IeNkl61.. G'.id 61ea��rmelglar�tut morr 17m Z ix d „Ilh .rtd snW4ve1r�. ply otlrr yfp Ha"oll NW� g9F✓ RoImN WW" 041.1.1 {GPC 600$ M+94 600 Ffi.{ dry�YaY� 0.1 'P1 rs nota heal r motufrx4m.r and modal a, 10A, JII Fa. wbmh tw dpr . 2 Fprc.p Ar LM - F5-w1M c4rtot4a..F. CDtxDr ow n''4M1'r^0wl° wqn mcraP.swert pkatlplr ad cad. r'rre.xaA. FSatC o. 10' ack�ar d mad.lr!a•c:W d+anf+g 1cr PIW S. Not Wad. A. F pad -1014 F.1 I P°a w�ga R mach. II .:l.rd..l d.M thAn S gaN. 9O4&. S. a{:wiw ad - Yaf1t dear b ♦dtta'W.' par mer.dat�atF! h.to.m add f.ater III t. .W -,n wool box 6 El.etrlc ^-90 with ..dmwt hoed olo w LAIala lar Ialaw ryzKP. _ tllath. P}..II y. of � Il .Ydll hwa .,qa W.A tl llwf .y [CMG T, FWrIgP.,oppr f W40 w mats Wt wPPk/h.toll !2' d.�ip cvdtrb raborr, D. O'1cVt 'la~ aYnS wU ypr3gy. d a.l and dlPvw•.wLer, 61.1.11 par alLm.leetw-.rh agape 1wi;w. 9. 42' Breddatt b- 10. 56 hlg>t h... cabBrh W .olid w II- mot PW Wlldrr. II. 42' tall upp.r -11 caWrl.b. 12. Chvlg. In ulbg hoo*, 19. &Nit -h cob t Pornry. 14. ft"drank - 121="K-, tftt ,h.1,6 le ",P r.rna19. O.G. 10. NWW n, 06.1 for dolall.. P6• go' boon half wan. R., M.5, 11. Ytmght Iron grw-d roll. .. R.. IIro1.2. b. W. 4/019 16. 6x0 wood tldw 6-k-, PA. IIA21.1. M1 pad ad "if - a. V rdd a &r APP nah Owlt ob Rv b. �S�W rvd , «W old .DO' AFP. wkn ~f 20. AM Ascom- Ill 17.50' p"I Wbh lft-9t bt%t lnW[a9pn. Prowdo 12' hld+bo{IJw .Idm of oparwg 6 IM -or 90' aWr hoar y pb.aa tl r �co�qpr.�u�Yym�po Lpcata YKhfSt ap.nhlg, fCBG I900.1y - 2d. int -k, lues. Baby..:. 22. Frtl..t.l .kt w/ mlmar abaw. 2i. Vae�1y baF. eantwte w/ wild M.A W mak p.r Wilder. 6 Dmfa taP ever watt* chant I' Ar.F.m. arrwttr mwp- trap !ep d bpcN.plaNl b 7' AP.F. R.. /�53 far tlatare 2r. 1aD trctr+l': uw,+.r bow ra1n r.Hw on plon). 1f h.} M°fN7•d .hip! po-. k uwd, n .hall b. ted w.paT edeplai;a� of � c �Dc�p'r� ml yhnll hr fIIMd rh ...tr b-YrpeciaM {l.PG 414CU B. Ir lar 1b tl cumhplN wanR Dlmwlom mcy vary lot aTd .nr caldon. . rl.vatlon ad re. drowhej. 26. 9ad.rlor ac pad walla, dnrrl..e provlda rr" cl.ar.Wcft for a It. b. divot . 77. Ytrougtt .an gob, M., II/01.2 ekn. 20. LYwI chest - 5 .Irhr. - fkat etrlP • N6' APFr rrrtlehde-. 19' oa- 9rly a tp b. meow R d.plh d pww- 29. H.. bib wnh.mrr rrovabl. W Wbw pr".*m dwlc.. (CA* 6M9 o, II 90. 2' dw, cant. FlH,4 a9ra1 pp.. 96' tdL dr.'b.dd.d WA GAY .hk, pMVidAq wb taNfal prpl..c Lm Car rKts hapler and umou Pram v.tnwlD , C4 c &964. 9t. u.. 0 w.6 twrew. @2. H.umkal chow. 99. 90'x60' paryllc tub W .howrr h.ad. B4, t7t�. x' gp� bd. aE goro p wc",/-1 . and how wT.ilpe, tae. 3irlw-al n.fi .14 far men d.talb. 1�9 3U V %p. bd. at ud"W. of dol,, (CBG 96. ww'.M 4a. T 97. Door b.tw.n R9 aM IFI la. to b. .pIW car, wN_.Iwvg, and tkjt� llkk prr CBC 902.4 .x9. 90. Door • .tacked -d- and�y.r mrt br louvw.d to 100 .q. huh n IF air op.rWg. (CMC 9042 It UPPER LEVEL FLOOR PLAN - A � 1/4'=11-0" UMIM LEVBL = 669 S.F_ MEN Itm Antall IVOID. raw fl,�,��T DTf DESIGN IeG.tr1YJ.1. �4NNINC a.c,.rc .wc...Tacn.F )TJ DEEM. Ing. 1061 KIIA R,r *, Suite 103 ewlwl cbi,.* OM 7303443.7533 F 303+437534 •e..61j6eoign.com BOULDER . TELLURIDE A NIAAFw 31YlflVF. O�p coo N �A O C� O V zi ff R3T Huwtt, LLC __- PER ORAVANO bt5w1 Bn TAS, EWA MK.W +t 2003051.20 daua yarn 06-82-04 0S-03-05 NeET TILE; UPPER LEVEL FLOOR PLANS 2.2.2 PAIRED UNIT TYPE 4-2: REVISE[ FL��COR PLAN SHEETS (2 OF 6) g:CE1VED aur. u 1 2qA CM OF LA Q co'MR"gumm pEVFLopmENT PART GROUND FLOOR - OPTION B SCALE: 1/4' = 1'-0' L.IJ 6 P I d TILE U ill v W � D ® 9 CLII�GE (SEE SHEET A22,FOR FEN 3, 4 5) I Y r I I 1I I } 4' MIIV. -VARIES PER jF 4 FINAU GRADING, TYP. 4 6080 SL top 5F 034) _ I I 1 1 T IY T FLEX PATIO �3 I I I (SEE SHEET Al. 1 A1. 1 I p I I L"------•- ---., GROUND FLOOR PLAN --"-D- - - - -- i Y I 1 Y I' CPUC RISER -SEE FIRE PROTECTION 2 -GAR GARAGE I DRAWINGS I I TOTAL AREA 2,301 SF. I I I THE COOLING SYSTEM CARRIER CORP. CAI&NA048^'•A INCLUDES CREDIT T L7rt��-ire 0$ I I ---- —J v THE INSTALLATION OF THE CORRECT CONDENSER I LINE IOF o� MPLM G I � y� 1 - r AT sTµaR+a•,�su � L/_ I ry � •1 1 I, THE HV44 SYSTEM'-�VAC 114CORPORATE5 HERS VERIFIED REFRIGERANT .� IM'.' 1R SLAB STEP MIN. 4' AT GARAGE ��• CAA%3E OR A C IARGF! INDICATOR DISPLAY. T14E HVAC SYSTEM HVAC INCLUDES CREDIT FOR VE@IFIEg ADEQUATE S.-�1, v AIRFLOW: A CERTIFIED HERS RATER. MUST DIAW,1OST1G,ALLY MEASURY`- AI143-LCFUJ OF Ne LINDER N I A+G OPEN TO ©Alt4,GE I I I® ^ THAN 9 FEET OP DUCTS AND PL --,,943 LOCATED 01 CGNOITrCNED Al ^ JY C 1L8 +0 _ 12 OF ALL CNA -75 AND 11=_FNVM5, THE HVAC. SYSTEM HVAC. INCORPORATES HERS By NOTE: FOR THE 4-4 PLAN SEE SHEETS T-24-3 AND T-24-4 FOR •� TITLE 24 REPORT AND FENESTRATION INFORMATIOIJ CRITERIA INSPECTORS TEST KE -LESS HOSE BIB S' l ��� °1^ 3' I• - i• ;Q3 ' �- -q' AFP, LAJSIU 4wLi 1 'FIELD VERIFY J Y ,. BEET 44CATIGN• . — FIRE �TCLTMJPI KITCHEN 'a IiA , D.QAaIIW.s �. L.IJ 6 P I d TILE U ill v W � D ® 9 CLII�GE (SEE SHEET A22,FOR FEN 3, 4 5) I Y r I I 1I I } 4' MIIV. -VARIES PER jF 4 FINAU GRADING, TYP. 4 6080 SL top 5F 034) _ I I 1 1 T IY T FLEX PATIO �3 I I I (SEE SHEET Al. 1 A1. 1 I p I I L"------•- ---., GROUND FLOOR PLAN GROUND FLOOR 105 SF. j j SrcEWALL ®Y i SCALE: I/4' I'-0' HERS REQUIRED VERIFICATION, 1,&60 SF. 2 -GAR GARAGE I SEPARATE PEWIT i 111 SF. TOTAL AREA 2,301 SF. I IL_----._--- Y -----`-J I THE COOLING SYSTEM CARRIER CORP. CAI&NA048^'•A INCLUDES CREDIT ------- ------------ FOR A 12.0 EER CONDENSER, A CERTIFIED HERS RATER MUST FIELD VERIFY THE INSTALLATION OF THE CORRECT CONDENSER THE HVAC SYSTEM HVAC INCLUDES CREDIT FOR VERIFIED FAN ENERGY, MEASURED FAN ENERGY MAY NOT EXCEED 0.58 W/CFM. I, THE HV44 SYSTEM'-�VAC 114CORPORATE5 HERS VERIFIED REFRIGERANT CAA%3E OR A C IARGF! INDICATOR DISPLAY. T14E HVAC SYSTEM HVAC INCLUDES CREDIT FOR VE@IFIEg ADEQUATE S.-�1, ,.•$ , AIRFLOW: A CERTIFIED HERS RATER. MUST DIAW,1OST1G,ALLY MEASURY`- AI143-LCFUJ OF Ne HVAC S'YSTE'1 THE HVAC SYSTEM HVAC HAS THE uvAC UNPT AND Na MORE THAN 9 FEET OP DUCTS AND PL --,,943 LOCATED 01 CGNOITrCNED SPACE. A CERVF1ED HERS RATER MAT VISUALLY VERP^.' T4E INB*ALLATION -.— — .....-�---- OF ALL CNA -75 AND 11=_FNVM5, THE HVAC. SYSTEM HVAC. INCORPORATES HERS VERIFIED DUCT L`uAKAGE. 4:5125 e=IeLD VERIPICAT'ON AND p1A(sNiDgT1l^ NOTE: FOR THE 4-4 PLAN SEE SHEETS T-24-3 AND T-24-4 FOR TESTING 19 REQUIRED TO '. ;41F+' iHAT jUGT LEAKAGE Mp.ETS THE 5PEr-WIED TITLE 24 REPORT AND FENESTRATION INFORMATIOIJ CRITERIA 2,-5, 20'-62' _514. PAIRED 4-2 UNITS REVISED FLOOR PLANS I' CPUC RISER -SEE FIRE PROTECTION DRAWINGS 3 - - - .m fTNR. S35, L 22 SL (15 0 (1'19 � .035. ` --- R-- C� T) r it 3 r'r Y I w �z za 2;CAY¢ GARAr,E Y O' CK TCWrI E m 1 Y 1�� I I 9 I QT ' D � 11 NI I L I 5 07 a+�< _ J Y 9 j i B cPJ�S�E i- {rARAGY 17008 m Ti r {LI/ 77 >f 1 J. IFl°d4 4) I� 111 ODR SLA STEP If - A rdf MIN, 4' 5 GAA RAGE .14' AFF. FLAYROI[1'I FOR 31 MECH, L9(k^TIr1^ Id[ � 3 I _ GREAT ROOM • - ! VAULTED CL4/GPT R11B•L I',�'.:�r -3'1 3 ICI 1�0 1 T i —�— LL� 1 I CL 4.- L-- I-- I —� Il in 80546 OX SL -NSPEGTDR' TEST ; (44 OF, O . FEN 2) 11.598 1478E 915 V-]8' K I w• r9w `, ARIE6 R LAJSELED 'FIELD RIFT 2 - - FINAL [iRIVj'LNL'„ F. BEST LOCATION' SEE � ` S ANE leCGP R FIRE PROTECTI 3 I - - DRAWING18 7 —_ - - I I 102` 4. T 1". __ ,+-��• 41 NOTE: FOR THE 4-2 PLAN SEE SHEETS T-24-1 AND T -2A-2 FOR -- - TITLE 24 REPORT AND FENESTRATION INFORMATION 25•401' I I I I ml I f I I 4 I 1' I 4 A OF ROOF .� fDI'T_ A+a raae REwrrsnra, I'rsQ.Pa[ co• A wTNa. PR[MAr• .,� r..-.RwSuv lf'.w 4vlf ✓AZ. GTR #wYCRb. a[T i'o OPjpt wr N/P^ +YCPR !O r91 Dk+R Pud [Gall [ T•O'd LL 8�C V MS LDa� aw 1RRrRAT fqr r'clU TwwR Z NpR L[.! nUrf 4' ACOA T,A ARLM•p +'<^C } ]':li---.�,:�.w Lfll SwC iS+O OM111C�JP. 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OC BNELv¢S TO Be MAX DEFRN w unser, 1 ff. .IDBe BIBS wrw NON-RenwaBLe BAcc aau Plffv@rtION Da VICE. fCPC 609180311 f3 f' DIA. CAVC PLLeD BieeL PIPE, M' TALL, LneeoceD M ccNc�re PROV DIw susarANnAL ve ICLe rmacT <crlc BcaD fA _w a wf.L wJsaq ]B LBS OF WALL Belau - BE9 RODP PLAN. AND EBLCMV IO.Vb POR — LME, vAp2B BY DLa- ]t MEDUANIOAL MASE . I VIa1R RA]¢D BNAET (P CNABe — Cell- OP GMAcel of ]T. smwD• Auer a }ue Iv auoAeR NaAD & +A' TY:4'%' GUB 4T GN¢a �E CEhMG lWD lj' 3Yb Al tiQIBe WALL. PER CIC TABLe R3dab 119' filg AT UNDERBIDS W STAIRS, PER CRC w PR9'C.tle Utl 2T li DCCR rLn T -T W 9 •IW WI PA.NGI@9 t0 BE 9BLLT DDR.BLLR.CLs.xd b11GH TM: PER cAG arta&^ s]. waaa�Y. f. Aaoa aT.ve wasan . V+I clec s .�.�e. raBE r+aw+zal rPulw. 3f" fr1 ACD.II La'WR6 NOM'+6GPtlgf0.'1.'WC]xi ]Iw .L et BtILCpf N AND - is W TH SOLID AT L rLD T✓pb 1QC1[P11D rOIR REAP DE N p AT ¢AaT 9a, ARCN OVER ». DrrE14D u-L*a 3a. LT.M DeBc 1 %% !Ik'eQC:r W,ATYAr31':wdiA DfT+-51ONt M4Y REviCu�nq A'{i LL nbr29DaP['aRPXMa, e # BSB AA[RB-OZI R1rCR *C]*lai'fk4Y RI.i.Np 1 39 AVDRAIL . BS' A00- TO STAIR NDbali - 3�A'R 4-1- lL rU'T�IYiaP Tim rueEN 40, Mefl1ANICAL —t - SEE DETAIL IO AA BEE FAGNW;GL DRAUMd IM WCT SIZE I'Wr CO' w.996f CIRC R-fma, 4 PLAN AREA CALCULATION GROUND FLOOR 105 SF. SECOND FLOOR 955 5F, TOTAL LIVABLE 1,&60 SF. 2 -GAR GARAGE 410 S.F. FLEX PATIO 111 SF. TOTAL AREA 2,301 SF. 2 PLAN AREA CALCULATION GROUND FLOOR 1113 SF, SECOND FLOOR 1311 S,F. TOTAL LIVABLE 1,655 SF. 2 -CAR GARAGE 451 SF, COVERED ENTRY 46 Sr-. TOTAL AREA 2,152 SF. �Iff HOMES Chad Meyer I Member RJT Homes - CDdornlz, LLC (760)564-3470 REVISIONS: CITY SIIEMITTAL 8.2G -g I CITY CoraxECTIONS g2-igi.7e Z 1/n/'� IV � Z 0 N Hi IL Z l >a 0 Q� w''�nnQoa Z a DATE: 08-03-13 JOB NUMBER: 1306 42.1 I3ROUND FLOOR RJT HOMES 42'.11' I I 4.-3' L 4.-�. 6-I� 6 94 2-'1� 2'-��� 7'-3' T'•7' .2'-0'.2"-0`. 5'-02• LME ROOF NOTE: FOR THE 4-4 PLAN SEE SHEETS 24-} AND T-24-4 FOR TITLE 24 REPORT AND FENESTRA ON INFORMATION 21 -11" A IIIIIIIIIIIIIIIII� Tex -s}- « I II2••G e' �. 2• LINE ROOF BELOW L_, Y J s•I I E'GLG/CPT 095, 1 9)144 �. _�?m - s 112 - 5"I - 3 12 h 24 FAT (933 OF, FEN B) Aj� NOTE, NO WINDOWS 4-4 PLAN xl COq iw S116 36 OIIILT-IN DeBK LOFT MASTER BEDROOM 2 = x g AOTE EDRO�1 H li B' CLWCPT B' CLGICPT m —___— 12 ,.. -.7i' W-41' ,R,.-.. 3'-4. 2'.11 2'. SF1 AL-1— BEE MEGI 1— DRAWaIG4 FOR DICT BITE FLET COMRT w REO'B CP [ICC R•30]9J urn � � u,x . • IeJNY WLL . "A~- BAR 2 x iB 3068 �2 4 PLAN (24 SF, Q u z (18 REN 13) Y m — AREA CALCULATION —.4 6'-64• 4_44• 4'..48. = a z U O 0 GROUND FLOOR 105 SF SECOND FLOOR 955 SF0 I y 25 TOTAL LIVABLE 1060 5F d ✓ �r 2, FLEX PATIO Ill 5F, l TOTAL AREA 2,301 5.F. A m y .--ISI F _. _ _ L•J JOB NUMBER: 1306 ILE _x �2.2 AREA CALCULATION GROUND FLOOR 118 SF. SECOND FLOOR 611 SF. TOTAL LIVABLE 1,655 SF. LL LAUNDRY I`7 SECOND FLOOR 4 A COVERED ENTRY 46 5F, III e 9 q „+3 114— — � _ ` LINE tOO. DEILOW— III�4 T I NOTE: FOR THE 4-4 PLAN SEE SHEETS 24-} AND T-24-4 FOR TITLE 24 REPORT AND FENESTRA ON INFORMATION 21 -11" A IIIIIIIIIIIIIIIII� Tex -s}- « I II2••G e' �. 2• LINE ROOF BELOW L_, Y J s•I I E'GLG/CPT 095, 1 9)144 �. _�?m - s 112 - xl COq iw S116 36 OIIILT-IN DeBK — ; ,�• { 3 E]rTeRI TCOURTYARD BIM6 MAY VAM F4R LOT AVD SITE -11. g AOTE EDRO�1 H li n D P M SL —___— 9 .aL.�aawvu0. —IT . xR o9,x -o- 1 O SF1 AL-1— BEE MEGI 1— DRAWaIG4 FOR DICT BITE FLET COMRT w REO'B CP [ICC R•30]9J urn � � u,x . • IeJNY WLL . "A~- BAR 2 x iB 3068 �2 4 PLAN (24 SF, Q u FEN 12) 12) (18 REN 13) Y m — AREA CALCULATION —.4 6'-64• 4_44• 4'..48. = a z U O 0 GROUND FLOOR 105 SF SECOND FLOOR 955 SF0 I y 25 TOTAL LIVABLE 1060 5F NOTE: FOR THE 4-4 PLAN SEE SHEETS 24-} AND T-24-4 FOR TITLE 24 REPORT AND FENESTRA ON INFORMATION 21 -11" A IIIIIIIIIIIIIIIII� Tex -s}- « I II2••G e' �. 2• LINE ROOF BELOW L_, Y J s•I I E'GLG/CPT 095, 1 9)144 �. _�?m - s 112 - ROOF BELOW ROOF BELOW "r �' SECOND FLOOR PLAN 4' SCALE: I/4' 1'-0' NOTE: FOR THE 4-2 PLAN SEE SHEETS T-24-1 AND T-24-2OR HERS REQUIRED VERIFICATION: TITLE 24 REPORT AND FENESTRATION 6FOIP•fATk THE C O IN COOI n A G SYSTEM CARRIER CORP. CAI&NA048••••A INCLUDES CREDIT FOR A 12.0 EER CONDENSER A CERTIFIED HERS RATER MUST FIELD VERIFY THE INSTALLATION OF THE CORRECT CONDENSER. THE HVAC SYSTEM HVAC INCLUDES CREDIT FOR VERIFIED FAN ENEMY. MEASURED FAN ENERGY MAY NOT EXCEED 058 W/CFM, THE HVAC SYSTEM HVAC INCORPORATES HERS VERIFIED REFRIGERANT CHARGE OR A CHARGE INDICATOR DISPLAY. THE HVAC SYSTEM HVAC INCLUDES CREDIT FOR VERIFIED ADEQUATE AIRFLOW. A CERTIFIED HERS. RATER MUST DIAGNOSTICALLY MEASURE AIRFLOW OF THE HVAC SYSTEM. THE HVAC SYSTEM HVAC HAS THE HVAC UNIT AND NO MORE THAN 12 FEET OF DUCTS AND PLENUMS LOCATED OUTSIDE CONDITIONED SPACE. A CERTIFIED HERS RATER MUST VISUALLY VERIFY THE INSTALLATION OF ALL DUCTS AND PLENUMS. THE HVAC SYSTEM HVAC 416'•5'__ —_ 5'-1_ _ _ 12_.1' _ INCORPORATE5 HERS VERIFIED DUCT LEAKAGE, HERS FIELD VERIFICATION AND DIAGNOSTIC TESTING 18 REQUIRED TO VERIFY THAT DUCT LEAKAGE MEETS THE SPECIFIED CRITERIA 1 H4r Y16r4RwWTEfe. ^i9VN]F CA,Fi*IOTA:R cast B1An RRarR1P•r•Rr rarrl rr4ayscl�r eB APfc FTCArIvr A+B cGDl1 ti'larwrarf, F.RDvwv ea•®luTFD. Tserw ArAa TF+v'r]TwRRR,<RuaV AALx Ar ACL eriFR HewsRRr, x* ra axl AT HDr YMaes 'n 1t fa Rse. w•x roti w+a>w rr+eru Ta >r FT�BPR i60 rw. ANS16 ww PIP X D� ioF.aarla°: I.a""u a'�e-wa rte "`� ar fP.at. Rqn WLO*w aRl:G+"L Ic►ppy,}- rpA RN]rYY. r[e rte.-•P^n nw+waW. Ywi[r n nOR s�fe!JMI� � Acr„eER 40 -"@DrL �A-iHR F-cOIuF FORCED AIR WIT - PRWIDE COnBUBT10N AIR COOI®MATE IS TIRE 6 uXTH nAMffADTIIRER'5 9PECIPIGATMB AVD CODE ReWIREMRITB ncuHT M 19' ubu WOOD FLA]PORi Bee MECHANICAL DRAWFG POR FAIT nAn ACT9@:R AND MOpEL NIMBER 3. cMCJIlTe ati PAD - L M -ALL - PPD BIwPORTING M e.1—SHALL EXTEND NOT LEBB THAN 9. 4BOV@ GRADE PER CODE a.p DRrRR - YAi LRli4 ra 5'xTICRH;w •E: be +.ea •Ra ae aRIrT.+rar wr •+r Max. Lenan, s I. 4Rr APw A �Ax. no Rer DM ELBWB. xE DENERAL NrnE'B FPIC!YlRI. PRTAif FROVIDE WAeTe GRAN aID W r 4W CDLDU4'RR RIPPLY TO WARMER IN WAl L4%. FDI! tTTdex R,RY.e `tl�ItYAT' T! eN'f2L B8 O TiTlr'. A.vP W 4%.L TUN M"OD'w M. tW WT:L:C. rLY I@PMGERATOR 6PAce - FRONOE ICE MAKER WATeR BIYTLY MBTALL I]' DEeP CABNETO ABOVE l D0189Le KITCHEN BMr[WTH GARelaaE DIBf' AILD WBi6R NBTal RR nANpACtURER. INCATI 9PECOATIOH9. e m• BREAIffABT Bax s 36• HILI] mBc cADMRTe AI BDLID 9111A<Ace nATEPoAL PRR &OLDER IB. 4]' tALL UPPER c4DiNeTO IB' ABOVE BASE CABMeTB II CHdN6e M -1L "P-buT ] PIMTRT [COREY - 1]' DEEP BNBLVEB. F1RBT BHELP • 16' AFF, REMAPIDER . B' OL. 13. YI6'YGH! IRON WNxD RAIL - see D1L SIDIJ H ROD !SHELF - . SINGLE RDD . BT• A,F wm: eHeLP neon -z b�� Tor �A wR' 1 -BD' AFF WITH BNeLP 15 AACCEBf - RE—ABLE ]]P90' PANEL J.R-30 BATT INBULATIM I—VO I]' HICdI B.YREe AT 51De9 - OP — MMB'IM Da --e— HeADIGOF, ABOVE 'U”OF0JM4 P 00 AMW,AJ T LIGHT FI— ex WITNM REAUI Q OPENMG LOCAM 9WII.H AT ACCe00 OFENMG ICRC R- II W BRy,.w r_mav cAB].sT n PeoeeTA. eBRc a M 2xOR Aeove B VANITY B4BB CAR NETS al SOLID BUIFACE MATeWAL PER BI LDER F'ROVIDe n RRDR AILI TOP aF BaDcePLAeH TGT AIP aRe ASJ PPe xIAILB '& '_'I BHc4ER BABE (SITE NOTED M PI_A 1 V "bT MOPPED BHOlER PAN 11 USED IT SHALL Be MBPECTED UPD11 DOMPI.ET M Q HOT MAND SHALL BE pLiLeD WTI WATER FOR MBR.T— CTNX-1 fOPc AIbIJ 0 ex1ERUR A. PAD WALLS DfnENBIOIb PRpvIDe Rea RED CIPARANCE FWi AIG .11 BEE LEVATION6. R MEN 0.0 T - 50BIELKB - FIRST &ELF . b• AFF RBNAMDER s 3' G, SHELVES TO BE MAX. Derru a cLocer. 212. MORE BIBS YITI nM- A9LE BACK FLLW PRRV@ITIM DR— l•TFC L r033> 23. 2• DIA CPUC. FILLED STEEL PIP£, 36' TALL, D.R. N CMCRErB PIC VIDMG %.—TIAL PROfecTI- POR -TER HEAI[R AND FUIPoACe PRdn veN14E 1'tPACT. lCMc 3RfBJ) ]. LME W wALL ABOve ]B. Me 6 WLLL BHLOW - BH QROOF 0.AVB ANO eLVATIM'B FOR ROW LTB v We0 BY De0'aN BCIFEr+e ]6. rRCWWICAL CHASE - I HWR RATED 9H4T lF CHASE THRgYMI cEILNG Q GARAGE' ri? &W ACRTLC fRI.+aY RWAP 2e %'Tree x•P 15 ATG 1cel Am h'rsls AT MOJeE WALLS PER c M—AT—MI ABLE R303bM WGATaIDERBIOF BTAIRb. PER cP6 -3dl.T Jm. neD1c1NE cn®Ner 34 GCN,W Be1YEEN R-9 aryp U 'EB TO BE *o D CORE MI -P- MMG A0 -HT F17M PER CRC R w ]9 w RAI A W -R er N06_^ PRS] I^ STL ui ' r0 Be MG].'IEp •�EraeEn !a' • �' 4BO+l HAPIPBNB , NCreKa Q NYpaD +P W19 rwLL BR eenrcr p aND 1 -VH w rH SOLID Ru>ERB, Itff HOMES Chad Meyer I Member RUT Hames - CDdornli, LLC (760)564-3470 REVISIONS: CITY SUBMITTAL N.98.4 10.05—eena.W5 f TTDeF'!H OF AT -T S .1'RO RST.ya) xl COq iw S116 36 OIIILT-IN DeBK 3 E]rTeRI TCOURTYARD BIM6 MAY VAM F4R LOT AVD SITE -11. H 3 -I�• a ia. N '� —___— All .aL.�aawvu0. —IT . xR o9,x -o- 1 O �� AL-1— BEE MEGI 1— DRAWaIG4 FOR DICT BITE FLET COMRT w REO'B CP [ICC R•30]9J MASTER BED � u,x . • IeJNY WLL . "A~- BAR 2 ' IL '' 1 3068 i� 4 PLAN (24 SF, Q u FEN 12) 12) W >a Q Y m — AREA CALCULATION W = a z U O 0 GROUND FLOOR 105 SF SECOND FLOOR 955 SF0 (Sb TOTAL LIVABLE 1060 5F d �r FLEX PATIO Ill 5F, l TOTAL AREA 2,301 5.F. 12 12 a l JOB NUMBER: 1306 ROOF BELOW ROOF BELOW "r �' SECOND FLOOR PLAN 4' SCALE: I/4' 1'-0' NOTE: FOR THE 4-2 PLAN SEE SHEETS T-24-1 AND T-24-2OR HERS REQUIRED VERIFICATION: TITLE 24 REPORT AND FENESTRATION 6FOIP•fATk THE C O IN COOI n A G SYSTEM CARRIER CORP. CAI&NA048••••A INCLUDES CREDIT FOR A 12.0 EER CONDENSER A CERTIFIED HERS RATER MUST FIELD VERIFY THE INSTALLATION OF THE CORRECT CONDENSER. THE HVAC SYSTEM HVAC INCLUDES CREDIT FOR VERIFIED FAN ENEMY. MEASURED FAN ENERGY MAY NOT EXCEED 058 W/CFM, THE HVAC SYSTEM HVAC INCORPORATES HERS VERIFIED REFRIGERANT CHARGE OR A CHARGE INDICATOR DISPLAY. THE HVAC SYSTEM HVAC INCLUDES CREDIT FOR VERIFIED ADEQUATE AIRFLOW. A CERTIFIED HERS. RATER MUST DIAGNOSTICALLY MEASURE AIRFLOW OF THE HVAC SYSTEM. THE HVAC SYSTEM HVAC HAS THE HVAC UNIT AND NO MORE THAN 12 FEET OF DUCTS AND PLENUMS LOCATED OUTSIDE CONDITIONED SPACE. A CERTIFIED HERS RATER MUST VISUALLY VERIFY THE INSTALLATION OF ALL DUCTS AND PLENUMS. THE HVAC SYSTEM HVAC 416'•5'__ —_ 5'-1_ _ _ 12_.1' _ INCORPORATE5 HERS VERIFIED DUCT LEAKAGE, HERS FIELD VERIFICATION AND DIAGNOSTIC TESTING 18 REQUIRED TO VERIFY THAT DUCT LEAKAGE MEETS THE SPECIFIED CRITERIA 1 H4r Y16r4RwWTEfe. ^i9VN]F CA,Fi*IOTA:R cast B1An RRarR1P•r•Rr rarrl rr4ayscl�r eB APfc FTCArIvr A+B cGDl1 ti'larwrarf, F.RDvwv ea•®luTFD. Tserw ArAa TF+v'r]TwRRR,<RuaV AALx Ar ACL eriFR HewsRRr, x* ra axl AT HDr YMaes 'n 1t fa Rse. w•x roti w+a>w rr+eru Ta >r FT�BPR i60 rw. ANS16 ww PIP X D� ioF.aarla°: I.a""u a'�e-wa rte "`� ar fP.at. Rqn WLO*w aRl:G+"L Ic►ppy,}- rpA RN]rYY. r[e rte.-•P^n nw+waW. Ywi[r n nOR s�fe!JMI� � Acr„eER 40 -"@DrL �A-iHR F-cOIuF FORCED AIR WIT - PRWIDE COnBUBT10N AIR COOI®MATE IS TIRE 6 uXTH nAMffADTIIRER'5 9PECIPIGATMB AVD CODE ReWIREMRITB ncuHT M 19' ubu WOOD FLA]PORi Bee MECHANICAL DRAWFG POR FAIT nAn ACT9@:R AND MOpEL NIMBER 3. cMCJIlTe ati PAD - L M -ALL - PPD BIwPORTING M e.1—SHALL EXTEND NOT LEBB THAN 9. 4BOV@ GRADE PER CODE a.p DRrRR - YAi LRli4 ra 5'xTICRH;w •E: be +.ea •Ra ae aRIrT.+rar wr •+r Max. Lenan, s I. 4Rr APw A �Ax. no Rer DM ELBWB. xE DENERAL NrnE'B FPIC!YlRI. PRTAif FROVIDE WAeTe GRAN aID W r 4W CDLDU4'RR RIPPLY TO WARMER IN WAl L4%. FDI! tTTdex R,RY.e `tl�ItYAT' T! eN'f2L B8 O TiTlr'. A.vP W 4%.L TUN M"OD'w M. tW WT:L:C. rLY I@PMGERATOR 6PAce - FRONOE ICE MAKER WATeR BIYTLY MBTALL I]' DEeP CABNETO ABOVE l D0189Le KITCHEN BMr[WTH GARelaaE DIBf' AILD WBi6R NBTal RR nANpACtURER. INCATI 9PECOATIOH9. e m• BREAIffABT Bax s 36• HILI] mBc cADMRTe AI BDLID 9111A<Ace nATEPoAL PRR &OLDER IB. 4]' tALL UPPER c4DiNeTO IB' ABOVE BASE CABMeTB II CHdN6e M -1L "P-buT ] PIMTRT [COREY - 1]' DEEP BNBLVEB. F1RBT BHELP • 16' AFF, REMAPIDER . B' OL. 13. YI6'YGH! IRON WNxD RAIL - see D1L SIDIJ H ROD !SHELF - . SINGLE RDD . BT• A,F wm: eHeLP neon -z b�� Tor �A wR' 1 -BD' AFF WITH BNeLP 15 AACCEBf - RE—ABLE ]]P90' PANEL J.R-30 BATT INBULATIM I—VO I]' HICdI B.YREe AT 51De9 - OP — MMB'IM Da --e— HeADIGOF, ABOVE 'U”OF0JM4 P 00 AMW,AJ T LIGHT FI— ex WITNM REAUI Q OPENMG LOCAM 9WII.H AT ACCe00 OFENMG ICRC R- II W BRy,.w r_mav cAB].sT n PeoeeTA. eBRc a M 2xOR Aeove B VANITY B4BB CAR NETS al SOLID BUIFACE MATeWAL PER BI LDER F'ROVIDe n RRDR AILI TOP aF BaDcePLAeH TGT AIP aRe ASJ PPe xIAILB '& '_'I BHc4ER BABE (SITE NOTED M PI_A 1 V "bT MOPPED BHOlER PAN 11 USED IT SHALL Be MBPECTED UPD11 DOMPI.ET M Q HOT MAND SHALL BE pLiLeD WTI WATER FOR MBR.T— CTNX-1 fOPc AIbIJ 0 ex1ERUR A. PAD WALLS DfnENBIOIb PRpvIDe Rea RED CIPARANCE FWi AIG .11 BEE LEVATION6. R MEN 0.0 T - 50BIELKB - FIRST &ELF . b• AFF RBNAMDER s 3' G, SHELVES TO BE MAX. Derru a cLocer. 212. MORE BIBS YITI nM- A9LE BACK FLLW PRRV@ITIM DR— l•TFC L r033> 23. 2• DIA CPUC. FILLED STEEL PIP£, 36' TALL, D.R. N CMCRErB PIC VIDMG %.—TIAL PROfecTI- POR -TER HEAI[R AND FUIPoACe PRdn veN14E 1'tPACT. lCMc 3RfBJ) ]. LME W wALL ABOve ]B. Me 6 WLLL BHLOW - BH QROOF 0.AVB ANO eLVATIM'B FOR ROW LTB v We0 BY De0'aN BCIFEr+e ]6. rRCWWICAL CHASE - I HWR RATED 9H4T lF CHASE THRgYMI cEILNG Q GARAGE' ri? &W ACRTLC fRI.+aY RWAP 2e %'Tree x•P 15 ATG 1cel Am h'rsls AT MOJeE WALLS PER c M—AT—MI ABLE R303bM WGATaIDERBIOF BTAIRb. PER cP6 -3dl.T Jm. neD1c1NE cn®Ner 34 GCN,W Be1YEEN R-9 aryp U 'EB TO BE *o D CORE MI -P- MMG A0 -HT F17M PER CRC R w ]9 w RAI A W -R er N06_^ PRS] I^ STL ui ' r0 Be MG].'IEp •�EraeEn !a' • �' 4BO+l HAPIPBNB , NCreKa Q NYpaD +P W19 rwLL BR eenrcr p aND 1 -VH w rH SOLID Ru>ERB, Itff HOMES Chad Meyer I Member RUT Hames - CDdornli, LLC (760)564-3470 REVISIONS: CITY SUBMITTAL N.98.4 10.05—eena.W5 f TTDeF'!H OF AT -T S .1'RO RST.ya) xl COq iw S116 36 OIIILT-IN DeBK 3 E]rTeRI TCOURTYARD BIM6 MAY VAM F4R LOT AVD SITE -11. H RSEE eLEVATlO!i0 � LANDSCAPE ORAWMG9 n. aaa aAa B*m.wn FC�E'Jx FD nu-eR� n.Axr N '� 39 HANDRAIL . %' ABOVE STAIR NOBINa - PFA cRC 31n.1 HANDRAIL TO Be M01Nr9D BEIBE@N 3L' - 3B' ABOVE 1-1— 09M NOBMG C'F iRRAD .aL.�aawvu0. —IT . xR o9,x -o- 1 O AL-1— BEE MEGI 1— DRAWaIG4 FOR DICT BITE FLET COMRT w REO'B CP [ICC R•30]9J _ L TQ �� w O u,x . • IeJNY WLL . "A~- BAR 2 ' IL '' 1 �/7/,� Lu l� 9 Q. 4 PLAN I. Q u W >a Q AREA CALCULATION W = a z U O 0 GROUND FLOOR 105 SF SECOND FLOOR 955 SF0 Q TOTAL LIVABLE 1060 5F d 2 -CAR GARAGE 410 S.F, FLEX PATIO Ill 5F, TOTAL AREA 2,301 5.F. DATE: 08-03-13 2 PLAN JOB NUMBER: 1306 �2.2 AREA CALCULATION GROUND FLOOR 118 SF. SECOND FLOOR 611 SF. TOTAL LIVABLE 1,655 SF. SECOND FLOOR 2 -CAR GARAGE 451 Sr, COVERED ENTRY 46 5F, TOTAL AREA 2,152 5F F2JT HOMES PAIRED UNIT TYPE 4.2.0 APPROVED AND 1���tEVISED E LEVATION SHEETS (3 OF 6) T RECEIVED JUL 0 7 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT STUCCO, — TYP FLAT GONG ROOF TILE ER LEVEL a� .ATE "12117,1-IT�J 2Np FLOOR LEVEL UF2ICaINAL 7::>N T ELEVATION - OPTION s�u.eva . i, 14161.4 MLC cOPR F7 a m' -m• Il � L h II II L _J AUTOMATICALLY ILLUMINATED 1 STUCCO TTP. BUILDING ADDRESS Y LOCAI ION SIGNAGE BY BUILDER iIp Y I NEUJ FROhIT E EVATIif - OPTION A T O. SUB FL. ® U T.O.P. I MAIN 2_O FINISHED GRADE 'PAIRED 4-2 UNITS ORIGINAL (APPROVED) AND NEW (REVISED) ELEVATIONS BARREL CCNCRETE ROOF TILE, TYP. M 4 12 dg� 1 4 i S' 9 DECORATIVE Pi� rLCW ROSETTE r ; h AC PAD WALL PLATE HEIGHT EL = + 19'-2- /64 - STUCCO T"P _ 2NI7 FLOOR LEVEL Q _- EL PATIO WAL_ h 73 an � r _ . FINI9N =LOOK aEADER I BILL TRIM- LINE OF NATURAL GRADE AUTCMATICALLY BEE 4/017 ILLUMINATED - LINE OF FINISH GRADE BUILDING_ ADDRESS LOCATIONSIGNAGE E+7 BUILDER qkff HOMES REVISIONS: CITY SUBMITTAL {1 -x$ -i3 I CITT CORRECTIONS 07-10-14 SEAL: V F- U) O Q 7 7 LL i JU L p Oa Q U Lu I Q Q— I' O 0 z 0 c) U d) -1 a DATE: 08-03.13 JOB NUMBER: 1305 1-41 ELIE-riC)Na RST HOI'VIES T.O.P. 9 UPPER LEVEL lo_ PLATE 14F-11-147yrL - . 10-2-7/e' FLAT CONCRETE ROOF TILE 2ND FLOOR LEVEL =L . w 1'2' 12� 12 44� :— Qz��'5MaTiU�:-5 !RE:4e971.2 j/I �� cACRc- C04;. ROOP TILE M 5111 TRIM ~_I I BEAMS O arol-2 m WOOD — COLUMN5 _ RE: 11/01,1 PLANTER SHELF, RE: 12/012 FINISHED &RADE OI�ICsINAL FRONT ELEVATION - OF—ION B _-. 7 �T --. -_ LINE OF NATURAL GRADE AUTOMATICRL STUCCO TYP. ILLUMINATED - � BUILDING ADDRESS N z I cv --1 a_ BY BUILDER LINE OF FINISH GRADE ERONT� ELEy�4iION -OPTION E3 Q Z 0 W °a LL ��Qu ��,1�-I.J z w �d Q a:3 PINIBW PJ.,OCM, - - - - V/ V Ill J a EL . 0'-V. _ IA DATE: 08-03-13 SEE 3 1 4/ 12 STUCCO, RJT HOMES - TYP. WOOD COLUMN RE, 11/01,1TO. S—AS 0 MAIN LEVEL lo_ PLATE 14F-11-147yrL - . 10-2-7/e' FLAT CONCRETE ROOF TILE 2ND FLOOR LEVEL =L . w 1'2' 12� 12 44� :— Qz��'5MaTiU�:-5 !RE:4e971.2 j/I �� cACRc- C04;. ROOP TILE M 5111 TRIM ~_I I BEAMS O arol-2 m WOOD — COLUMN5 _ RE: 11/01,1 PLANTER SHELF, RE: 12/012 FINISHED &RADE OI�ICsINAL FRONT ELEVATION - OF—ION B _-. 7 �T --. -_ LINE OF NATURAL GRADE AUTOMATICRL STUCCO TYP. ILLUMINATED - � BUILDING ADDRESS N z LOGA7I( SIGNAGE cv --1 a_ BY BUILDER LINE OF FINISH GRADE ERONT� ELEy�4iION -OPTION E3 Q Z 0 W °a LL ��Qu ��,1�-I.J TQ.P, r li'PER LPNCL�� STUCCO FRIEZE T - BARREL CON,-. ROOF TILE PL.±WIPER LEVEL T.O.P. *MAIN LEVEL p�mtuavn RAFTER TAILS -Id3 ---___i.0_SLAB ® MAIN LEVEL _,_.-- 1LLuri•NATED BUFLD'ITIG ADDRESS LOCATICNI W5X46e BY BUILDER laLATE! H91,r."7 EL . la-2--l— STUCCO TYP. J� Z - � PATIO WALL N z cv --1 a_ LINE OF FINISH GRADE Q Z 0 W °a LL ��Qu z w �d Q a:3 PINIBW PJ.,OCM, - - - - V/ V Ill J a EL . 0'-V. HEADER 4 BILL TRIM DATE: 08-03-13 SEE 3 1 4/ 12 q6ff HOMES REVISIONS: CITY SUBMITTAL 11.76.13 CITY CORRECTIONS M- 4# SEAL: Z V � N z cv --1 a_ 0 h I N w& �� Q Z 0 W °a LL ��Qu z w �d Q a:3 w V/ V Ill J a DATE: 08-03-13 JOB NUMBER:] 1306 ELHI/,4TfONS RJT HOMES TOP. tl UPPER LEVEL V 7 W TA VZ rL. +/ UP R L=VI!L _ .�.. _..�. TOP 9 MAIN LEVEL =-fir•-_ 10 SLAB tl MAIN LEVEL FLAT GONG, ROOF TILE I ORl', 1' AL ;21CzNT SIDE ELEVATION -ONION A ecAn.� uH• . I'-�• WROUGHT IRON RAIL. RE: II/DI.2 4 TO.'. a MAIN LEVEl- T.O_5LAB i MAIN LEVEL' - - NEUJ '2tCcl �T SIDE ELEVATION - OPTION A SrA1.H. IfA' . I'•g• qkff HOMES RE V I S14P :9: CITY SuammAL ✓d-28.13 CITY CAiumcTu FtI! 07-O.m =3EAL. 4 (3 Z CV�Q wH IL 4 z 1J Qo �~ W 00 9a Q d) V �, q a DATE- db-aB7-E9 JOB NUMESEK 132L 2-4 ELEV'AT raNe, RJT HOfVIES T OP . . s _UPPER LEVEL -y�_--_— STLC-GO, > Z TYP 5N1TY1 =� iML.4rC 3 _ 4 7A. 5� Fi. LPPER Lci 4 — 3 c TO SLAB 0 MAIN LEVEL F6_`pGER ® SILL TRIM RE, 8/DI2 I ORIGINAL RIGHT 61DE 'ELEVATION - OPTION B PLATE HEIGHT EL . 18'-2 FLAT CONCRETE ROOF TILE 2ND FLOOR LEVEL 3� FLAT CONCRETE ROOF TILE, TYP. WROUGHT IRON BALCONY RE: 4/DI.5 FINISHED SIRADE � >�� rye � �+►�r - IllilI IIIIIIf Plliii PATIO WALL I4INI8:1 RL.noee � I p Ipll Ip I � I s� LINE OF NATURAL GRACE -- -- --- _ 8EH WE 3 i '!♦.C77 a L TRIM — — -� r &W 12€ -. 4T 6€pE ELEVAT€ON - OPTION 5 SCALE: I/4• a I'-,. To 1 41UF LEVCF-� r� V ATSl�Z f w4 EL - • 18'-2-1 2NG PLOOR LE'✓EL I sTucco rrP. LINE O' FM SH GRADE FINISH FLOOR ............... - ., EL q6ff HOMES REVISIONS: Clrr SUBMITTAL CITY CORRECTIONS SEAL: Q l/�y^ V N cQ� W a ow LL U O z ' a lu Q W a5 Uogo a cn U Q a DATE: mS-m3-19 JOB NUMBER: 1306 2- ELEv,4TI<DNe RST H(DNAES 14L.AT'@ w1E9GH7 7N= FLOOR LEVEL EL FI I1 , - IFL001E aL • 0'-fd' OVERH=AD DOOR ORfGfNAI_ REAR ELEVATION - OPTION A JCALg+ 116' I -p' _ �--x.nrwel, 9!GM�C#. °E1d LYtiLPCq 16 PANEL OVERHEAD DOOR -im T.O. SU3 FL ®UPPER LC-VEL�� SEE 4/017 �yNEW REAR ELEVATION - OPTION A SCALE. 04, . r, -o• T, LINE Cl NATURAL GRADE %ff HOMES REVISIONS: CITY SUBMITTAL IY»iB-fa 1 CITY CORRECTIONS 0.10-14 SEAL: Z V � N Z F �NWo w nQ LL �u WO as U ZQgz W Up o� o cn U a a DATE: m9-03-13 JOB NUMBER: 1306 ELE1/.4TiONS RJT HOI'V1ES 12 BARREL GONG. ROOF TILE 4� 2 1. _I SNCGO, TYP. I FEEL T.O P. q MAIN LEVEL q SILL TRIM _ _.�. RE: 8/DL2 CT❑—� i_Ll_ i li�-- m PL,GTE WIS 4CI"T E1L 2NEDFLOOR I..I/K EiL FINISHED GRADE C7Rkuk1 ,A REAR ELEVATION - OF -TN B 4 PANEL OVERHEAD DOOR FLAT CMCRETE ROOF TILE, TYP. PATIO WALL i F INI6W F1',=' T HEADER a SILL TRIM LINE OF NATURAL Cr.„MADE SEE 3 4 4/012 ee RlI!I44E• 4R ELEVATION OPTION LN7Z2E. 1._®. 4 PANEL OVERHEAD DOOR �■ �n ME A, LOCATION, 4 PANEL 516NACE PER WILDER OVERHEAD DOOR E STUCCO, TYP, TA. 5 FL q IpWR Lty �r 7.OP, q MAIN LEVEL ^AUTOMATICALLY ILLUMINATED WILDING ADDRESS LOCATION, 516NA6E PER WILDER EL . IB' -2-1/5' STUCCO TYP. WROUGHT IRON BALC, RAILING 2N0 PLd;?0fX LEVEL,. RIN19r-+ EL dfJIR'i FINISH GRADE HOMES REVISIONS: CITY SUBMITTAL 11.28.13 CITY CORRECTIONS 02-0-W SEAL: X V � N 46 Q 4 N wo g wZ p� o Y�QU Z w (�� C W aO V/ V o f C3ATE: L�'8-03-13 JOB NUMBER: 1306 3- ELEv.4TlON8 RJT HOMES a1 STUCCO, TYP. d3 TA. svLA3 FL. • I1PP¢R LEVEL 4 -.4—TOP. ® MAIN LEVEL -ol P - �3TiIC/(CT TRIM +J 'S'_ -A0 O MAIN LEVEL RE: 7/DI 2 0 PLATE HEIGHT 2NM FLOOR LEIVEIL. ML . • 10-1- /4' FINISH FL G?OR - r( FLAT LONG, ROOF TILE II � I - FINISHED GRAPE f0 S OR1CslNAL LEFT $IDI- ELEVATION - OF TION A SCOLlt vs• !•.C• - ()QW BARREL CONCRETE ROOF TILE, TYP. €i 1 I 9 .— I AC PAD WALL NEIL LEFT SIDE ELEVATION - OPTION A 9CALEN4' 1'•®' '� I %aff HOMES ----.LAK STUCCO FRIEZE d� 7.0_`yJ6 F'L. E L'PP2'R Lk'ViL {7 4 P 5 LZI REVISIONS: CITY BUmI'IITTAL It -i6_13 I CITY CORRECTIONS w -I0 -Ib SEAL: _ _ _ PLATE HEICoHT Y STUCCO TYP. =3 V F N 21NF2 PLC%PIR LIP. Z Q EL W a 10'-I-'�r4- 0 Ill O y 0 Z O V Q = Q az U �I WU O cl N Q V 1 FNISH GRADE V IIl J FINISH 9LC�OPQ a EEL + V' -4p' LINE OF NATURAL GRADE DATE: 08-03-13 JOB NUMBE1R; 1306 /"".� E L E V.AT 1 ONS RJT HOMES BARREL GONG, ROOF TILE , ?'2 fill LU r HEADER x e SILL TRIM RE: 8/D1.2 1. Q O� FINISHED ©RADE I [7121GINALLEFT -._+-IDE ELEVATION - OPTION B ��9CALE� P7i' I'•0' FLAT GJNCRETE ROOF TILE, TYP. F°L ATE 14I lc9147` 0 H ' 2N6 PLO[]Iq L@vsL �a I I f RIhi181.1 PLOOR i F ESL 42P•� ._ .._ LINE OFNATURAL GRADE AC PAD WALL NEUJ LEFT 5Ip_ � ELEVANON - OPTION' 5 SCALE: V� • I' 'L 3 4Q -Im PL/4T I -IL b.IT E -L 18'7-1/84 . STUCCO T'P 2NE> PILC:sE LEYCL �INIBw PLOOR EL FIN SN GRADE %ff HOMES REVISIONS: CITT SU®MITTAL n-F6-iy CITY CORRECTIONS OS••I; SEAL: Z a �N�o Z o� (L� u Z wO LdQ 0 a� z 0 (� Q a DATE: Pre -03-13 JOB NUMBER: 1306 _ E3 ELEv.4TiCDN S RJT HOIMES w 12 r 9 5 NGGO, x TYP. }u F; 12 O_5U6 FL. 0 UPPER LEVEL _ OP. 0 MAIN LEVEL BARREL GONG, ROOF TILE , ?'2 fill LU r HEADER x e SILL TRIM RE: 8/D1.2 1. Q O� FINISHED ©RADE I [7121GINALLEFT -._+-IDE ELEVATION - OPTION B ��9CALE� P7i' I'•0' FLAT GJNCRETE ROOF TILE, TYP. F°L ATE 14I lc9147` 0 H ' 2N6 PLO[]Iq L@vsL �a I I f RIhi181.1 PLOOR i F ESL 42P•� ._ .._ LINE OFNATURAL GRADE AC PAD WALL NEUJ LEFT 5Ip_ � ELEVANON - OPTION' 5 SCALE: V� • I' 'L 3 4Q -Im PL/4T I -IL b.IT E -L 18'7-1/84 . STUCCO T'P 2NE> PILC:sE LEYCL �INIBw PLOOR EL FIN SN GRADE %ff HOMES REVISIONS: CITT SU®MITTAL n-F6-iy CITY CORRECTIONS OS••I; SEAL: Z a �N�o Z o� (L� u Z wO LdQ 0 a� z 0 (� Q a DATE: Pre -03-13 JOB NUMBER: 1306 _ E3 ELEv.4TiCDN S RJT HOIMES PAIRED UNIT TYPE 4-4: A PPROVED F LOOR PLAN SHEETS (4 OF 6) 0 aly mwl rem ■ Lo"dght Qo M Fdgh Rnwm DTJ 0Ig1. Ina 2W3 11.1. PPd2]'1Ad PARYigp.. PAIRED 4-4 UNITS APPROVED FLOOR PLANS RECEIVED JUL 07 2014 �' IF CITY OF LA QUINTA COMMUNITY DEVELOPMENT L-0>' l:y,:154 y v N I14 15- f?'`r.53 MAIN LrzVEL FLOOR FLAN D -U DESIGN ARCHITECTURE RfANNW. LANOSCARF ARCHrtELTURf DTJ OF90N, Inc IBB, Ninth S"O, Suite 103 8oulear, CdomCo BMT 3014417533 T 303 443,753, rvRAtjdnign.com BOULDER TELLURIDE ows 2 W Age e 1 mos qkff R.tT IiUYB s. Lt_C PER DRAMN4 nth ' Th9, Bfl v1iC+rm tn6FAfR01' 7sa�Da+ µx 2043R51.as awc ouu 05-02- 08-03-0! Mm TIRO MAINZ LEVEL FLOOR PLAN SN NUN It. A2.1 P4-4 -Z -a 7660 5H W/ 2660 SH W 266o 5H YW .Sq, 1) (1561., 9q, 1) r15.,f., 9q, 1) oR 2620 TR 2620 TR 2620 TR " ('.solo, 99, 2) (3e.f., .39, 2) (5.1., 95, 2) 1�9 3°.�• y„0• g,,q• 21-11' MAIN LEVEL FLOOR PLAN - B 121 1!4'=1' -Ox MAIM LEVEL - 65-1 5.1e. UPPER LEVEL - 665 S.P. TOTAL = 1950 S.F. ■ Copy,l9MQa ,w ■elm Ra.rM,1 ora D.+a,, lu. 2W3TOTAL = 465 S.P.. COVERED PORCH = 114 S.F. rt MAIN LEVEL FLOOR PLAN - A MAIN LEVEL = W1 5.11. UPPER LEVEL = 666 S.F. TOTAL = 1550 S.P. 6AIII = 465 S.P. COVERED PORCH = 45 S.P. ..nqd �cnd4s�qqaaxix�t■df,trau� �ISIg1. fCA �p�ll eODrt, d OY .Ft. eipL9 ,.ater Nq{xer .toNaedrer an ear x.rl.c U. -d- 2. F.rud Air MIL - f -kU c buotlon air. Gaartl.,a'a r.ga"...nL. raLh m lmb~'e.. IColkpkl t ed sada �iel.. k.. P Tgt on fFA Mod otfonn. W, d`ow or FAU RdxL7astLf.r aW nxJd.l •. 5. Not Lined 4. GODcr■te AGpad - Canort.t. ad Waaart _.h. I � klall .xWd no! Iwepport b' �v9 gad.. A. S. Flph.r and wyr- V4xd try.r to .xbrbr p.r s.h and prwld. �alk/neln up R■, 6�.ral nolo Wld far x Mall.. FY ehsr wv�e drab and hot and sowabter apply to wa./.r .n wall box. 6. El.strb ralg..0 .A -wt hood above. ab. DVat. far Wtdwl rrmmggr� v.r6N.11an .hall be M Mid mrd shall haw .nl.."ift .R.rlar eurfaw. (GMC 504 Y. Ra.Mkprator epau - "d■ " mater water supply. Ink.11 17' dv,p cabk.b abw.. 5. P.W. kIVIM .td Wh dWVA- . Millper movsawanladr . 4. 42' Dr.dda.t bor. 10. 56" In ba.. r *huts W solid wrt- mat. Por bulW IL 42' tall apps mil cd*.t.. 12. Gxag. In sPllkg h.ltft. I& Bulk in cabkrt pantry. 14.pante, olo..k - 12' hop sh.lws, flet .1114 • 16 AP.F, 1.1(1.1 i.r ■ IS' orG- 6.. ksFa e.,. Al" for datalti. 16. 55' hT hDo well. R., -La9- I1 . IMV, I Iron q�M ra11. a. R., uM b. Re, Will 16 6x6 wood ttrlber wW m, Re, II/VI 1. W. Rod ad "it - a. shhppN rcd • 6T APP. Wth "If above b. dabl. rod . +40' and +60' APP. .0 M.If abv. top rod. 20 AEite Au.Fw• itemcvNk. 22'xS0 ep1 n"n R"56 Lott 1wAYOW. ProVsl. 12- hinmtf{Dgs .t @tma of opwwa. hi osc..i "Mvd . s0 0Pw1 R4vkJ q41x"" ==1t.aat..-tth at ares. 21. meI~ sCbr,.0 22, P.d..tal .bk W , Wr.r abay.. 25, Val1Cy ape wbh414 W wlld:u mat. pK b0d r. G" 9,a',jo"ver wat.r .book t�lr. stx�rsl Frwlh .1Fr top OF hask.plph W 7' APP. Ft. AS.1 Far d.lali 24. .Vb bunk eF„~ baso feL1* wt.d on plan). IF hot moyp.d d,c+..r pan *,*PM A .halt b. tW apo., earepastron of hot aed .Rall n. Ailed rdW wrier nr 1nap.otlan�412A1] 25. 5"H.r s 1;6rd wa11.. Dt-wa may Vory Iat and eIt. c. dltlans. R...I.vatlon. and 26. Bdwlw w pod resile, dW. el.ne BroAds roWlr*d oWaw el for .s unit. Ib, .Irrvatla■. TI. "t Iran got., lb, IVD12 em. AP Lht n alo.wt - 5 shA- It ■ ■ +16' APP., W doll tr . IS' oma_ Sh.W.e to b. mmrmum hplh M Gos.t. 2q. Hoes DID with �lm pr.v.nbon d.vlu. (CPC 605�6� Sd. 7' dlan. sms. fVl.d .tool 56` Wtt, exnb.dd.d hip eomrt., evb.taMi7.l pro@wtmn Iar wat4Yratwo+d ureas. 1(1x11 v.111s1. 4nPasS. Cl,, 5D5, . 51. LM W wall blow. 52 14..1x. ka A - W. 50` x 60' acrylb Wb W .honor h.ad. 94. g' r 'x' gam. bd at walV%1fi and h.u.. ., ti, I s for mor. d.talle. 95. p ap bd. d odmid. or .t.lr, (Ge, 100599 , x° 36. M.dbw c.bbn k. 51. 000r bila . R -S ud U-1 1.. to W pacaanLyjsPer CDG 55. Door ■ .toctu,d w..h.r and d�.r mot b. 1aw.r.d toprowy loo aW nate makeup .1r op.nry. (Gh1C. 54749-1 Sq. M.0lanlsal sofRt ab-, RE, D.t.11 IIN1.3. Lo �,�'V A is 'R Ott � I D -q DESIGP ■ RITE -RE NINO DT3 DLSIDN, Ins IBBI ftLh Rreal, Suite IW huller, Colo,& BW02 T 30.14437533 13G3443,75: xw. atja Wqi - BOULDER TELLURIDE 1 f ..II''� A��% zkm r trirtw.tw Want S 171M f�� F`�NLa�t�p "C N � 0 C4 W LL LL OW Q O i UN ;JY Oomms, to Bcr1>: PER DRAWIN DR4■N ff. TA13, BF mum W.. BFA/RO RRamf NO1 2003051.2 MM DAM. 08-02-0 Dtvlwm+s' 06-02-C OB -03-C 44(1 T4Tw-. MAIM LEVEL FLOOR PLAb Tim mum . A2.1.' P4-4 mav 0 rMM ■ OaWNMQa. W.- Reewred OTJ O.WV... 4 �_--.--_ - - - ----------- -� I I I } I I I I � I I I I I I I I I I I I I I I I I I I I I I I I I L_ -------------------------------- I I I I I i I I I I I L -----------------------•r I I I I t rti r- I ELEV. $ PLAN 4 25'-6" I J i g a I T 4T0' � 7 PJIaTIAL PAdi71AL ------------ P, 7 • ELEV. B -.-. FLAN 4 Cod I UPPER LEVEL FLOOR PLAN DTJ DESIGN —QS—E nRO 1—TURE DTJ DESIGN, Inc. I081 NbIM SUa 4 9w1a 103 Boulder, C*,Rdo 80702 T 307 4417533 F 303 443.7574 vrn.dtjdmq...— BOULDER TELLURIDE +ARrijr�� i3 A 9W_ 7110RP ZAM 19 S 1 ZM s N o� c� c m oc � W LL LL W C. o, o• Q: C U N L e B1'i i{dNTB.s. L;.0 sr PER DRAWING D N M1 TAB, BFA CHEU•:v BY: BFA/RDN PRWE K. 2003051.20 lsv E WE 08-02-04 SONS 06-02-05 08-03-05 UPPER LEVEL FLOOR PLAN SNEET NUYBER: A2.2 P4-4 H 1 UPPER LEVEL FLOOR PLAN _ Ass /4'*' -0° ~ � -' UP"M L"L m 663 S.F. --_no -b eu.+ra ase, awe+. Nr. +v. a. a WI wakrl• N rel fo not+rorr J m I'DO, p+l. iWaaT1 pq� !MP ixMiW t4 o2F4IW ,91 bf a• f'xnlh�iaidl t pO khat 7 R. ser M t seahe l wo &W._p+• ali aUWr&q Of k 606WAWA �9,jl Af,Fel �ad rmdeil SMAI res MIWrfG l3e�vlons- 2. Forced All VNI, - ft -Il -Wmli n dr. Gmaerdhat# r gvW*_ma rrnee'Ikaail pd*%4uchIr t 4'.- rbr 74Aronicol . -' lacer w aarNactwer and modal e. 9, Not thed. 4. . dad - concrtote Pad svaea ttw mach, u 11 extend rook less HIm grade. B. 9. Warder and 0hK- Vern dyer to extalar pr code cad provide 8•nZwo uuqq Ib, bewal Acte s4 d man pplg t. Hooker mall bah and hot and odd watts rgply b wastrr h woll box. 6. for kAlaAeri veNlialtal sfap br of m.td and .all Few nte.ear erfab.. {Gfx, &o47i 7. Refriwator apace - Provide Ice molter water .apply. ".1411 12' deep aabhets ob". B. double WSc11en strlk wPaarba 1' al and drn.awrr, stern pr bs ars as 9. 42' Breakfask b, 10. B6° hxf bast cadet. w/ solid .Mau I L per Wilder. ll. 42• toll upper Hall cdh.te. 12. drags In ceiling heft. 19. Milt -h c kk t pantry. 14. Pankr� closet - 12• deep shehne, Ret .felt a 16 APF., remalydsr • Ib' OL. 17. NZM re, A5.I far dekollw 16. 66' h0 noir 001 Ms. 4/813. IT ratI Iron d rall. a. Rn lro1: b. R., 4/21.5 16. 6x6 wa.d thbr WwN' R., 11/171.1. 14 Rod and self - a. =rod a 61' AFF. with .elf above b. dabb rad a MO• and 460' AFF. with shelf obv. tap rod. 20. AIM Aaaee#- Raalavvob(e 2.?. -W, 6pf{I cath 11-76 iX0 V-WtW. Pro-ld# IZ' flr�gl aaffisa 4t go- of opmkq. KAPM of 90` clew* Tiaadraam do" eae.es a aravwo a per r<vr t l�ht rMµ e nam ntah' oPaa..�4� L7cde >f.40 at ascan qM'". (GB6 IS'OS,I, - 21. MIlbn Urso cabket, 22 Podestal .kik w/ eilrror dxrve. 25. Van bat. cabHte w/ solid surface mat. veperr wider. 6" Jo too over watt cbeet IJhre shoMl. Provide mtror fraA tap a baUaplash W T AFF. R., A0.1 rot detalle. 24. .fab WK 04- 1%- (sir. naiad G1 pavl. If hot mopp" shower pommmm tsea, It 01iw cl �r lfgr brpactlon. [CYR At247�1 lfe fNled 25. l5dorlor wall.. Dnreslas maJ vgrq pr bk and sit. kions. Re, elhatbn and rhesraps dvevtlys. 26. Exbrlor ere pad wolle, dher.laneprovide requked cIoarm ces for a unit. Ib, elevatbn. 21 nought Iron gt., W: II/DI.2 ehn 25. Lkw closet - &.helves - Nret eMlf a .16' AFF, remauder • I&' oa.. 9teNes to tNr mmthplm depth of closet. 29. :b NO m.ovalWlam pr__u n derv". (G eW5.11 52. X dam, can. fnkfd steal papa, SY tall, -- fte carrrele, .batastot {rot.otlal f rra kaater hA n'om .pfaicia "ms,"ms,C&z etAG 30&0. 9f, I." of AGO belaln. 92, Mrc7vslbal chore. 9B. 90'x60' acrylb Wt w/ Monier head. 94. Q' T1�e x' ba at walVcenhg and tla7ee wdfle, R., Sinal noY. eYf Ir mon details. IOW93. 0'987U Y %p. bd. b underside of stat, (GBG 56. MedM-hhe cd*iet. 39. Door b.1meen R-& ad W cies to be wlid care, eeR-eloetg, and tight Pft%T pr GBG 902.4 .)0. W. Door a staked "oeler and &W must be louvered t0 Ida 100.q. Inch ah opewg. (GMG ".9 M. I4echanlcal wlf t above, RE, Detail 111019 DTJ DESIGN ■ arecnlTccua+z u+wxr+rte .Nt.,.,:xnuwl, ora DESIGN, Mc 1001 N st-1, Suila 103 Wder, Cdorado IM04 T 303.4437551 F 303.443.7534 x dtfdmign com BOULDER - TELLURIDE s 4e. PER DRAWING MUNIN W. TAB, BFA CHMK n Br, BFA/RDN PRO' No: 2003051.20 wwE mm 013-02-04 WIMaNS' 06-02-05 08-03-05 sneer - UPPER LEVEL FLOOR PLANS MM NUI . A2.2.1 PA -A PAIRED UNIT TYPE 4-4: REVISE ) F LOOR PLAN SHEETS (5 OF 6) RECEIVED JUL. 0 7 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT FIRST FLOOR FLAN - OPTION 5 SCALE: 1/4' - I'-0' FIRST FLOOR FLAN - OPTION A SCALE: 1/4' - 1'-0' HERB REQUIRED VERIFICATION, THE COOLING SYSTEM BRYANT 538AER048'T•C• INCLUDES CREDIT FOR A 11.0 EER CONDENSER A CERTIFIED HERS RATER MUST FIELD VERIFY THE INSTALLATION OF THE CORRECT CONDF-NBER THE HVAC SYSTEM HVAC INCLUDES CREDIT FOR VERIFIED FAN ENERGY. MEASURED FAN ENERGY MAY NOT EXCEED 0.58 LU/CFM, THE HVAC SYSTEM HVAC INCORPORATES HERS VERIFIED REFRIGERANT CHARGE OR A CHARGE INDICATOR DISPLAY. THE HVAC SYSTEM HVAC INCLUDES CREDIT FOR VERIFIED ADEQUATE AIRFLOW, A CERTIFIED HER RATER MUST DIAGNOSTICALLY MEASURE AIRFLOW OF THE HVAC SYSTEM, THE HVAC SYSTEM HVAC HAS THE HVAC UNIT AND NO MORE THAN 12 FEET OF DUCT5 AND PLENUMS LOCATED OUTSIDE CONDITIONED SPACE. A CERTIFIED HERS RATER MUST V15UALLY VERIFY THE INSTALLATION OF ALL DUC75 AND PLENUM56 THE HVAC SYSTEM HVAC INCORPORATES HERS VERIFIED DUCT LEAKAGE. HERS FIELD VERIFICATION AND DIAGNOSTIC TESTING IS REQUIRED TO VERIFY THAT DUCT LEAKAGE MEETS THE SPECIFIED CRITERIA. PAIRED 4-4 UNITS I' CPVC RISER -BEE FIRE PROTECTION DRAWINGS REVISED FLOOR PLANS �''ga6iwnR .reATDR • PRwB•D eclP�uTTeR A•.R 6a6Rtd]Ri1E REON�NI]y YINF wVACT�RRRD DPD4+luT'4Dq w+awr Rralr+wa•:+e �w z ao'mTR.T]aFFwDr,A� AATD xD'yR.a��+R Nz�v l]{N At LL wTDM KrDpMM glr f.]AM 9tl YDIi DR]N!t sE b•4 E OUtI]YAl d Du..DA6 ANp T;gRN 'r`¢� YD ]n.ApR LRH r+IM i'+6T1 N]W4�P �� petit lalb]IIY.lD.e YRN tlli 910 OBB R]CTDD_ IpMR !DR•MAtWI LaBY..R]KRR MHL:-!�R�6 i�PE61 ND�RIY'�O'RB GCI]1]Ral. D.t�E'A••'POR WY[R .0 ATRRreaDDPeDeARRY oV `Y>pRi'v>•WD+[ eDB -: J:.] acx W'p4C '19•JCa1M FORCED 41R LLVIT - f%h IDE C `1B:JBTIpy AIR COOROmare W IRJ+eF]TB WITH nANW,AD111RER'B AMA— ARD CODE REO]RD:neNT6. Mq]VT Qv b' NMN UOOD pLA}FOIeY BeB MDCNdNICLL DRAUPNG FOR FAU HANRdCNReq AND I'TWEL NWCER i. 00-clo[R A.0 1A0 - aCAORErD PAD el1RFLRC'ty MGCx DD,1R.;(4i D,.ALL D3rtt NOT LSDb iHAH 3' AGM ARKCR !Y! CVSL _ _ i wae•aR +Azr DRRpx - w DATER ra RDPPoG>&RATOR SPACE - F'MOVIDE ICE M4[eR ODR61Y .1T Y WITH GARBd6E DIBFOBAL •RDF! ]aRTARL PER MdNRdCNRER'6 B. 41' BF¢A1aABT BAR D. Hpu BS CdBWeTB :W 90.19 BUR<Ace TATE— PER BUILIL DER b. A]' Td UPPER CABINETS ID' ABOVE BAD CABmeTB II. CHdNGB M GeILW6 Ne16Hr Il, ARTRY CL 7 - Il' DEEP I—VE6, FIReT B ELP • I6' GFP BMAWDER . 13' — IB. WRWONT IRON GIIA- RAIL, A -BEE DTL ..0 Id ROD BUELF - A. BRY.LE qOp a 6T• 6 WITH Be LP ABO L DOUBL_ ROD . J0' I NNJ' M UNIu BNELP AewE TOP ROD B. ATT. ACC.EBB - REIT ABL. ]1x30' PANEL W}H R.3e BATT W&ILATCti FRONDe I]' N16N BARLee AT BIDER OF OF2NW0, nWPaM W 30• CL IffAD ABOVE ACCEDD OPBJWG P__E A FSIFIdNBNT LMM PIXIIMe Wln]W IiACN a OPE! OCdTE BYIITd AT dCCEH OPEHWG lCRC R--BOI.0 Il'_ETAL WW al nIRROR ABOve b, ANITY BABE CARR 6 w/ SOLID BUIRF nATERAL-9 BUILDER PROVIDE nIRRORRYON TOP dBAGeBPLABN TO 1' AIR BEE A6.1—..TAIL. I0. -BUILT DUGIER BABE 161. NOTDD ON —1.. P HOi I^OPPEO SNO]ER P4 IB U9EO, IT DHdLL BE INBPECTDD SOH COY.PLET O} HOT MOPPINM ANO 9NdLL BE PILLED WTH DATER POR IN9PECTIOV lCPG ]®. EM6RIOR A/C PAD WALLS, DIII—PROVIDE RE -IRE. CLEARAN -IT -- WIi. BBE ELe—TION ]I _ CLOSET - D DHBLVe6 - PIRBT 6HELP . IB' NP, RET, ER . B' = WE—B TO Be NAS, OEPDI V CLOSET. ARE—TI— DEVICE (CIU 6991. B 23 1' OIA CO.RC. FF -LEO STEEL PIPE 36' TALL EFIBEDDRD W W]ORETE, PFOVIDIW. BUBBTANTIAL PRO CTI- F -OR WATER HEATER 6 D R/MUCe FROM VEHICLE MPACT —308.1. ]A LINE 1 WALL ABOVE ]D. LM CP WALL BELOW -BEE ROOP PLA0 AND ELEVATICND POR ROLP LINE VARIES - —I W BCNBR ]L 1•RCHANICAL _AEE - HN!R RLreD SHUT IIP CW M THROGH CEILIIG 66ARAGe) 21 30x00' ACRYLIC TIB w S—ER HEAD 10.y' TYPE '%' -5 AT 6ARAGa C -M AVD A' SUB ATH W W4 E PER CRC TABLE R30I6 ,,h' GIIe3 AT —E".E OP DTAIRe. PER CRC R-301.1 3P. Iy9K.TB DCBM] DL Dd10R'CDMdR•f APYi 9A OCCLPANCIEB TO BE DCL+? COALDELD.CL01tRD a D TROUT FITIIN6 PER AVD N14' T. SOLID PoB lab. FOR TICAp D-cfT] OF AT LEAST 3a ARc]] o1 -ER 3► r DRD.O ur..o 34- BUILT-IN DESK 3l, -TERIOR —A- —LE DIMDTIDIONB'AY ART PER LOT AND BITE CONOITI",, Me ELEvdiIOPB ANp Ld OC—ORAd'.1 H BB? OL lTIBH ` RDFDA rD -.N RA+3 39. .—RAIL . 36' ABOVE STAIR N0— - PERCRC.3111' -AIL lO BE n01. ME EN 3A' . 3B' 400VE L VDwG • I.'O — W TREAD +0. s-DCHARtp;, DRY,]i - M ceTAII_ alI- AI, bee RA—E —DUCT 61. -a, COMPLY w/ Re O'B OF CRO R -30]x2 aL I . • R ' nL: II nl,�.A.r�AB' BAY FIRST FLOOR FLAN - OPTION E3 SCALE= 1/4' . 1'-0' 4 PLAN AREA CALCULATION GROUND FLOOR 105 5F. SECOND FLOOR 1355 S.F. TOTAL LIVABLE 1,660 B.P. 2 -CAR GARAGE 410 SF. FLEX PATIO Ill SF, TOTAL AREA 2,307 SF. %ff HOMES Chad Meyer Member RJT Homes - CDdornlz, LLC (7 60) 5 64-34 70 REVISIONS: CITY SUBMITTAL 04* -0 X' LY; 1' COR1fCT1QID1� Eyl-Y�-14 S ErD.z_: Z V � .R} N g N� Q'�zWo o I UT Qu ? W p �a zQQ W U p ra 00d) U Lzn4 a DATE: 011.03.13 400 NUMBER: 1 IgRtO 4 2 .1 F I1IRST fPLr )(DFR F2JT HOMES T — V is OFT•T �yP�I B' CLGJGPT Ll K RPh sc [31REGT 4 I FAUitDR' 0 � _ � V ✓0 — II „ 4 0 Ak 2i` -II` 3'-TYa' �• � 6'-934' 6'-IOY4 1 3•63�4 4,_4y, �A 5j i - C7. ;R 21',rl' 1M. • S. 6,_934, +--0• 4'_3' 4,-4, nd"' 1933 037. (�l Ms513T�R 6ER 6�RM i OFT 8' CLp_l�tr S'' CLG/CPT A.4, 3I-10YF W.. La d ip TESTING IS REQUIRED TO VERIFY THAT DUCT LEAKAGE MEETS THE SPECIFIED CRITERIA. L 3/igATnR.IAriR • R.CkJIF 09-YF1Prpfl. lJTHTJY.APE Iwpt�•]rS Y5, rI+R/AOTBwEgy M CtR4A}rPi arKl :OIYe IfTaAwC IVTA AT'ID. OP'FYiB-3W PMrimUl! Uo ryry}ERATLwE' REf_'a thT[aIL BRr rO C,Pr- A}ypT'.R P'PR S-,ai-L Rw}Wy 'Oim `IR'"J16TS !4} Y41i *uVArP•Y !H! aRbwO AKp R4 m �dHlwcnv w.D fffflmff� aBH rRALL. wLwtrr A]glgR:.BL HGF• BULD�AB ��� re�emE�B B�WA, sOSla � D'Rty,.G4 mM1T P+rOR H.f�4t3'9�1'M aYelYm�'G 1, �C : LCs:. Hi�R HOMES C:ORGED AIR.. - PROVIDE COM3UBTICN AIR 0016MAre RGLIREMENM WITH M ACTIE¢ER'0 F11. 4—CWOOD 1ATF— EBeE I"ECNMIICAL OMWMtl OR FAB nNUFAc1URER AVD 11. WP!— xm� •,Prrwr� -x:.'- rw'rc.r 'a�Al.l r,a3Ev9 Ma LEM r,yq 9' slfV! aRAO�.PEq . 1 ssx-3R AV ORYLR - •&r, "3RTER !. B9trERaR �RCiOa ,w' niblg/:D{yr/RaR GW. ru arloa4R u. r b •oe .v+'�. a �m n�o P3'3D,eDB WART. DRAM ga Hv^- uta coLn I I.R •w ..j B GABRdNGe WIT. E.1.1 HOOD AEOVe DBOTS PPR KITCHEN RA>.YaE VEJTILATION SHALL pe W METAL Arm SHALL HdVE 0`IOOTH MTERIOR B.s�xB ! B64]! REFRIGEMTOR SPACE -PROVIDE M= MAKER w MA T f3�h'! i 113 • ,':�• i:1A5T1_R BEDROOM xln ry a nareRlA� &11LDPR TALL UPPER DAEMETB'9' AEOVE BABE CABINErE t eAA'6[ H Gm,LM1Y. 1YaB1NT w cPr I1. PANTRY CLOSET - V DEEP BH 1L , PRST —1.1 • B' AFF, IINAMTYeq a 13. 04 13I GUARD MIL d a - 9Ee M —12,A II a' cLwcP J b. OOUTlTE ROD • -,0' . d0' A1P'WTH BHrLP eBOya TOP ROD PA. 4TpC A—ft - REMOVABLE 9]¢30' PANHL WI}4 Chad Meyer I Member -3B "TrM LATIO, PROVIDE e' HIEN MAI AT n DEB OP OFILNMG, MINevAY 6 3mCLEAR NEADROO.1 —IoP (7681564-3470 �ING_��r LKHVT RA"'a wr"M� SBrtCH AT A«aa OPENING fcRO R-B4T111 T f3 ✓moi PIN 5. MS.4reR'IAL JeJAL BABE CAEMETB W SOLID EU PER pUILDER -De MIRRORPROM TOP I— w BACXBPLABH TD T• APP- 9EE ml PCR oeraLe a 1Da-EUILT BHO.IYR _aa I.. _. aN 1-1.. CITY SUBMITTAL 11.26.15 E HOT MOPPED 9HGlER PAY I9 Wso.. IT SHALL efi INBPEDT@D W_ cOMP'lPn[M w LOT T O . AND I CITY CORRECTIONS1D-1; Z % ]0. EXTERIOR A. PAD WALLS, DIMEN01pNp PRO.^OE (30F 0.3.3 5.n ]L ! IN@, CLOSET - 9 BHEL'20 - PIRBT BISLP v 4' APP. rBMAMOHR v IB' OL. SHELVES TO EE MAX DEP1Ht CLOSET 'BBp ZZ NOSE BI50 W.TN rKN-REPOVACLP eA-PLOW PI@KMT DEVICE, fOPC 60e9, m0i]I ZE Z' DIA, CONG FILLED Breel PIH 36' T,4LL EMBEDDED M CCNOI6rE, PwOV10MG BABTANTAL OI FOR wl—f He4TER A1E3 RANAOE Rtl'1 ---cET veHICLE n,PxT. me 3BB.0 SEAL: ]A LIN[ OP WALL ABOVE 9S. L- OP WALL BELOW - SEE ROLE RavB A'm ELEVAT OV$ POR WOGY LME 1AIRIE6 BY OeSGN BC'6M! 2m MECHANILAL cHABe . HOUR MTeD -T !P OHABE THROUGH CEILi140 OF GAMGEI kr 3ennG• .'CPis'L'L -..'S r 4� \'![R ,-EAD AT CR3016 AND Y,' CaIIL I x� 29 !f' GWE AT WmBALIDa OF BTAiRE, PER O,G ffi'•14''sl/;' 6'-93�q' HP -qua CAS`�T x� H 'tiNR CiTLIT, S-3 MU •I xcuPM:cIHB TO 5E s — v. '•.I'sBRAu r Ea° Amfx BTAur ROB+.e - rv� MERrrE1A, rYr.1 +,M,p.s,1 TO r3CrWBViEO BEruEEN SA }Y dEpJe LAwMM1 N00M0 oP TREA0. YOBMG I 3'_ry' 6' �. ',� 3'•b}p' a.A._ EE o,E1LtlW, Y AND I I a BST ecLID RleeRe. YONOB!6 :IIRpIpRiA FOR TREAD DEPTH CP Ai LeABT r • Rs +A,s 3 -iL 1" -.cc To — , A -PP S. ARCH OVBR — — ,� — fa OOrIrRED C5 L •Ks Z u. 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AND I CITY CORRECTIONS1D-1; 111 5E PILLED WITH WATeR FOR INBF£CTION lCPC ansa ]0. EXTERIOR A. PAD WALLS, DIMEN01pNp PRO.^OE !Ul!I�O CLEARANCE FOR A/C IT SEE eLEVATBxn ]L ! IN@, CLOSET - 9 BHEL'20 - PIRBT BISLP v 4' APP. rBMAMOHR v IB' OL. SHELVES TO EE MAX DEP1Ht CLOSET ZZ NOSE BI50 W.TN rKN-REPOVACLP eA-PLOW PI@KMT DEVICE, fOPC 60e9, m0i]I ZE Z' DIA, CONG FILLED Breel PIH 36' T,4LL EMBEDDED M CCNOI6rE, PwOV10MG BABTANTAL OI FOR wl—f He4TER A1E3 RANAOE Rtl'1 ---cET veHICLE n,PxT. me 3BB.0 SEAL: ]A LIN[ OP WALL ABOVE 9S. L- OP WALL BELOW - SEE ROLE RavB A'm ELEVAT OV$ POR WOGY LME 1AIRIE6 BY OeSGN BC'6M! 2m MECHANILAL cHABe . HOUR MTeD -T !P OHABE THROUGH CEILi140 OF GAMGEI kr 3ennG• .'CPis'L'L -..'S r 4� \'![R ,-EAD AT CR3016 AND Y,' CaIIL HpIBE WWAALLB POWDER GRc TA E 29 !f' GWE AT WmBALIDa OF BTAiRE, PER O,G ffi'•14''sl/;' 6'-93�q' HP -qua CAS`�T H 'tiNR CiTLIT, S-3 MU •I xcuPM:cIHB TO 5E 6afJ 0.O0.9B:I•Cl.,J5n4. AI -0 TkiH! FITIMG PER — v. 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SUB FL, 6 L<1p�"C LE'/EL a TS7. $LA d MAIN LEIS �lr-- �k r PAIRED 4-4 UNITS ORIGINAL (APPROVED) AND NEW (REVISED) ELEVATIONS BARREL CONCRETE ROOF TILE, TTP LINE OF EXISTING NATURAL GRADE ]NG, ••L PQ4 LEVEL EL « Im'-1-3n FINISH FLOOFd WEADER A BILL TRIM SEE 3 / 4/DI7, TYR Fi EVISIdNS: GITr %113M"AL 11.7i•ii CITY CoRwcnoVS 024b -w S `AL: Z :3 V H: U'f Q Z d �I�71 0 LU n4 Z LU , 00 g a RATE: C9-43•ti JOB NSJft4E3ER: 0" 1- A EEL-Er C)NS RJT HC]iViES 13 4 STIlclw FRIM IF 7 I z --BARREL GONG. ROOF TILE" HEADER �•—q� a a SILL TRIM RE: 5/0I,2 RAFTER "a. °,fed = O LFPER LLi+EL V F STUCCO =� TYP. = 6 MAIN LEVEL AUTOMATICALLY ILLUMINATED BUILDING ADDRESS LOCATION SIGNAGE BY BUILDER tr J TAILS R�Tf 4 —1r ➢1.1 >.00v 7 JStNS RZ. I4,y11 Y PLANTER L FINISHED GRADE SHELF, RE: 1201.2 ,�fJF2lC.INAL =BONY ELE`�l.4TIO�1 -OPTION B (DVE - ELEVATION - OPTION B SCALE: I/4' I'-2' FLAT CONCRETE ROOF TILE; TTP. 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ROOF WIN ■■ on ■■ �/ �■■� ■� ONE wno ell I� ■■ �I � IORIG-INfi1L RICx IT 51L']E ELEVATION - OPTION A �/ 0C.1LEo Vb' 1'-0' T_O.P p UFPER LEVEL_ 12 �4 TO, &E3 FL_ L UPPER LEVEL _ 7.O.P^ ® MAIN LIfVEL�� fO. 9u.A. q MAIN�EtEj, 4- EL a'4 t T �3 2ND FLOOR LEVEL HL IdD'- Y h S AC PAID Ix[¢LL A I FIN15" FC.C'K7 a 9TUCC0 TYP. LINE 1 EXISTING NATURAL GRADE NELU RIG -HT 510E ELEVATION OPTION A 9GALE� N4' • I'-Ql+ ••-•• '• q6ff HOMES REVISIONS: CITY SUBMITTAL II.T6.1? CITY COMMr-TIONS 07-10.14 SEAL: Z N o N W4 0 a Z Wo p p/ o a U. O Qu �w QQ� W Upon o Cn U m a DATE: 09-03-13 JOB NUMBER: 1306 2-A ELEVATE O1�lS RJT H01 AES S7�'!.A7 4FA. °L. • 1iP¢� LEVE4 FLAT CONCRETE ROOF TILE, TYP. PLATE HEIGHT STUCCO TYP. `2ND. FLOO�K LEVEL Y� EL n I URl slNAL RIG -+-IT SIDE 5LEVATION OPTION e 9G.�iLE va• r -m° NEW RIGHT N B aIDE ELEvATION - O—TIp s�ALE, 114° I'-0' BARREL CONC. ROOF TILE m 51LL TRI RE: H/DI2 ------------ �— FINISHED &RADE STUCCO T"P.. LINE OF EXISTING VATURAL GRADE TOP. / 4�TR LEYL'L�o TIP, , TYP, 'm j 12 �J T.O_ SUB FL t.':F`F`EFt L.E•!eL __ TO P, at MAIN iCYLL� PLATE HEIGHT 211:D FLOOFL LEVEL EL � EL a m' -m' � q6ff HOMES REVISIONS: CITY 5U6f91TTAL CITY CORRECTIONS 0Z -10-I SEAL: Z V � In O a Wo p Lu pQ LL Q U Z w >� ) UQ47 iQ1 o a V a DATE: 05-03-13 JOB NUMBER: 1306 2 -� �L.Ev4Tior�s RJT HCIMEES PLATE HEICsHT E L 2--I/9- 5A 0E2ND FLOOR LEVE=L L a®' -I-3/4' FINISH F6..©OR OVERHEAD DOOR BJILDINO ADDRE55 LOCATION, SIONAOE PER BALDER CRIGINAL REAR ELEVATION - OPTION A kl�SCALE: 1/4' - 1'-0' 6 PANEL OVERHEAD DOOR - f ® UPPER LEVEL,- m3 T&OLtJ6 FL' _®UPPERLEVEL - ti NEW REAIR EL-EVATION - OPTION A ${.ALE: 114' . I..,. �. LINE OF EXISTING NATURAL GRADE q6ff HOMES REVISIONS: CITYSUBMITTAL 17.26-13 CITY CL aaS'Zj7ta 8 4XI-10-14 SEAL: L� T z_ V H O �Q o 7 L a �tN WLU Q V O O0- Z luj Q 0 1: Q W tj o 0 p(\ 1 N �J tJ In LL 0: a DATE: 09-03-I3 JOB NUMBER: 1306 ELEY,4T101VS F2JT HOI\AES T.O.P, � UPPER LEVEL 5TUCC0, TYP- TO, %B FL o UPPER LEVEL PLATE HEIGHT EL IB -2-7/5' STUCCO TYP _ BARREL CONO, ROOF TILE Nr r124��r A WROU55HT IRON GATE �— 4 PANEL 'til M2MATWALLT LL. A4NATED OVERHEAD DOOR WOO* + 5'5 LLeArk;7., SIGNAOE PER BUILDER ORI zIE ALEAR ELEVATION - Qi=+TdON B R BGALEs '14' r p' -p` &1\1 REAR :=LEyATIDN - QF'TICJN B 13 n �d L1 HEADER ® SILL TRIM RE: 5101-2 4 PANEL OVERHEAD DGOR FLAT CONCRETE ROOF TILE, TYP, PANEL OVERHEAD DOOR 1114E OF 2XI5T11* NATURAL GRADE 7AP. � UPPER LPY='L�� -W m __, T.O_SUB PL_6 UPPER LEVEL � __ TOP,®MAIN LB.'IEL BUILDtW, PPR 55I-OrATIO &AIDING IGNAG 55 LOCATION, SIGNAGE PER WILDER P ._�.,, To. Stas• FINI5FED GRADE PLATE HEI,—HT EL — DECORATIVE SHUTTERS SEE DTL 6MI2 — URO,IGHT IRON BALD RAILIWC SEE DTL B/D.2 2N- FLOOP2 .E VEL STUCCO TYP. RINy 115-4 FLOOR J6 HOMES aL. . - 9¢'-I-3l.s• CITY SUBMITTAL IN26-03 CITY CORRECTIONS 02.10-14 �d SEAL: RF•V I9si -LOOIR :13 V ((ZZN Q'�tZwo 0 w QQ LL O dU Z � j Q U it ci W U O o cn U L Q a BARREL CONO, ROOF TILE Nr r124��r A WROU55HT IRON GATE �— 4 PANEL 'til M2MATWALLT LL. A4NATED OVERHEAD DOOR WOO* + 5'5 LLeArk;7., SIGNAOE PER BUILDER ORI zIE ALEAR ELEVATION - Qi=+TdON B R BGALEs '14' r p' -p` &1\1 REAR :=LEyATIDN - QF'TICJN B 13 n �d L1 HEADER ® SILL TRIM RE: 5101-2 4 PANEL OVERHEAD DGOR FLAT CONCRETE ROOF TILE, TYP, PANEL OVERHEAD DOOR 1114E OF 2XI5T11* NATURAL GRADE 7AP. � UPPER LPY='L�� -W m __, T.O_SUB PL_6 UPPER LEVEL � __ TOP,®MAIN LB.'IEL BUILDtW, PPR 55I-OrATIO &AIDING IGNAG 55 LOCATION, SIGNAGE PER WILDER P ._�.,, To. Stas• FINI5FED GRADE PLATE HEI,—HT EL — DECORATIVE SHUTTERS SEE DTL 6MI2 — URO,IGHT IRON BALD RAILIWC SEE DTL B/D.2 2N- FLOOP2 .E VEL STUCCO TYP. RINy 115-4 FLOOR J6 HOMES REVISIONS: CITY SUBMITTAL IN26-03 CITY CORRECTIONS 02.10-14 SEAL: :13 V ((ZZN Q'�tZwo 0 w QQ LL O dU Z � j Q U it ci W U O o cn U L Q a OATS- @B-03-13 JOB NUMBER: We 3-E3 E L E V,4T i (=>Na RJT HOMES T.O.P ® UPPER LEVEL 5= Ir � �3 I¢ TO 506 FL, d UPPER LEVEL A 1 T.O.P d MAIN LEVEL 3 .a If r < dI X3 O Tt!-'s1 1S d MAIN LEVEL �.a�.________�_�__�....�.�..tr P..ATE HIEkSWT EL w - 16'-2-17 ` 2ND_ PL2 7; LE'✓'. =1NIS44 FLOOR EL w m• -¢T FINISHED GRADE FLAT GONG, ROOF TILE 1 ■� Now son ■■i ■� no ■i t (- IG[l AL DEFT 510E ELEVATION - Of—, ON A_ SCALEe I/A• I•-$7' BARREL CONCRETE ROOF TILE �.. T:A.P. d yPPE6! 1.CV_L'i��• T T.O. 5LAB d MAIN PLATE HIE iCsI-IT L I EL I � llrrjll��ir�3' 9T1.110 TYP. e � 2ND FLG}OF2 LEVEL 00 zz) EL 1 ; TulI"1 FINISH F_OOFE _ � I EL . CEJ' _i23• '•-- AC PAD WALL l� LINE OF EXISTING NATURAL GRADE V NEU1 LEST EL.EVATIO14 - JF'TION A G 5r��: va• . r -m. qkff HOMES REVISIONS: CITY SUBMITTAL CITT CORRECTIONS SEAL: ` 3 V � N Z Z I N W O !J- � Lll z n a � Z 0 wQ 0-1 a DATE: :.]•05.13 JOB NUMBER: 1306 s RJT H(DNAES BARREL CONC. ROOF TILE SnIV4 mew rr mea , Q JamTa' ;� rz 5T0000, s TYP 42 T.O. SUB FL. 0 UPPER LEVEL _ __ LO.P. ® MAIN LEVEL _ i r �7J�!'a - • SILL TREF4 fA i F 17E. blDI,2 [� 7 tr Q o- a pp 5I I7 1 3 7 �-- TAG MAIN LEVEL- �-�D .S_.L,�_____�.. �.-.r..._____.�-.-ik .._.____.�,_ - __•. _.� _ 70. 5LABp MAIN _t!VEI, q ,r FINISHED GRADE q) PL A_TB ►iH `-GHT 21N0 RLOOR L1EV EL + 101-1-3/4' PINIBH FLOOR EL . 0'•0' I ORIGINGIL LEFT 5113E ELEVATION - OPTION a ,._g. I � I FLAT CONCRETE ROOF TILE:, TYP. ••--.--------.. — _ w _ PLL.TE NEIraNT STUCCO TYP, _ .• i� -�� 7No PLOOITi LE V.L t- \--- AC PAD WALL LINE OF EXISTING NATURAL GRADE 0NEU' LEFT .aI7E_ELEVATION - OPTION 5 SCALE: 11, . I'•�J' •�� _ FI'l+lCSl�-1 FLOOR qw HOMES REVI910NS: k CITY eUBMITTAL U-20.13 IjJ CITY CORRECTIONS _ 02.10.14 SEAL: d Z ::3 V � ,Vy N Q Z Q N 0 LU u O Ilj Q - LU ? z Q- W � na 0 V a DATE: M-02.13 JOB NUMBER: 1306 .4-5 ELEv,4TIC)NB RJT HOMES ATTACHMENTS May 8, 2014 Les Johnson, Director 78-495 Calle Tampico La Quinta, CA 92253 (760) 777-7000 RE: Codorniz Architecture Mr. Johnson, With respect to architectural designs of paired products 4-4 and 4-2 recently modified by RJT Homes, the Codorniz Maintenance Corporation supports the modifications as presented. Please feel free to contact me with any questions or concerns. Cheers,, Marry Borlik Board member Cc: Wally Nesbit, Principal Planner R�C;EIVED MAA 0 g 2014 Codorniz Maintenance Corporation CI -Ty Ui, LA QUINTA CQMMIJNVY'Y i7EVELCPME91 PH 3 PLANNING COMMISSION STAFF REPORT DATE: AUGUST 26, 2014 CASE NO.: GENERAL PLAN AMENDMENT 2014-128 ZONE CHANGE 2014-146 APPLICANT: CITY OF LA QUINTA REQUEST: CONSIDERATION OF AN AMENDMENT TO THE LA QUINTA GENERAL PLAN MAP CHANGING PROPERTY FROM MAJOR COMMUNITY FACILITIES TO VILLAGE COMMERCIAL AND AN AMENDMENT TO THE LA QUINTA ZONING MAP AFFECTING THE SAME PROPERTY, FROM MAJOR COMMUNITY FACILITIES TO VILLAGE COMMERCIAL, AND A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; SECTION 15061 (6)(3) CEQA: THIS APPLICATION IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), PURSUANT TO SECTION 15061 (B)(3), REVIEW FOR EXEMPTIONS OF THE CEQA GUIDELINES LOCATION: 51351 AVENIDA BERMUDAS RECOMMENDED ACTION: Adopt Planning Commission Resolution No. 2014 - recommending to the City Council approval of General Plan Amendment 2014-128, with a finding of CEQA exemption. Adopt Planning Commission Resolution No. 2014 - recommending to the City Council approval of Zoning Change 2014-146, with a finding of CEQA exemption. EXECUTIVE SUMMARY • The subject property was owned by the City and recently sold to a private individual, who wishes to occupy it as an office use. The property contains a habitable structure last used as a police substation (Attachment 1). • The proposed General Plan and Zoning designations are compatible with the existing surrounding land uses and designations. Page 1 of 3 BACKGROUND The existing Major Community Facilities designations were applied to the property under the 2002 General Plan and 2003 Zoning Ordinance Update. The site, under City ownership, has since been used as office space for the La Quinta Chamber and as a substation for the La Quinta Police until 2012. In March 2014, the City sold the property to a party with the intent of continuing use of the property as office space. The small public parking lot located west of the property was not a part of the purchase. The parking lot is not part of this application and is intended to remain available for public use. The location of the site is illustrated in Attachment 2 and as Exhibit "A" in the attached resolutions. PROPOSAL & ANALYSIS The purpose of these amendments is to facilitate the use of the property as private office space, the improvements for which are currently underway and expected to be completed in early September. The attached Planning Commission resolutions contain exhibits showing the proposed general plan amendment and zone change. As the property is currently developed, and requires only minor interior tenant improvements and safety inspections (currently ongoing) to allow occupancy, the General Plan Amendment and Zone Change will not have an impact on the surrounding neighborhood. The Village Commercial designations proposed will not significantly change the type or intensity of use that could be proposed for the site in the future. The relatively small site size of approximately 10,000 square feet will limit the range of uses that could be accommodated under Village Commercial, primarily based on parking. It is noted that the agreement states that as long as the site use remains office, it will be considered legal non -conforming related to the application of parking requirements. As Village Commercial, the site will accommodate uses that are compatible with the surrounding land use and zoning. The north border of the site is currently Village Commercial, and to the south the land use is residential. Village Commercial zoning allows both residential and lighter intensity commercial uses which are intended to be compatible with and complementary to residential land uses. AGENCY & PUBLIC REVIEW SB18 Review The General Plan Amendment was subject to review by Native American Tribal organizations, under SB 18 requirements. No consultation requests were received during the 90 -day tribal consultation request period. Page 2 of 3 Public Agency Review As a land use action with no change in intensity or physical development potential that could affected other City departments or public agencies, the request was not transmitted for development review comment. Public Notice The proposed applications were advertised in The Desert Sun newspaper on August 15, 2014. To date, no comments have been received. Any written comments received subsequent to this report will be provided at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department has determined that the proposed general plan amendment and zone change are exempt from environmental review under the California Environmental Quality Act (CEQA), pursuant to Section 15061 (b)(3), Review for Exemptions of the CEQA Guidelines, in that it can be seen with certainty that there is no possibility for these actions to have a significant effect on the environment. Report prepared by: Wallace Nesbit, Principal Planner Approved for submission by: Les Johnson, Community Development Director Attachments: 1. Project Information 2. Project Area Map Page 3of3 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 2014-128, APPROVING A CHANGE IN LAND USE DESIGNATION FOR PROPERTY LOCATED IN THE VILLAGE AT LA QUINTA CASE NO.: GENERAL PLAN AMENDMENT 2014-128 APPLICANT: CITY OF LA QUINTA 15061(b)(3) CEQA EXEMPTION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26th day of August, 2014, hold a duly noticed Public Hearing for review of a City -initiated request to consider a General Plan Amendment for a change in land use from Major Community Facilities to Village Commercial, for property located within the Village at La Quinta and identified as Exhibit "A", more particularly described as: APN: 773-104-017 WHEREAS, said General Plan Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA), as amended (Resolution 83-63), in that the La Quinta Community Development Department has determined that said Amendment is exempt, pursuant to Section 15061 (b)(3), Review for Exemptions of the CEQA Guidelines; and, WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on August 15 1h , 2014, as prescribed by the La Quinta Municipal Code; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said General Plan Amendment: Finding A - The project is consistent with the General Plan. The proposed General Plan Amendment is internally consistent with those goals, objectives and policies of the general plan which are not being amended. The Planning Commission Resolution 2014 — General Plan Amendment 2014-128 Applicant: City of La Quinta Adopted: August 26, 2014 Page 2 of 3 Village Commercial land use designation proposed will not significantly change the type or intensity of land use that could be proposed for the site in the future. Finding B - Approval of the amendment will not create conditions materially detrimental to the public health, safety and general welfare. Approval of the proposed General Plan Amendment will not create conditions materially detrimental to public health, safety and general welfare in that the proposed change will not result in a substantial change to existing recreational area, will not result in the loss of existing wildlife habitat, nor will it have an effect on the conditions of the existing surrounding neighborhood. The site was developed with a residential structure which has since been used as office space since approximately 2002. No change in the current use is proposed, and any future uses permitted under the Village Commercial land use would be consistent with existing surrounding residential and commercial land uses. The proposed General Plan Amendment will not result in any changed conditions and will therefore have no effect on the health, safety, and welfare of the community or surrounding natural environment. Finding C - The new designation is compatible with the land use designations on adjacent properties. The General Plan Amendment will allow use of the property as office space. Residential and commercial properties exist adjacent to the site, and these uses are compatible. Further, the Village Commercial land use and underlying zoning will allow residential and commercial uses and development through a Village Use Permit process, which would assess and mitigate any future proposed uses other than office. Finding D - The new land use designation is suitable and appropriate for the subject property. The new land use designation is suitable and appropriate for the subject property, as the Village Commercial land use designation allows residential and commercial land uses which are suitable land uses with the surrounding area. Finding E - Approval of the amendment is warranted because the situation and the general conditions of the property have substantially changed since the existing designation was imposed. Planning Commission Resolution 2014 — General Plan Amendment 2014-128 Applicant: City of La Quinta Adopted: August 26, 2014 Page 3 of 3 The Village Commercial land use designation is warranted because the existing land use has changed from a public ownership and service facility (police substation) to private ownership with a proposed traditional commercial land use (escrow office). Village Commercial land uses are generally suitable and compatible with the existing surrounding area. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1 . That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the Planning Commission does hereby recommend approval of General Plan Amendment 2014-128 (Exhibit "A") to the City Council for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of August, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ROBERT WRIGHT, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California MONTEZUMA Q 0 Q 0 z Lu Q, CALLE HIDALGO PROPOSED LAND USE DESIGNATION: VILLAGE COMMERCIAL EXHIBIT "A" GENERAL PLAN AMENDMENT 2014-128 RESOLUTION 2014- CURRENT LAND USE DESIGNATION: MAJOR COMMUNITY FACILITIES MONTEZUMA Ll a- ■ c 1 Lu m a 0 z Lu Q CALLE HIDALGO 1 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE 2014-146, APPROVING A ZONE CHANGE FOR PROPERTY LOCATED IN THE VILLAGE AT LA QUINTA CASE NO.: ZONE CHANGE 2014-146 APPLICANT: CITY OF LA QUINTA 15061(b)(3) CEQA EXEMPTION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22nd of May, 2012, hold a duly noticed Public Hearing for review of a City - initiated request to consider a zone change from Major Community Facilities to Village Commercial, for property located within the Village at La Quinta and identified as Exhibit "A", more particularly described as: APN: 773-104-017 WHEREAS, said Zone Change has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA) as amended (Resolution 83-63) in that the La Quinta Planning Department has reviewed the Amendment and Zone Change under the provisions of CEQA, and has determined that the Amendment is exempt pursuant to Section 15061 (b)(3), Review for Exemptions of the CEQA Guidelines; and WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on August 15th, 2014, as prescribed by the La Quinta Municipal Code; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Zone Change: Finding A - The zone change is consistent with the General Plan. The proposed zone change is consistent with the goals, objectives and policies of the general plan. The Village Commercial zoning designation proposed will not significantly change the type or intensity of land use that could be proposed for the site in the future. Planning Commission Resolution 2014 — Zone Change 2014-146 Applicant: City of La Quinta Adopted: August 26, 2014 Page 2 of 3 Finding B - Approval of the zone change will not create conditions materially detrimental to the public health, safety and general welfare. Approval of the proposed zone change will not create conditions materially detrimental to public health, safety and general welfare in that the proposed change will not result in a substantial change to existing recreational area, will not result in the loss of existing wildlife habitat, nor will it have an effect on the conditions of the existing surrounding neighborhood. The site was developed with a residential structure which has since been used as office space since 2002. No change in the current use is proposed, and any future uses permitted under the Village Commercial land use would be consistent with existing surrounding residential and commercial land uses. The proposed Zone Change will not result in any changed conditions and will therefore have no effect on the health, safety, and welfare of the community or surrounding natural environment. Finding C - The new zoning is compatible with the zoning designations on adjacent properties. The zone change will allow use of the property as office space. Residential and commercial properties exist adjacent to the site, and these uses are compatible. Further, the Village Commercial zoning district allows residential and commercial development through a Village Use Permit process, which would assess and mitigate any future proposed uses other than office. Finding D - The new zoning designation is suitable and appropriate for the subject property. The zone change is suitable and appropriate for the subject property, as the Village Commercial zoning designation allows residential and commercial land uses which are suitable with the surrounding uses. Finding E - Approval of the zone change is warranted because the situation and the general conditions of the property have substantially changed since the existing designation was imposed. The Village Commercial land use designation is warranted because the existing land use has changed from a public ownership and service facility (police substation) to private ownership with a proposed traditional commercial land use (escrow office). Planning Commission Resolution 2014 — Zone Change 2014-146 Applicant: City of La Quinta Adopted: August 26, 2014 Page 3 of 3 Village Commercial land uses are generally suitable and compatible with the existing surrounding area. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the Planning Commission does hereby recommend approval of Zone Change 2014-146 (Exhibit "A") to the City Council for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of August, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ROBERT WRIGHT, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California Willi MONTEZUMA kb r, a D� z' w `. m a 0 z Lu = > a CALLE HIDALGO %I F= PROPOSED ZONING DESIGNATION: VILLAGE COMMERCIAL EXHIBIT "A" ZONE CHANGE 2014-146 RESOLUTION 2014 - CURRENT ZONING DESIGNATION: MAJOR COMMUNITY FACILITIES MONTEZUMA N o — co Lu m a 0 z Lu >r a CALLE HIDALGO ATTACHMENT 1 Proiect Information CASE NO.: GENERAL PLAN AMENDMENT 2014-128 ZONE CHANGE 2014-146 APPLICANT: CITY OF LA QUINTA REQUEST: CONSIDERATION OF AN AMENDMENT TO THE LA QUINTA GENERAL PLAN LAND USE MAP, CHANGING PROPERTY FROM MAJOR COMMUNITY FACILITIES TO VILLAGE COMMERCIAL AND AN AMENDMENT TO THE LA QUINTA ZONING MAP AFFECTING THE SAME PROPERTY, FROM MAJOR COMMUNITY FACILITIES TO VILLAGE COMMERCIAL LOCATION: 51351 AVENIDA BERMUDAS ARCHITECT: N/A LANDSCAPE ARCHITECT: N/A ENGINEER: N/A LOCATION: WEST SIDE OF AVENIDA BERMUDAS, APPROXIMATELY 200 FEET SOUTH OF AVENIDA MONTEZUMA GENERAL PLAN DESIGNATION: EXISTING - MAJOR COMMUNITY FACILITIES PROPOSED - VILLAGE COMMERCIAL ZONING DESIGNATION: EXISTING - PROPOSED SURROUNDING ZONING/LAND USES: NORTH: SOUTH: EAST: WEST: 4111 MAJOR COMMUNITY FACILITIES - VILLAGE COMMERCIAL VILLAGE COMMERCIAL GOVERNMENT (POST OFFICE) COVE RESIDENTIAL SINGLE FAMILY HOMES VILLAGE COMMERCIAL EXISTING OFFICE/RESIDENTIAL VILLAGE COMMERCIAL VACANT/PARKING LOT INFORMATION: LOTS 5 AND 6, BLOCK 134, SANTA CARMELITA AT VALE LA QUINTA, UNIT 14 - MB 018/082 ORIGINALLY APPROVED FOR SINGLE FAMILY DWELLING IN 1950 y 'I E 5 AVENIDQ RdQNTEZ13 e F4OF .� �.. u,- u -i. mac.• .. .�rR ui a! pi eek eeeeeeee:r iii r I � �.r B e �. • e �P 5� e e jy � 1