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2014 12 09 PC
Twyl 4 Sep Qu&rj Planning Commission agendas and staff reports are now available on the City's web page: www.la-quinta. org PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, DECEMBER 9, 2014 AT 7:00 P.M. Beginning Resolution No. 2014-028 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 November 25, 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 DECEMBER 9, 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 2014-638, General Plan Amendment 2014-127, Zone Change 2014-145, Specific Plan 2003-069, Amendment No. 1, Site Development Permit 2014-942, Tentative Tract Map 36762 submitted by Beazer Homes Holdings Corp. proposing the development of a single family subdivision consisting of 82 units, as well as common area facilities on 20.8 acres. Project: Watermark Villas. CEQA: consideration of a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program. Location: northwest corner of Jefferson Street and Avenue 52. 2. Specific Plan 1996-027, Amendment No. 2, and Site Development Permit 2013-936 submitted by Bedros Darkjian proposing the construction of a 6,720 square -foot tire retail and installation store on a 0.89 -acre vacant pad within the Jefferson Square commercial center. Project: American Tire Depot. CEQA: exempt for environmental review pursuant to Section 15332 (Class 32, In -Fill Development. Location: north of Highway 1 1 1, between Jefferson Street and Dune Palms Road (79-840 Highway 1 1 1). 3. Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003 (TPM 36791), Site Development Permit 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009, and Sign Permit Application 2014-1001 submitted by Prest Vuksic Architects proposing the construction of a new commercial retail center, including a 17,020 square -foot market (ALDI), a 3,750 square -foot drive-through restaurant (In -N -Out Burger), and a 8,500 square -foot retail pad for future commercial development. Project: La Quinta Square. CEQA: consideration of a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program. Location: south of Highway 1 1 1, along Simon Drive (78-611 Highway 1 1 1). BUSINESS SESSION CORRESPONDENCE AND WRITTEN MATERIAL COMMISSIONER ITEMS 1 . Report on City Council meeting of December 2, 2014. 2. Commissioner Fitzpatrick is scheduled to attend the December 16, 2014, City Council meeting. DIRECTOR'S ITEMS PLANNING COMMISSION AGENDA 2 DECEMBER 9, 2014 ADJOURNMENT The next regular meeting of the Planning Commission will be held on December 23, 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 December 4, 2014. DATED: December , 2014 MONIKA RAI7EVA, xecutive 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 DECEMBER 9, 2014 CALL TO ORDER PLANNING COMMISSION MINUTES TUESDAY, NOVEMBER 25, 2014 A regular meeting of the La Quinta Planning Commission was called to order at 7:00 p.m. by Chairperson Wright. PRESENT: Commissioners Bettencourt, Blum, Wilkinson, and Chairperson Wright ABSENT: Commissioner Fitzpatrick STAFF PRESENT: Planning Manager David Sawyer, Consultant Principal Planner Nicole Criste, and Executive Assistant Monika Radeva Commissioner Blum led the Commission in the Pledge of Allegiance. PUBLIC COMMENT CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Commissioners Blum/Bettencourt to approve the Planning Commission Minutes of October 14, 2014, as submitted with the addition of the following: Commissioner Bettencourt asked for the following discussion to be added to Public Hearing Item 1 , page 2, after paragraph 5: "Commissioner Bettencourt stated for clarification purposes, the Commission's role on this item is to make a recommendation on the development agreement as it is before them tonight and not on the competence of the developer or any financial assumptions. He further noted the materials before the Commission do not include information about any cash flows, guarantees, security documents, nor mandates to perform infrastructure by a certain time. Staff clarified that the development agreement does include a financial component with regards to DIF and other associated permit fees and that the rest of the PLANNING COMMISSION MINUTES 1 NOVEMBER 25, 2014 financial terms are being addressed by City Council via a purchase sale & development agreement. " AYES: Commissioners Bettencourt, Blum, Wilkinson, and Wright. NOES: None. ABSENT: Commissioner Fitzpatrick. ABSTAIN: None. ail 4[0l:I:re1 ]I1[CV 1. Zoning Ordinance Amendment 2014-1001 submitted by the City of La Quinta proposing amendments to zoning ordinance permitted use tables to address the farming of field crops in the low density residential zone; and of vocational schools in the regional commercial zone. CEQA: exempt from environmental review pursuant to Chapter 2.6, Section 21080 of the Public Resources Code and Section 15061 (13)(3), Review for Exemptions of the CEQA Guidelines. Location: city- wide. Consultant Principal Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Discussion ensued between the Commission and staff and included: • Explanation of the City's current noticing procedures for both Conditional Use Permit and Minor Use Permit applications. • Commissioner's desire to ensure appropriate noticing of applications with potential to effect nearby properties and uses. • Explanation of typical types of trade schools and the definition of field crop farming. Chairperson Wright declared the PUBLIC HEARING OPEN at 7:38 p.m. Public Speaker: Mr. Joe Hammer, Indian Wells, CA — introduced himself and said he owned the property located at the southwest corner of Avenue 58 and Monroe Street. He said his request to rezone the property approximately a year ago was not approved and he would like to be able to go back to farming field crops on that property as he had been doing since 1984-85. He said the proposed streamlining of the process would make this a lot faster and financially feasible. Chairperson Wright declared the PUBLIC HEARING CLOSED at 7:54 p.m. PLANNING COMMISSION MINUTES 2 NOVEMBER 25, 2014 Motion - A motion was made and seconded by Commissioners Blum/Bettencourt to adopt Resolution 2014-027 recommending City Council approval of Zoning Ordinance Amendment 2014-1001, as submitted with staff's recommendations and the addition of the following: The director shall notify residents and property owners within 500 feet of the subject property and notice the property itself. AYES: Commissioners Bettencourt, Blum, Wilkinson, and Wright. NOES: None. ABSENT: Commissioner Fitzpatrick. ABSTAIN: None. The Commission recommended that staff look into ordinance refinements to streamline approval of additional land uses. BUSINESS SESSION 1. Determination of significance regarding installation of facade for future sign locations. Speaker: Mr. Robert Ricciardi, Applicant and President of Robert H. Ricciardi Architect, Bermuda Dunes, CA - introduced himself, described the proposed sign changes to the one-story buildings at the Plaza La Quinta Shopping Center located at the southwest corner of Highway 111 and Washington Street, and answered the Commission's questions. Motion - A motion was made and seconded by Commissioners Blum/Wilkinson to determine the proposed architectural changes to constitute a "not significant effect on the overall aesthetic or architectural style of the building" and to recommend approval by the Community Development Director. AYES: Commissioners Bettencourt, Blum, Wilkinson, and Wright. NOES: None. ABSENT: Commissioner Fitzpatrick. ABSTAIN: None. CORRESPONDENCE AND WRITTEN MATERIAL - None COMMISSIONER ITEMS 1 . Report on City Council meetings of October 21, November 4 and 18, 2014. 2. Chairperson Wright is scheduled to attend the December 2, 2014, City Council meeting. DIRECTOR'S ITEMS - None PLANNING COMMISSION MINUTES 3 NOVEMBER 25, 2014 ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Blum/Bettencourt to adjourn this meeting at 8:32 p.m. Motion carried unanimously. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California PLANNING COMMISSION MINUTES 4 NOVEMBER 25, 2014 PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 9, 2014 CASE NO.: ENVIRONMENTAL ASSESSMENT 2014-638 GENERAL PLAN AMENDMENT 2014-127 ZONE CHANGE 2014-145 SPECIFIC PLAN 2003-069, AMENDMENT #1 SITE DEVELOPMENT PERMIT 2014-942 TENTATIVE TRACT MAP 36762 APPLICANT: BEAZER HOMES HOLDINGS CORP. PROPERTY OWNER: BEAZER HOMES HOLDINGS CORP. PH 1 REQUEST: ADOPT RESOLUTIONS TO RECOMMEND APPROVAL OF A GENERAL PLAN AMENDMENT, CHANGE OF ZONE, SPECIFIC PLAN AMENDMENT, SITE DEVELOPMENT PERMIT AND TENTATIVE TRACT MAP TO ALLOW THE DEVELOPMENT OF 82 SINGLE FAMILY HOMES ON 20.8 ACRES OF LAND LOCATED AT THE NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 52 CEQA: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT ALTHOUGH THE PROPOSED PROJECT COULD HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, THERE WILL NOT BE A SIGNIFICANT EFFECT BECAUSE REVISIONS IN THE PROJECT HAVE BEEN MADE BY OR AGREED TO BY THE PROJECT PROPONENT AND MITIGATION MEASURES HAVE BEEN INCORPORATED. THEREFORE, THE COMMUNITY DEVELOPMENT DIRECTOR IS RECOMMENDING THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ASSOCIATED MITIGATION MONITORING PROGRAM BE ADOPTED. LOCATION: NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 52 RECOMMENDED ACTION: Adopt Planning Commission Resolution No. 2014- recommending to the City Council approval of Environmental Assessment 2014-638. Page 1 of 7 Adopt Planning Commission Resolution No. 2014- recommending to the City Council approval General Plan Amendment 2014-127. Adopt Planning Commission Resolution No. 2014- recommending to the City Council approval of Zone Change 2014-145. Adopt Planning Commission Resolution No. 2014- recommending to the City Council approval of Specific Plan 2003-069, Amendment 1, subject to the attached Findings and Conditions of Approval. Adopt Planning Commission Resolution No. 2014- recommending to the City Council approval of Tentative Tract Map 36762, subject to the attached Findings and Conditions of Approval. Adopt Planning Commission Resolution No. 2014- recommending to the City Council approval of Site Development Permit 2014-942, subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The project is proposed on the site of the previously approved Watermark Villas, a 250 unit condominium development. The project would replace the approved condominiums with single family homes on smaller lots. The project includes 82 single story homes, as well as a central recreation area, pedestrian paseos and a primary access at the existing gate on Avenue 52. A General Plan Amendment and Change of Zone are required to change the designation on the site from Medium/High Density Residential and High Density Residential, respectively, to Low Density Residential. A Specific Plan Amendment is required to change the development parameters, site plan and development standards to allow single family development on the site. A Tentative Tract Map is proposed to subdivide the property into 82 single family lots, as well as lots for streets, drainage, common areas and ancillary facilities. Finally, a Site Development Permit is proposed to allow the construction of the homes, the common area amenities and the landscaping on the site. 3TXQ kel 091UMP The Watermark Villas project was originally approved in 2004, and amendments were made to the proposed clubhouse in 2006. The project consisted of 250 condominium units on the same 20.8 acre site. The project included two story, 8- plex buildings with underground parking, multiple pools and spas, tennis courts, a clubhouse building and restaurant and a shop and office. After approval, the site was graded, one 8-plex building constructed, and 10 podium garages were constructed. The project then stopped during the economic downturn, and improvements remain partially completed to this day. The applicant proposes the demolition of all existing improvements, with the exception of the existing wall, entry gate and paving, and the retention basin in the southwestern corner of the site. Because of the significant changes in the project, a General Plan Amendment from the existing Medium/High Density Residential to Low Density Residential; a Change of Zone from High Density Residential to Low Density Residential; a Specific Plan Amendment to provide the development standards for the project; and a Tentative Tract Map to subdivide the property into single family lots, as well as lots for open space, roads and other facilities are required. Each of the applications is analyzed individually below. PROPOSAL & ANALYSIS Overview: The proposed project will include 82 single family homes on lots ranging from 6,000 to 10,000 square feet. The homes will range in size from 2,338 to 2,508 square feet, in three models. A common recreation area is proposed opposite the entry. It will consist of a pool and spa, pool building with restrooms and turf areas on 0.8 acres. Pedestrian paseos are proposed behind the lots in the center of the project, connecting to the pool (please see Site Plan in Exhibit Booklet, page C-1). The retention basin will be landscaped. A looped street will be constructed around the project. Stacked lots are proposed on the northern one third of the site, accessed by north -south trending alleys. The applicant is working with the Citrus organization to potentially provide golf cart access to that project via a gate that would occur in the northeastern corner of the project. The existing perimeter wall will be maintained as it currently exists, and the missing segment of the wall at the corner of Avenue 52 and Jefferson Street will be completed. General Plan Amendment & Zone Change The site currently has a General Plan Land Use designation of Medium/High Density Residential, and a Zoning designation of High Density Residential. These designations were consistent with the previous Watermark project, which was a higher density condominium project. In order to allow the proposed single family homes, however, a designation of Low Density Residential must be applied to this parcel. The property is surrounded on the north and west by Low Density Residential designations, as part of the Citrus project. On the east, lands are designated commercial at the northeast corner of Jefferson Street and Avenue 52. On the southeast corner of this intersection, lands are designated Medium/High Density Residential in the General Plan, and both Medium and High Density Residential on the Zoning Map. On the southwest corner of the intersection, lands are designated Open Space and Tourist Commercial, as part of the SilverRock Resort project. With its adjacency to Low Density Residential lands to the north and west, a reduction in land use intensity to Low Density Residential is appropriate for the site. Staff has, however, expressed its concerns to the applicant that this important corner in the City has for some time been considered more appropriate for more intense, quasi - urban and revenue-producing development. Although this concern remains, the findings for approval can be made, and are included in the attached resolutions. Specific Plan Amendment & Site Development Permit The Specific Plan Amendment is necessary to establish the development standards and guidelines for a single family home development. Although processed as an Amendment, the Specific Plan is essentially a new document, since the project design, intensity and development standards for the previous project do not apply to a single family home development. Conditions of approval are proposed to address corrections and items that were recommended for addition by the Architecture and Landscape Review Board (ALRB). Site Design: The project site is rectangular in shape, and abuts the Citrus on its north and west sides. The proposed project will result in a standard subdivision on a looped street. A single public access point is proposed at the existing gate on Avenue 52. Emergency access will also be provided on Jefferson Street, at the northeastern corner of the site. The ALRB questioned why an access point had not been provided on Jefferson Street for the convenience of the residents in addition to the safety issue. Staff explained that this request had been made of the applicant, but the applicant had declined to provide it. Subsequent to the ALRB meeting, and at the request of ALRB, staff has discussed the potential for a secondary, right -in - right -out access where the emergency access point is proposed. Public Works staff has concluded that that a secondary access point at this location would require too long of a deceleration lane, and that the emergency access proposed is preferable. For access to the Citrus, the applicant has designed a golf cart path that could connect to the Citrus via a gate onto Fresa Court. As of this writing, the applicant has discussed the gate with Citrus management but has not come to agreement with establishing such as currently represented. Because the site is governed by a Specific Plan, development standards for the project can be modified. In this case, the residential lots are generally between 6,000 and 7,000 square feet, somewhat smaller than the City's standard of 7,200 square feet. The front and rear yard setbacks are also shallower than the City's standard, at 10' each, while the RL standard is 20'. As is typical for many gated communities in the City, a pool facility is being proposed, in an area of about 35,000 square feet, and will include a pool and spa, a pool building with restrooms, and pool cabanas. Open turf is proposed to the west and east of the pool area. The ALRB added a condition of approval to require the addition of picnic tables and benches to the turfed area east of the pool as an added recreational amenity. A retention basin of 1.7 acres is also proposed in the southwest portion of the site, (please see page L-1 of Exhibit book). The applicant had eliminated recreational facilities from the retention basin. At the ALRB meeting, the applicant proposed adding a walking path on the east, south and west sides of the retention basin. The ALRB concurred that this was appropriate, and added the need to add dog -friendly facilities and benches. These items have been added to the conditions of approval for both the Specific Plan and the Site Development Permit. Pedestrian paseos through the center of the site are proposed, connecting to the pool area. Staff discussed with the ALRB whether view fencing should be provided along the paseo, to improve safety and decrease the feeling of the paseos being alley -like. The ALRB did not feel the view fencing was necessary, but did add a condition of approval that requires the addition of dog -friendly facilities, benches and varied landscaping to make the paseos more interesting. Architectural Design: The proposed project's architecture is of Spanish influence. There will be three floor plans ranging in size from 2,338 to 2,508 square feet, each with three elevations. All the homes have front loaded 2 car garages, with one model having an additional, side -loaded garage for golf carts. The homes are generally one story, but one plan has a second story option. Building heights range from 16 to 19 feet. The architectural style is simple and unarticulated, particularly on the sides and rear of the homes (please see page Al -5, Al -6, A2-5, A3-5 and A3-7 of the Exhibit book). Accents fall into three categories: precast stone finished columns and surrounds; rusticated foam wood finishes; and decorative ceramic tile. Some of the models also include composite shutters. Roofs are proposed to be concrete tile. Three color palettes are proposed, all in earth tones from light to dark hues. The ALRB felt that the color palette for the homes was bland, and added a condition of approval that additional color options be added to the three models. The pool building (last two pages of the Exhibit book, un -numbered), is also proposed to be single story. French doors are proposed on two sides, while the "left" and rear elevations are unadorned. Enhancements in the architecture, such as those common in other area developments, would improve the design of the project. These could include: minimum 18" overhangs for all roofs; varied stucco finishes (from smooth to hand - troweled) and mudded tile roofs. In addition, including a side -loaded garage for one of the models would improve the street scene. These suggested enhancements were introduced by staff at the ALRB meeting. The applicant and applicant's architect stated that the costs of these additions were prohibitive due to the home prices, and the income level of the purchasers made it likely that upgrades such as varied stucco finishes would not be repaired when necessary. The ALRB did not recommend incorporating the suggested enhancements, but did request that the color palette be expanded. The applicant has provided three additional color options for the project. Since the ALRB meeting, the applicant has told staff that the homes will be sold in the $650,000.00 range. If this is indeed the case, the suggested enhancements would be appropriate. Staff requests that the Planning Commission consider whether the proposed homes and their compatibility with surrounding neighborhoods would benefit from the same types of architectural details as are typical in La Quinta's other similarly targeted residential developments. Landscaping: The landscaping palette for the proposed project consists of standard desert species, including Palo Verde, Mesquite and Olive trees, agave, aloe, bougainvillea and lantana. Landscaping will be provided in each front yard, on all common areas, and in the retention basin. The perimeter landscaping will be enhanced with a double row of date palms (10' height) at the corner of Avenue 52 and Jefferson Street. Date palms will also accent the entry, and flank the pool area. The project has been conditioned to comply with the City's energy efficient landscaping standards. The ALRB added conditions of approval relating to the size of trees, but felt that the landscaping plan was well designed. Tentative Tract Map In order to allow the sale of single family lots, a Tentative Tract Map is proposed. The Map provides for the subdivision of 82 lots, as well as lots for streets, retention areas, common open space and similar facilities. The Map complies with the Specific Plan, as amended, and with the Public Works Department's standards, as conditioned. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS: On November 19, 2014 the Architectural and Landscaping Review Board (ALRB) reviewed the project landscaping and building architecture as proposed under the Site Development Permit (Attachment 4). The ALRB recommended approval of the project subject to certain conditions of approval as described in the discussions above. AGENCY & PUBLIC REVIEW: SB 18 Compliance: The City completed the required Tribal Consultation request process for this project. Once comment letter was received from the Agua Caliente Band of Cahuilla Indians. The consultation process is complete. Public Agency Review: This request was sent to all applicable City departments and affected public agencies. 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 November 28, 2014, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW: The Community Development Department has determined that the proposed project is subject to CEQA. The Department prepared an Initial Study, and determined that although the project has the potential to generate significant environmental effects; mitigation measures imposed on the project will reduce these effects to a less than significant level. A Mitigated Negative Declaration is proposed. Report prepared by: Nicole Sauviat Criste, Consulting Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Project Information Sheet 2. Project Area Site Map 3. Specific Plan 4. Tentative Tract Map 5. Site Development Permit Booklet 6. Initial Study and Mitigation Monitoring and Reporting Plan 7. Minutes of November 19, 2014 ALRB meeting 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 2014-127, APPROVING A CHANGE IN LAND USE DESIGNATION FOR THE NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 52 CASE: GENERAL PLAN AMENDMENT 2014-127 APPLICANT: BEAZER HOMES HOLDINGS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 91" day of December, 2014, hold a duly noticed public hearing to consider a request by Beazer Homes Holdings for a General Plan Amendment from Medium/High Density Residential to Low Density Residential, located at the northwest corner of Jefferson Street and Avenue 52, more particularly described as: APN: 776-220-012, 776-220-013, 776-220-014 WHEREAS, the La Quinta Planning Department has prepared Environmental Assessment 2014-638 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Planning Director has determined 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 and mitigation measures have been incorporated. Therefore, the Planning Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted; and, WHEREAS, per SB -18 consultation requirements, the Planning Department has forwarded information regarding the proposed amended Specific Plan to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission and has followed up with all Tribes requesting information or consultation and placed their recommendations for monitoring in the Conditions of Approval; and, WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on November 28, 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 Planning Commission Resolution 2014 - General Plan Amendment 2014-127 Beazer Homes Holdings, LLC. — Watermark Villas Page 2 of 3 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 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 proposed Low Density Residential designation is consistent with lands to the west and north of the parcel. 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 insofar as the Low Density Residential designation will result in the development of single family homes and similar uses permitted by the General Plan in this land use designation. Finding C The new designation is compatible with the land use designations on adjacent properties. The General Plan Amendment is consistent with the land use designation for properties located north and west of the parcel. 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, insofar as it will allow the development of single family homes on a site that is generally flat and rectangular. 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. Approval of the new land use designation is warranted because the density of the Planning Commission Resolution 2014 - General Plan Amendment 2014-127 Beazer Homes Holdings, LLC. — Watermark Villas Page 3 of 3 proposed single family tract will be less than 4 units per acre. 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. SECTION 2. That it does hereby recommend to the City Council approval of General Plan Amendment 2014-127 for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 91h day of December, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Robert Wright, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California 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 2014-145, APPROVING A CHANGE IN ZONING DESIGNATION FOR NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 52 CASE: ZONE CHANGE 2014-145 APPLICANT: BEAZER HOMES HOLDINGS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 9t" day of December, 2014, hold a duly noticed public hearing to consider a request by Beazer Homes Holdings for a change in zoning from Medium Density Residential to Low Density Residential, located at the northwest corner of Jefferson Street and Avenue 52, more particularly described as: APN: 776-220-012, 776-220-013, 776-220-014 WHEREAS, the La Quinta Planning Department has prepared Environmental Assessment 2014-638 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Planning Director has determined 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 and mitigation measures have been incorporated. Therefore, the Planning Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted; and, WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on November 28, 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 wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Zone Change: Finding A The project is consistent with the General Plan Planning Commission Resolution 2014 - Zone Change 2014-145 Beazer Homes Holdings, LLC. — Watermark Villas Page 2 of 3 The proposed Zone Change is internally consistent with those goals, objectives and policies of the general plan which are not being amended. The proposed Low Density Residential designation is consistent with lands to the west and north of the parcel. Finding B Approval of the amendment 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 insofar as the Low Density Residential designation will result in the development of single family homes and similar uses permitted by the General Plan in this land use designation. Finding C The new designation is compatible with the land use designations on adjacent properties. The Zone Change is consistent with the land use designation for properties located north and west of the parcel. Finding D The new land use designation is suitable and appropriate for the subject property. The new zoning designation is suitable insofar as it will allow the development generally flat and rectangular. and appropriate for the subject property, of single family homes on a site that is 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. Approval of the new zoning designation is warranted because the density of the proposed single family tract will be less than 4 units per acre. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: Planning Commission Resolution 2014 - Zone Change 2014-145 Beazer Homes Holdings, LLC. — Watermark Villas Page 3 of 3 SECTION 1. That the above recitations are true and correct and constitute the findings of the Planning Commission. SECTION 2. That it does hereby recommend to the City Council approval of Zone Change 2014-145 for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 9t" day of December, 2014, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT WRIGHT, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 2003-069, AMENDMENT 1, FOR THE BEAZER HOMES WATERMARK SPECIFIC PLAN CASE NO.: SPECIFIC PLAN 2003-069, AMENDMENT NO. 1 APPLICANT: BEAZER HOMES HOLDINGS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 9th day of December, 2014, hold a duly noticed Public Hearing to consider a request by Beazer Homes Holdings for consideration of an amendment to the existing Watermark Specific Plan in order to allow the development of single family homes on the parcel, more particularly described as: APN: 776-220-012, 776-220-013, 776-220-014 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on November 28, 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, per SB -18 consultation requirements, the Community Development Department has forwarded information regarding the proposed amended Specific Plan to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission and placed their recommendations, if any, in the Conditions of Approval; 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 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan Amendment: 1 . Consistency with the General Plan The proposed Specific Plan amendment is consistent with the goals and policies of the La Quinta General Plan in that the Specific Plan Amendment follows the approval of a General Plan Amendment to Low Density Residential for the project site, and the proposed development standards and guidelines contained in the Specific Plan are compatible with the goals and policies of the General Plan for Low Density Planning Commission Resolution 2014 - Specific Plan 2003-069, Amendment No. 1 Beazer Homes Holdings, LLC — Watermark Villas Page 2 of 3 Residential land uses. 2. Public Welfare Approval of the Specific Plan Amendment will not create conditions materially detrimental to public health, safety and general welfare insofar as the impacts of the Amendment on the environment have been analyzed under the provisions of the California Environmental Quality Act (CEQA), and potential impacts have been reduced to less than significant levels. 3. Land Use Compatibility The proposed Specific Plan amendment incorporates land uses that are compatible with zoning on properties located to the north and west. The design regulations specified in the Specific Plan Amendment are compatible with the low intensity development adjacent to the site. 4. Property Suitability The uses permitted in the Specific Plan Amendment are suitable and appropriate for the subject property in that the property is generally flat and rectangular in shape, and can accommodate the use. 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 recommend City Council approval of Specific Plan 2003-069 Amendment No. 1 to the City Council for the reasons set forth in this Resolution, 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 91" day of December, 2014, by the following vote: AYES: NOES: ABSENT: Planning Commission Resolution 2014 - Specific Plan 2003-069, Amendment No. 1 Beazer Homes Holdings, LLC — Watermark Villas Page 3 of 3 ABSTAIN: ROBERT WRIGHT, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2003-069 AMENDMENT NO. 1 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 C;FNFRAI 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 Specific Plan, 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. Specific Plan 2003-069 Amendment No. 1 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 2003-069 Amendment No. 1, these conditions shall take precedence. 3. The following changes shall be made to the Specific Plan: A. Figure 1.4 and 1.5 shall be corrected to reflect the amended General Plan and Zoning designations approved for the property. B. All references to adoption of General Plan Amendment or Change of Zone shall be removed. C. A walking path with dog watering and clean up stations shall be added on the outer (east, west, and south sides) edge of the retention basin on Figure 2.4. The last sentence of the paragraph beginning "Retention Basin (Passive Open Space)" on page 19 shall be corrected to state that pedestrian access will be provided on the south, west and east sides of the basin. D. Figure 2.5 shall be corrected to remove "Turfed Play Area" from the retention basin at the southwestern corner of the property. E. The last sentence of Section 2.6 shall be corrected to read: "Phased Page 1 of 2 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2003-069 AMENDMENT NO. 1 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 development will be accompanied by the orderly extension of roadways, public utilities and infrastructure consistent with the approved conditions of approval." F. Benches, trellis, dog watering stations, and layered or meandering landscaping shall be described as requirements in the paseos for Planning Area 1 in Section 3.2. G. Benches and picnic tables shall be described as requirements in the turf area located on the east side of the pool in Planning Area 2 in Section 3.3 and Figure 3.4. H. The plant palette (Table 4.1) shall be amended to include all the plant materials included in the landscape plan for Site Development Permit 2014-942. 4. Within 30 days of City Council approval, applicant shall provide an electronic copy (.pdf) and three bound paper copies of the Final Specific Plan document, as amended by this action, to the Community Development Department. The Final Specific Plan shall include all text and graphics except as amended by this action, all amendments per this action, and correction of any typographical errors, internal document inconsistencies, and other amendments deemed necessary by the Planning Director. 5. The Specific Plan shall conform to the conditions of approval placed on Site Development Permit 2014-942 and Tentative Tract Map 36762, and the Mitigation Measures contained in Environmental Assessment 2014-638. Page 2 of 2 PLANNING COMMISSION RESOLUTION NO. 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2014-942, ALLOWING THE DEVELOPMENT OF 82 HOMES ON 20.8 ACREA LOCATED AT THE NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 52 CASE NO.: SITE DEVELOPMENT PERMIT 2014-942 APPLICANT: BEAZER HOMES HOLDINGS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 9th day of December, 2014, hold a duly noticed Public Hearing to consider a request by Beazer Homes Holdings for approval of architectural and landscaping plans for the development of 82 single family homes within the Watermark Specific Plan (SP 2003-069, as amended), more particularly described as: APN 776-220-012, 776-220-013, 776-220-014 WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun newspaper on the 28th day of November, 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: Consistency with the General Plan The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes 82 single family homes on 20.8 acres, consistent with the Low Density Residential land use designation. 2. Consistency with the Zoning Code The proposed project is consistent with the Zoning Code and Specific Plan 2003-069, as amended, and complies with the development standards specified in both of these documents. 3. Compliance with the California Environmental Quality Act (CEQA) Planning Commission Resolution No. 2014 - Site Development Permit 2014-942 Beazer Homes Holdings Page 2 of 3 The Community Development Department has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted. 4. Architectural Design The architecture and layout of the is compatible with, and not detrimental to, the homes in the Citrus development to the north and west of the project. The Site Development Permit was reviewed by the City's Architecture and Landscaping Review Board (ALRB) and found to be satisfactory, with conditions of approval. 5. Landscape Design The landscaping plans are consistent with the City's standards, and will be required to comply with the City's drought tolerant landscaping requirements. 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 Site Development Permit 2013-934, for the reasons set forth in this Resolution and subject to the attached Exhibit A (Conditions of Approval). PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 9t" day of December, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Resolution No. 2014 - Site Development Permit 2014-942 Beazer Homes Holdings Page 3 of 3 ROBERT WRIGHT, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 1 of 20 (;FNFRAI 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. 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. The Site Development Permit shall expire on December 9, 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 3. Site Development Permit 2014-942 shall comply with all applicable conditions and/or mitigation measures for the following related approval(s): Tentative Parcel Map 36762 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. 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 Works Clearance) for Building Permits, Water Quality Plan(WQMP) Exemption Form — Whitewater River Region, 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) Sheet (Public Management Improvement PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 2 of 20 • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement 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 Discharge 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. R7-2013-0011 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)): PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 3 of 20 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. 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 inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required and 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 present 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 4 of 20 Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. The applicant shall retain for private use of all private street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. The applicant shall offer for dedication a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 15. The applicant shall maintain existing perimeter landscaping setbacks along all public rights-of-way as follows: A. Avenue 52 (Primary Arterial) - 20 -foot from the R/W-P/L. B. Jefferson Street (Major Arterial) - 20 -foot from the R/W-P/L. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 5 of 20 The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 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 to Jefferson Street and Avenue 52 from lots with frontage along Avenue 52 and Jefferson Street 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. 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 extend improvements beyond the subdivision 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). PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 6 of 20 A. PRIVATE STREETS 1) Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36 -foot travel width. 2) Private Alleys and Emergency Fire Access (Lots H, I, J, K, and M) - Shall be constructed according to the lay -out shown on the Site Development Permit with on -street parking prohibited and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 22. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 23. 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: Residential 3.0" a.c./4.5" c.a.b. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 7 of 20 Primary Arterial 4.5" a.c./6.0" c.a.b. Major Arterial 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 24. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 25. General access points and turning movements of traffic are limited to the following: A. Jefferson Street — Emergency Fire Access: Right turn out is permitted. Left turn movements in and out are prohibited. B. Avenue 52 — Primary Entry: Right turn in, right turn out and left turn in movements are permitted. Left turn movements out are prohibited. 26. The applicant shall construct improvements including appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 8 of 20 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 Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director 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. E. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal 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 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. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 9 of 20 "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with the submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 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. 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 10 of 20 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 33. 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. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 34. 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. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 11 of 20 C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Site Development Permit. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 35. The applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 36. 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. C;RAnIIV(-, 37. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 38. 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. 39. 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 12 of 20 California, B. A preliminary geotechnical ("soils") report prepared by a professional 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. A WQMP prepared by an authorized 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. 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. 40. 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. 41. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1 .5") in the first eighteen inches (18") behind the curb. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 13 of 20 42. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 43. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 44. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 45. 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 tentative tract map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 46. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. nRAINAGF 47. Stormwater handling shall conform with the approved hydrology and drainage report for Watermark, Site Development Permit 2014-942/ Tentative Tract Map 36762. Nuisance water shall be disposed of in an approved manner. 48. 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 14 of 20 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 49. 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. 50. 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. 51. 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. 52. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 53. 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. An exception to the Engineering Bulletin shall be granted to allow the basin bottom width to narrow to 13 feet at the east side maintenance entrance. 54. 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 LOW Section 9.100.040(6)(7). 55. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 56. 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 15 of 20 the historic drainage relief route. 57. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 58. 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. 137-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. 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. R7-2013-0011. 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. DTII ITIFS 59. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 60. 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 16 of 20 purposes. 61. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 62. 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. CONSTRUCTION 63. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 64. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 65. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 66. 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). 67. Except as otherwise stated in these conditions, 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 17 of 20 poles (two-inch diameter) shall be used to brace and stake trees. 68. 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. 69. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PUBLIC SERVICES 70. The applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. MAINTENANCE 71. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 72. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 18 of 20 and stormwater BMPs. FEES AND DEPOSITS 73. 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 74. For residential areas, approved standard fire hydrants, located at each intersection, with no portion of any lot frontage more than a maximum of 500 feet from a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2 -hour duration at 20 PSI. 75. For any buildings with public access i.e. recreational halls, clubhouses, etc. or buildings with a commercial use i.e. gatehouses, maintenance sheds, etc. Minimum fire flow for these areas would be 1500 GPM for a 2 -hour duration at 20 PSI. 76. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 77. Residential fire sprinklers are required in all one and two family dwellings per the California Residential Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. 78. Applicant/Developer shall mount blue dot retro -reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. It should be 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 79. 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. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 19 of 20 80. Fire Apparatus access road and driveways 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 70 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. 81. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. 82. Any turn -around requires a minimum 38 -foot turning radius. PLANNING DEPARTMENT 83. A Native American Monitor shall be present on site during all site disturbing activities. The monitor shall be empowered to stop and/or redirect activities should cultural resources be encountered. 84. A walking path with dog watering and clean up stations shall be added on the outer (east, west, and south sides) edge of the retention basin. 85. Benches, trellis, dog watering stations, and layered or meandering landscaping shall be added along the paseo path. 86. Benches and picnic tables shall be added in the turf area located on the east side of the pool. 87. Additional and more dynamic colors options shall be added to the proposed architectural color palette. 88. The Olive and Rhus lancia trees shall be 36' boxes, all other trees shall be 24' boxes. 89. All plantings shall be per specifications in the landscaping plan submitted October 15,2014 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-942 BEAZER HOMES HOLDINGS DECEMBER 9, 2014 Page 20 of 20 90. Only the Rhus lancia tree shall be standard type trunk, all other trees shall be multi -trunk. PLANNING COMMISSION RESOLUTION NO. 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL BY THE CITY COUNCIL OF TENTATIVE TRACT MAP 36762 LOCATED AT THE NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 52 CASE NO.: TENTATIVE TRACT MAP 36762 APPLICANT: BEAZER HOMES HOLDINGS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 9th day of December, 2014, hold a duly noticed Public Hearing to consider a request by Beazer Homes Holdings to subdivide 20.8 acres into 82 single family lots, as well as lots for streets, common areas and drainage facilities, more particularly described as: APN 776-220-012, 776-220-013, 776-220-014 WHEREAS, the Community Development Department published the public hearing notice in The Desert Sun newspaper on the 28th day of November, 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, the Planning Commission did make the following mandatory findings to justify approval of said Amended Final Map: 1. Tentative Tract Map 36762 is consistent with the La Quinta General Plan, and Specific Plan 2003-069 as proposed. The Tract Map is consistent with the Low Density Residential land use designation as set forth in the General Plan, and as set forth in Specific Plan 2003-069, as amended. 2. The design and improvement of Tentative Tract Map 36762 is consistent with the La Quinta General Plan, and Specific Plan 2003-069 with the implementation of recommended conditions of approval to ensure consistency for the homes proposed on the lots created herein, as well as adequate storm water drainage. The project density is consistent with the La Quinta General Plan and Specific Plan 2003-069, in that the development density of 3.9 units per acre is comparable to surrounding single family home developments. Planning Commission Resolution No. 2014 - Tentative Tract Map 36762 Beazer Homes Holdings Page 2 of 3 3. The design of Tentative Tract Map 36762 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. Environmental Assessment 2014-638 determined that there are no significant impacts to air or water quality, biological or cultural resources, geology and soils which cannot be mitigated to less than significant levels, with incorporation of recommended mitigation measures into the Project, which has been required. 4. The design of Tentative Tract Map 36762 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The design and improvements required for Tentative Tract Map 36762 will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. 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 recommend approval to the City Council of Tentative Tract Map 36762, 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 9th day of December, 2014, by the following vote: AYES: NOES: ABSENT: Planning Commission Resolution No. 2014 - Tentative Tract Map 36762 Beazer Homes Holdings Page 3 of 3 ABSTAIN: ROBERT WRIGHT, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 1 of 19 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 Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. The Tentative Tract Map shall expire on December 9, 2016. A time extension may be requested per LQMC Section 13.12.160. 3. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 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 • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 2 of 19 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 improvement 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 Discharge 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- 2013-0011 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). 2) Temporary Sediment Control. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 3 of 19 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. G. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required and 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 Tentative Tract Map shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 4 of 19 engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. The applicant shall retain for private use on the Final Map all private 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. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 15. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 16. The applicant shall maintain existing perimeter landscaping setbacks along all public rights-of-way as follows: A. Avenue 52 (Primary Arterial) - 20 -foot from the R/W-P/L. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 5 of 19 B. Jefferson Street (Major Arterial) - 20 -foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 17. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 18. Direct vehicular access to Jefferson Street and Avenue 52 from lots with frontage along Avenue 52 and Jefferson Street is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 19. 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. 20. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. Street and Traffic Improvements 21. 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. 22. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 6 of 19 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. 23. The applicant shall extend improvements beyond the subdivision 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). 24. The private street rights-of-way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36 -foot travel width. 2) Private Alleys and Emergency Fire Access (Lots H, I, J, K, and M) — Shall be constructed according to the lay -out shown on the tentative map with on -street parking prohibited and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 25. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 7 of 19 travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 26. 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: Residential 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. Major Arterial 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 27. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 28. General access points and turning movements of traffic are limited to the following: A. Jefferson Street — Emergency Fire Access: Right turn out is permitted. Left turn movements in and out are prohibited. B. Avenue 52 — Primary Entry: Right turn in, right turn out and left turn in movements are permitted. Left turn movements out are prohibited. 29. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 8 of 19 30. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. FINAL MAPS 31. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 32. 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). 33. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical (Separate Storm Drain Plans if applicable) PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 9 of 19 The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director 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. E. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal 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 On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with the submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 10 of 19 included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 34. 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. 35. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 36. 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 37. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 38. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 11 of 19 39. 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. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 40. Depending on the timing of the development of this Tentative Tract Map, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative 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. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 12 of 19 Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 41. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 42. 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. GRADING 43. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 44. 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. 45. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 13 of 19 A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional 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. A WQMP prepared by an authorized professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 46. 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. 47. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 14 of 19 the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 48. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 49. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 50. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 51. 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 Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 52. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 53. Stormwater handling shall conform with the approved hydrology and PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 15 of 19 drainage report for Watermark, Tentative Tract Map 36762. Nuisance water shall be disposed of in an approved manner. 54. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 55. 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. 56. 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. 57. 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. 58. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 59. 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. An exception to the Engineering Bulletin shall be granted to allow the basin bottom width to narrow to 13 feet at the east side maintenance entrance. 60. 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 PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 16 of 19 areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 61. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 62. 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. 63. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 64. 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. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. 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. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 17 of 19 IJTILITIFS 65. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 66. 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. 67. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 68. 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. CONSTRUCTION 69. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 70. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 71. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 18 of 19 72. 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). 73. Except as otherwise conditioned in Site Development Permit 2014-942, 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. 74. 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. 75. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PUBLIC SERVICES 76. The applicant shall provide public transit improvements as required by PLANNING COMMISSION RESOLUTION NO. 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36762 BEAZER HOMES HOLDINGS Page 19 of 19 SunLine Transit Agency and as approved by the City Engineer. MAINTENANCE 77. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 78. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 79. 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. ATTACHMENT 1 Project Information CASE NUMBER: SITE DEVELOPMENT PERMIT 2014-942 APPLICANT: BEAZER HOMES HOLDINGS CORP. PROPERTY OWNER: BEAZER HOMES HOLDINGS CORP. ARCHITECT: BESSENIAN LAGONI LANDSCAPE ARCHITECT: DAVID NEAULT ASSOCIATES INC. ENGINEER: ADAMS-STREETER CIVIL ENGINEERS, INC. REQUEST: CONSIDERATION OF A SINGLE FAMILY TRACT OF 82 UNITS ON 20.8 ACRES ON THE FORMER WATERMARK VILLAS PROPERTY LOCATION: NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 52 GENERAL PLAN CURRENT: MEDIUM/HIGH DENSITY RESIDENTIAL DESIGNATION: PROPOSED: LOW DENSITY RESIDENTIAL ZONING CURRENT: MEDIUM HIGH DENSITY RESIDENTIAL DESIGNATION: PROPOSED: LOW DENSITY RESIDENTIAL SPECIFIC PLAN: WATERMARK SPECIFIC PLAN (SP 2003-069) BEING AMENDED SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL/GOLF COURSE EXISTING CITRUS HOMES AND GOLF COURSE SOUTH: GOLF COURSE VACANT (SILVERROCK) EAST: NEIGHBORHOOD COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT WEST: LOW DENSITY RESIDENTIAL/GOLF COURSE EXISTING CITRUS HOMES AND GOLF COURSE � - ' Watermark = ■ ;rt�f�'- q ' ={ y',.��. ' '%-A Project Area Site Map J .. BAVA ,' �p f ATTACHMENT 2 ,Ilk44 ►dam q, Y r 1-77-1) -7TI) Wi � -_ .-- V C 'E;.I 4 %/�t� - -• ,-7 +'r r 1 1 ZS— � t:' • ; S' i s e �,. +/��•k��� ` � ' � fJ �- `FRESq` �. tip � !rtes it 52ND AVE _—- n 0 0 W o i c _ W cn D i T �o cn Ufa • e " v Z .tl � J w E 7 r w -,■" 41 ! T' # x !J November 19, 2014 N City of La Quinta ti_ a F Planning Division Development Department Prepared for: etizer 545 S. Figueroa Street, #1209 Los Angeles, CA 90071 Prepared by: ID MSA Consulting Inc. 34200 Bob Hope Drive Rancho Mirage, California 92270 October 16, 2014 Revised November 25, 2014 ATTACHMENT 3 RECEIVED Nov 2 6 2014 C.M or, LA 4quiNT k COMMUN 6)EYELOPMEN" WATERMARK SPECIFIC PLAN AMD. NO. 1 TABLE OF CONTENTS TABLE OF CONTENTS Chapter I: Introduction & Setting 13 1.1 Executive Summary................................................................................................ 1 1.2 Purpose & Intent.................................................................................................... 1 1.3 Project Location..................................................................................................... 2 1.4 Site Characteristics................................................................................................. 2 1.5 Background & History............................................................................................ 6 1.6 Development Concept........................................................................................... 6 1.7 Project Objectives.................................................................................................. 6 1.8 General Plan & Zoning.......................................................................................... 7 1.9 Utility & Service Providers..................................................................................... 8 1.10 Community Involvement......................................................................................11 1.11 Entitlement Process............................................................................................. 11 Chapter 2: Master Plan 2.1 Land Use............................................................................................................... 13 2.2 Circulation............................................................................................................ 15 2.3 Open Space & Recreation.................................................................................... 19 2.4 Water & Sewer..................................................................................................... 22 2.5 Grading & Drainage.............................................................................................. 25 2.6 Phasing Plan......................................................................................................... 28 Chapter 3: Development Regulations 3.1 Overview.............................................................................................................. 30 3.2 Planning Area 1.................................................................................................... 30 3.3 Planning Area 2.................................................................................................... 35 Chapter 4: Design Guidelines 4.1 Overview.............................................................................................................. 37 4.2 Architectural Guidelines....................................................................................... 37 4.3 Landscape Guidelines........................................................................................... 39 Chapter 5: Plan Administration 5.1 Overview.............................................................................................................. 45 5.2 Implementation...................................................................................................45 SPECIFIC PLAN NO. 2003-069 October 2014 i WATERMARK SPECIFIC PLAN AMD. NO. 1 5.3 Amendment.. 5.4 Interpretation 5.5 Enforcement.. Chapter 6: General Plan Consistency 6.1 Overview ................................................. 6.2 Consistency Analysis ............................... a10111*i TABLE OF CONTENTS ................................................ 45 ................................................ 46 ................................................ 46 ....................................... 48 ....................................... 49 1.1 Regional Location Map.............................................................................................................. 3 1.2 Local Vicinity Map......................................................................................................................4 1.3 Site Conditions Map................................................................................................................... 5 1.4 General Plan Map...................................................................................................................... 9 1.5 Zoning Map..............................................................................................................................10 1.6 Public Services.......................................................................................................................... 12 2.1 Conceptual Land Use Plan....................................................................................................... 14 2.2 Conceptual Street Plan............................................................................................................16 2.3 Street Cross-Sections..............................................................................................................17 2.4 Conceptual Pedestrian Plan....................................................................................................18 2.5 Conceptual Open Space Plan.................................................................................................. 20 2.6 Conceptual Fencing & Wall Plan............................................................................................. 21 2.7 Conceptual Water Plan............................................................................................................ 23 2.8 Conceptual Sewer Plan............................................................................................................ 24 2.9 Conceptual Grading Plan.......................................................................................................... 26 2.10 Conceptual Drainage Plan...................................................................................................... 27 2.11 Conceptual Phasing Plan........................................................................................................ 29 3.1 Planning Area Diagram............................................................................................................ 31 3.2 Planning Area 1 - Residential................................................................................................... 33 3.3 Planning Area 1—Typical Residential Lot............................................................................... 34 3.4 Planning Area 2 — Community Center...................................................................................... 36 4.1 Overall Landscape Plan............................................................................................................ 40 SPECIFIC PLAN NO. 2003-069 October 2014 ii WATERMARK SPECIFIC PLAN AMD. NO. 1 TABLES TABLE OF CONTENTS 1.1 Surrounding Uses....................................................................................................................... 2 1.2 Utility & Service Providers......................................................................................................... 8 2.1 Land Use Summary..................................................................................................................13 3.1 PA -1 Development Standards.................................................................................................. 32 3.2 PA -2 Development Standards.................................................................................................. 35 4.1 Plant Material Palette..............................................................................................................44 SPECIFIC PLAN NO. 2003-069 October 2014 iii WATERMARK SPECIFIC PLAN AMD. NO. 1 -'A AF? NRCP (3(L RPMB S AR(ML $ QCRRG. E ' he Watermark Specific Plan Amendment No. 1 (Specific Plan) is organized in six chapters, as described below: Chapter 1, Introduction & Setting: This section provides an overview of the document, project setting and history, legislative authority for the Specific Plan, entitlement process and other contextual information. Chapter 2, Master Plan: This section describes the primary master plan components required for orderly development of the property. These include land use, circulation, open space and recreation, water and sewer, grading and drainage, and phasing. Chapter 3, Development Regulations: This section establishes the allowable uses and development standards applicable within the Specific Plan Area. Development regulations are listed for each distinct Planning Area. Section 4, Design Guidelines: This section outlines architectural and landscape design approaches and themes intended to guide the visual appearance of future development. Section 5, Plan Administration: This section describes the various processes and procedures used to administer and implement the adopted Specific Plan. Section 6, General Plan Consistency: This section presents a consistency analysis comparing the Watermark project with the development policy outlined in the City's General Plan. The goal statements contained in each General Plan Element provide a framework for the analysis. This Specific Plan is intended to guide future development and use of land within the Watermark Specific Plan boundary, including the establishment of site specific development plans, guidelines, and regulations. The Specific Plan is intended to ensure quality development consistent with the goals, objectives, and policies of the City of La Quinta General Plan. While this Specific Plan defines the location, type and amount of development allowed within the Specific Plan Area, consistent with the requirements for Specific Plans identified in State Planning and Land Use Law, it is intended to provide a degree of flexibility to allow development to respond to consumer demand and opportunities in the marketplace. This document has been prepared pursuant to California Government Code Section 65450, which grants local governments the authority to prepare specific plans as a systematic means of implementing their Page 1 WATERMARK SPECIFIC PLAN AMD. NO. 1 General Plan. California Government Code Sections 65450 through 65454 establishes the authority to adopt a Specific Plan, identifies the required contents of a Specific Plan, and mandates consistency with the General Plan. The Watermark Specific Plan Area is located approximately 105 miles from the City of Los Angeles and the Pacific coast and approximately 240 miles from the Phoenix/Scottsdale metropolitan region. As shown on Figure 1.1, Regional Location Map, the specific plan is situated in the southeast portion of the Coachella Valley within the corporate limits of the City of La Quinta, Riverside County. The project is accessible from Interstate 10 by way of Jefferson Street with immediate access to Avenue 52 on the south. The Specific Plan consists of 3 parcels totaling 21 acres (APNs 767-220-012; 013; 14) on the northwest corner of Avenue 52 and Jefferson Street. The property contains a partially constructed but abandoned condominium project approved in 2004. The property is surrounded on the north and west by The Citrus Club residential community and private golf club, on the south by Avenue 52 and on the east by Jefferson Street and Mountain View Country Club, private golf course and residential community. Figure 1.2, Local Vicinity Map, depicts the physical setting of the property. Surrounding land uses are listed in Table 1.1. TABLE 1.1 SURROUNDING USES diction General Plan=.&7oning Existing U North La Quinta LDR/OS RL/GC The Citrus Club South La Quinta OS GC Avenue 52 East La Quinta GC/LDR/OS CN/GC Jefferson Street Mountain View Country Club West La Quinta LDR/OS RL/GC The Citrus Club General Plan Designations: LDR — Low Density Res. / OS - Open Space/ GC- General Commercial Zoning Designations: RL —Low Density Residential / GC — Golf Course / CN— Commercial Neighborhood As shown in Figure 1.3, Site Conditions Map, the property is entirely disturbed and contains a partially constructed condominium project that was abandoned during the housing collapse and global recession in the mid -late 2000's. On-site features include one completed podium condominium building, ten podium garages, the project's primary gated entry and perimeter wall, partially paved and graded interior streets and assorted onsite utilities. Page 2 ezer WATERMARK SPECIFIC PLAN AMD. NO. 1 'o 9 rt 5 / F �� 101- 1'. 0 I. F-1 . • - Af Source: U.S.G.S., RCTLMA, ESRI MSA CONSULTING INC. www.msaconsultinginc.com N.T.S. F � g 4 I site Exhibit Date: June 3, 2014 REGIONAL LOCATION MAP FIGURE 1.1 PAGE WATERMARK SPECIFIC PLAN AMD. NO. 1 ''` s IN r I 0/ Orr - 0 b I A 4 POJECT SITE F W * { , W f t: O IN it Ll LL. LAJ ok 16 i ,� m s,.%L AVENUE 52 Ilk y1 !: �,�.'• �. as �'. � -,�.,. �'•+�, ` _ ....�a�;L q_ » .. 1 *4 Source: City of La Quinta Exhibit Date: June 3, 2014 ID SITE CONDITIONS MAP MSA CONSULTING,INC. FIGURE 1.3 www.msaconsultingic.com N.T.S. PAGE 5 WATERMARK SPECIFIC PLAN AMD. NO. 1 The project is currently known as "Watermark Villas at La Quinta" and is a previously approved planned residential, 250 -unit condominium community, approved on this site in 2004. At that time, the property contained only a date palm grove. Project entitlements included Specific Plan 2003-069 and Tentative Tract Map 31798, along with a General Plan Amendment, Change of Zone and Conditional Use Permit. The project itself consisted of 31 two-story eight-plex buildings and 1 single -story duplex building all with subterranean parking. A centrally located swimming pool/spa, several smaller pool/spa's dispersed throughout the project, two lighted tennis courts, a two-story recreation room/restaurant building and a two-story sundry store with office. Following approvals, project construction began with grading of the site and completion of the project entry, perimeter wall and one eight-plex model building for use as a sales center. In addition, ten podium garages, grading of interior streets and assorted onsite utilities were started. However, the project was victim to the housing collapse and global recession of the late 2000's and construction stalled and never resumed. The property remains in this condition today, vacant with the unfinished remains of the prior project. The Watermark Specific Plan Amendment No. 1 will replace the previously approved condominium project. It proposes a residential community of 82 single-family detached homes with three floor plans. The proposed development includes a looped internal private road system, a centrally located community recreation building with pool, a landscaped pedestrian paseo that links to the Community Recreation Center, and an open, turfed area that serves as a retention basin and passive open space with a walking path following the top of the basin. The project also makes provision for a possible gated golf cart connection to Fresa Circle to provide convenient access should an agreement be made with the Citrus Course and HOA. The existing perimeter wall, primary entry and retention basin will be retained from the prior development. The entry structure has been presented with minor modifications. All other above ground site features will be demolished. Most underground utilities will be removed and reconstructed within the new street system. Various issues were considered and evaluated during the preparation of this Specific Plan. Engineering feasibility, market acceptance, economic viability, water efficiency, General Plan goals, and compatibility with surrounding land uses were considered during the planning process. In order to ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic contribution of this Specific Plan, unique project objectives were established as follows: ■ To reflect consistency with the goals and policies of the La Quinta General Plan as described in Chapter 6. ■ To provide high-quality single family residences designed to be marketable and meet increased housing demand driven by population growth and retirees. Page 6 WATERMARK SPECIFIC PLAN AMD. NO. 1 To repurpose the site for single family development and incorporate existing site features to the extent practical, including the community perimeter wall, primary entry and retention basin. ■ To develop the property with residential uses in a manner compatible with surrounding development by applying appropriate planning, landscaping and architectural design approaches. ■ To create an attractive public street frontage surrounding the community General Plan - The La Quinta General Plan, updated in early 2013, establishes the City's policy relative to the planned future pattern, intensity, density, and relationships of land uses in the City and the various infrastructure systems needed to effectively support those land uses. The Specific Plan implements the La Quinta General Plan by bringing detailed policies and regulations together into a focused development plan for the Specific Plan Area. It serves as a link between the La Quinta General Plan and subsequent implementing development proposals within the Specific Plan area. The Specific Plan is a regulatory document which, when adopted by the La Quinta City Council, will govern all facets of project development including the distribution of land uses, location and sizing of supporting infrastructure, as well as development standards and regulations. Figure 1.4, General Plan Map, displays the existing General Plan Land Use and designates this site as "Medium/High Density Residential", allowing a density of up to 16 dwelling units per acre (du/ac). Although the proposed project density is below the allowable maximum, it is not consistent with the intent statement for this land use designation or with the base zone consistency matrix (GP Table II -2). Consequently, a General Plan Amendment to "Low Density Residential" allowing from 2-4 du/ac will be approved as part of the project. Zoning - Zoning implements the General Plan land use by applying appropriate development standards for allowable uses, minimum lot size, yard setbacks and similar development considerations. Figure 1.5, Zoning Map, displays the existing Zoning for this site as Medium High Density Residential (RMH). The project is not consistent with this base zone and will need to be changed to Low Density Residential (RL) with an allowable density range of 2-4 du/ac. The change of base zone will be accompanied by this Specific Plan Amendment to effectively update the zoning, making the project consistent with both the General Plan Land Use and Zoning classifications. Page 7 WATERMARK SPECIFIC PLAN AMD. NO. 1 The Watermark project is within the service area of the utility and service providers as listed in Table 1.2. Sewer Water Natural Gas Electric Cable TV Police Fire Solid Waste Schools TABLE 1.2- UTILITY & SERVICE PROVIDERS CVWD CVWD Southern California IID Time Warner County of Riverside County of Riverside Burrtec DSUSD 75-525 Hovley Lane, Palm Desert, CA. 92211 75-525 Hovley Lane, Palm Desert, CA. 92211 P.O. Box 3150, San Dimas, CA. 91773 P.O. Box 937, Imperial, CA. 92251 44-425 Town Center Way Ste H, Palm Desert CA 92211 86-625 Airport Blvd., Thermal, CA 92274 77-933 Las Montanas Rd #201 Palm Desert, CA 92211 41575 Eclectic Street, Palm Desert, CA. 92260 47-950 Dune Palms Road, La Quinta, CA. 92253 Page 8 760.398.2651 760.398.2651 877.238.0092 760.335.3640 760.340.2225 760-863-8990 760.869.8886 760.340.2113 760.777.4200 Beazer WATERMARK SPECIFIC PLAN AMD. NO. 1 f 7 PROJECT SITE J LEGEND: Low Density Residential Medium/High Density Residential 0 General Commercial 0 Major Community Facilities = Open Space - Recreation Source: City of La Quinta Exhibit Date: June 3, 2014 IDGENERAL PLAN MAP MSA CONSULTING,INC. FIGURE 1.4 www.msaconsultingic.com N.T.S. PAGE 9 Beazer WATERMARK SPECIFIC PLAN AMD. NO. 1 MOMEMM� PROJECT ® SITE LEGEND: Low Density Residential Jjj Medium Density Residential High Density Residential Neighborhood Commercial Tourist Commercial ■ Golf Course Source: City of La Quinta Exhibit Date: June 3, 2014 IDZONING MAP MSA CONSULTING,INC. FIGURE 1.5 www.msaconsultingic.com N.T.S. PAGE 10 WATERMARK SPECIFIC PLAN AMD. NO. 1 Public outreach for this project is planned to include meetings with neighboring communities such as The Citrus Community HOA. Approval of the following entitlements will implement this project: General Plan Amendment (GPA) - The GPA will amend the General Plan land use designation from "Medium/High Density Residential" to "Low Density Residential". The GPA requires separate public hearings before the Planning Commission (Commission) and the City Council. Zone Change (ZC) - The ZC will change the base zone of the property from "Medium High Density Residential" (MHDR) to "Low Density Residential" (LDR). The ZC requires separate public hearings before the Planning Commission (Commission) and the City Council. Specific Plan Amendment (SP) - The SP will cover the entire 21 -acre site to provide a comprehensive development plan, allowable uses and development standards. The SP requires separate public hearings before the Planning Commission (Commission) and the City Council (Council). Tentative Tract Map (TTM) — The TTM is intended to subdivide the property into single family lots for residential development. The TTM requires review by the Architectural and Landscape Review Board (ALRB) and separate public hearings before the Commission and the Council. Site Development Permit (SDP): The SDP is required by the City for final approval of landscape design, architectural design, and site plan (with single family residences plotted on each lot). This may be processed concurrent with or subsequent to other entitlement approvals. The SDP requires review by the ALRB and separate public hearings before the Commission and the Council. Page 11 eazer WATERMARK SPECIFIC PLAN AMD. NO. 1 ' a'. •a91r fi yr ZY�1L $^ -_ _ - - �• —.��� �F �_ d+'iR 4 flfli:�_% I:• I:i,.'�-you s_ i f 4 F In Al POP a IRF 1 1I ! IL I rel Y.e i - r .I _-. �J r CITY OF h INDIAN WELLS rte[------ k , CITY OF LA QUINTA LEGEND: EMERGENCY SERVICES City Boundary : Police/ City Hall IR School Fire Source: City of La Quinta Exhibit Date: September 3, 2014 IDPUBLIC SERVICES MSA CONSULTING,INC. FIGURE 1.6 www.msaconsultingic.com N.T.S. PAGE 12 WATERMARK SPECIFIC PLAN AMD. NO. 1 AF ? NRCP 08K ? CRCP NJ? L [;he Specific Plan proposes a residential community of 82 single-family detached homes with a community center and pedestrian paseos. This new land use will replace the partially constructed condominium project approved in 2004 (SP 2003-069). The location of land uses depicted in this Specific Plan are conceptual and will be further refined through implementing Tentative Tract Map and Site Development Permit approvals. Each project component is described below and accompanied by a detailed discussion of land uses and relevant development standards in Chapter 3. Table 2 provides a summary tabulation of land use acreages within the project. PA -1 Residential Use - The project will create a community of 82 new residential homes ranging in size from 2,000 sq. ft. to 3,000 sq. ft. The residential area incorporates landscaped pedestrian paseos leading to the project's Community Center and an open turfed area to serve as a retention basin, and passive open space. A Home Owners Association (HOA) will be formed for the project. PA -2 Community Center — The Specific Plan features a centrally located community recreation center that features a pool and spa with hardscape patio areas, a small clubhouse with a multi-purpose room, restrooms, showers and small open -turfed play area. TABLE 2.1 LAND USE SUMMARY Land Use Acres _ Density PA -2 Community Center 0.8 N/A 0 Exterior Street Parkway 1.2 N/A 0 TOTALS 20.8 3.91 82 Notes: 1. Allowable density is 2-4 du/ac with adoption of accompanying GPA (MHDR to LDR). Page 13 WATERMARK SPECIFIC PLAN AMD. NO. 1 PA -1 r � 1 ' PA -2 1 i W W h z 0 W U W AVENUE 52 Source: Tentative Tract No. 36762 Exhibit Date: June 3, 2014 IDCONCEPTUAL LAND USE PLAN MSA CONSULTING,INC. FIGURE 2.1 www.msoconsultingic.com N.T.S. PAGE 14 LEGEND: Project Boundary FRESA Planning Area Boundary Low Density Residential Common Area Open Space J Parkway Open Space Private Street i W W h z 0 W U W AVENUE 52 Source: Tentative Tract No. 36762 Exhibit Date: June 3, 2014 IDCONCEPTUAL LAND USE PLAN MSA CONSULTING,INC. FIGURE 2.1 www.msoconsultingic.com N.T.S. PAGE 14 WATERMARK SPECIFIC PLAN AMD. NO. 1 Vehicular and pedestrian circulation systems are an important component of every development project. Watermark Specific Plan provides direct and convenient vehicular access to each home through a safe and efficient private roadway network that complies with City engineering design standards. These roads, because they carry very low traffic volumes, also accommodate safe pedestrian movement within the project. The Circulation system is illustrated in Figure 2.2, Conceptual Street Plan, and Typical Street Sections shown in Figure 2.3, Typical Street Cross Sections and Figure 2.4, Conceptual Pedestrian Plan. Key aspects of the circulation system include: Entries - Vehicular access to the site is taken from Avenue 52 via an existing entry that was fully constructed as part of the former condominium project. The entry includes textured pavement, entry gates, a gatehouse, a pedestrian walkway connection, entry monuments and landscaped areas. Vehicular Circulation - The vehicular circulation system consists of an interior network of private streets that connects each home to the public roadway system at Avenue 52. Private streets are 37 feet wide with public utility easements on either side. The street section is intended to accommodate double loaded on -street parking. Pedestrian Circulation — Pedestrian circulation is provided through two connected systems. The first is a series of landscaped pedestrian paseos containing a meandering trail system. The paseos allow direct pedestrian connection to the Community Center from the north, south, east and west. In turn, the paseo system is accessible from each lot by the project's low speed, low volume private streets as is common in desert communities. Optional Features — The project contemplates an optional circulation component that is dependent on future conditions that may or may not occur. A golf cart connection at the northeast corner of the project to the Citrus golf course through the Citrus private community, north of the project is proposed. If an agreement is reached to make golf memberships available to residents of the Watermark community, then the golf cart connection would be a desirable feature. If not, the two communities are under separate private ownership and there would be no reason to connect them. Page 15 WATERMARK SPECIFIC PLAN AMD. NO. 1 LEGEND: Project Boundary Private Alley FRESA (25' R/W) Emergency �� „ - Access (24' R/W) 1 ' ` \ 6ain68 Entry /W) \ Private Street ' (37' R/W) Gated Entry Note: See Figure 2.3 for Roadway Cross Sections LUT11 TI[ W I N Z O I W (� �\UJ AVENUE 52 Source: Tentative Tract No. 36762 Exhibit Date: June 3, 2014 IDCONCEPTUAL STREET PLAN MSA CONSULTING,INC. "" "' FIGURE 2.2 www.msoconsultingic.com N.T.S. PAGE 16 WATERMARK SPECIFIC PLAN AMD. NO. 1 Beazerql P/L P/L 5' P.U.E. 61' - 68' 5' P.U.E. I b" 20'- 22' 12' 28'- 33' � 6" I 2.0% 2.0% MIN 2.0% 2.0% MIN. I � ( � I 8' CURB AND GUTTER 6" MEDIAN CURB 8' CURB AND GUTTER PER CITY STD. 202 PER CITY STD. 210 PER CITY STD. 202 MAIN ENTRY STREET SECTION PRIVATE N.T.S. PA P/L 5'- 10' P.U.E. 37' 5' - 10' P.U.E. 2' 16.5' 16.5' 2' 2.0% I~ _. 2.007. II MIN. 2.0% 2.0% MIN. 6" WEDGE CURB 6" WEDGE CURB PER CITY STD. 211 PRIVATE STREET SECTION PER CITY STD. 211 PRIVATE N.T.S. P/L 5' P.U.E. I 2, 2.0% MIN I P/L 25' PRIVATE STREET ACCESS EASEMENT 5' P.U.E. 22.5' � b" 2.0% 2.0% MIN 6" WEDGE CURB 0" CURB - PER CITY STD. 211 PRIVATE ALLEY SECTION PRIVATE N.T.S. P/L PA 24' 2.5' - - 20' 1.5' 2.0% 2.0% MIN.— MIN 2.0% 6" WEDGE CURB 0" CURB PER CITY STD. 211 EMERGENCY FIRE ACCESS PRIVATE N.T.S. Source: Tentative Tract Map MSA CONSULTING INC. www.msaconsultinginc.com N.T.S. Exhibit Date: June 3, 2014 STREET CROSS SECTIONS FIGURE 2.3 PAGE 17 WATERMARK SPECIFIC PLAN AMD. NO. 1 Walkway connection to Avenue 52 public sidewalk Notes: 1. *Golf cart connection to Citrus HOA property is a feature that may or may not be provided subject to agreements with the Citrus HOA and the Citrus Golf Course. 2. Private low speed interior streets will also serve as pedestrian access. Source: Tentative Tract No. 36762 MSA CONSULTING INC. www.msoconsultinginc.com N.T.S. LEGEND: Project Boundary • Pedestrian Walkway Optional gated private golf cart connection Exhibit Date: October 16, 2014 CONCEPTUAL PEDESTRIAN PLAN FIGURE 2.4 PAGE 18 rf�L Walkway connection to Avenue 52 public sidewalk Notes: 1. *Golf cart connection to Citrus HOA property is a feature that may or may not be provided subject to agreements with the Citrus HOA and the Citrus Golf Course. 2. Private low speed interior streets will also serve as pedestrian access. Source: Tentative Tract No. 36762 MSA CONSULTING INC. www.msoconsultinginc.com N.T.S. LEGEND: Project Boundary • Pedestrian Walkway Optional gated private golf cart connection Exhibit Date: October 16, 2014 CONCEPTUAL PEDESTRIAN PLAN FIGURE 2.4 PAGE 18 WATERMARK SPECIFIC PLAN AMD. NO. 1 Open space is a community asset with multiple benefits. It incorporates periodic open spaces into the urban fabric, allows distant vistas, introduces greenery and shade for a more attractive and comfortable living environment, and provides convenient access to recreational opportunities without leaving the community. Relevant features of the project open space system are shown in Figure 2.5, Conceptual Open Space Plan, and Figure 2.6, Conceptual Fencing and Wall Plan. The project proposes five functional classes of open space with classes 1-3 falling under future HOA ownership and maintenance as follows: 1. Active open space (associated with the community recreation center) 2. Passive open space (associated with the retention basin) 3. Connecting open space (associated with pathways and landscaped paseos) 4. Private open space (associated with individual residential yard areas) 5. Vehicular open space (associated with public streetscape outside the perimeter wall) Community Center (Active Open Space) — The Community Center provides opportunities for active recreation to all residents in the form of swimming, outdoor play, barbequing, and family gatherings. Retention Basin (Passive Open Space) - The existing Retention Basin was constructed with the prior condominium project. It is appropriately sized and situated to serve the drainage needs of the amended project and will be retained in place. This facility also adds a significant open space component to the project design, allowing distant views and providing an opportunity for informal, passive recreation. Pedestrian use of the retention basin will be provided via a walking path at the top of the basin. Interior Paseos (Connecting Open Space) - Landscaped paseos are a linear form of open space providing residents with a pleasant walking, jogging or biking experience and connecting homes along all interior streets with the community center. The most northeasterly paseo includes a possible connection to the Citrus Club, if agreed to by both communities. Residential Yard Areas (Private Open Space) — Each individual residential lot in the community will have private rear and side yards. These open space areas separate buildings, admit light within the community and provide the homeowner with an opportunity to create outdoor living and barbeque spaces for personal use. Perimeter Streetscape (Vehicular Open Space) - Additional open space is provided outside the project perimeter wall to supplement public parkways along Avenue 52 and Jefferson Street. Although these open space parcels will be owned and maintained by the Watermark Home Owners Association, they lie out outside the community's outer wall and are primarily a public benefit. These open space areas create an enhanced visual experience for drivers as well as accommodating a meandering pedestrian pathway for public use. Because the project perimeter wall is already constructed, the exterior streetscape open space parcels have already been created and will be fully landscaped with the project improvements. Page 19 WATERMARK SPECIFIC PLAN AMD. NO. 1 P14 I AVENUE 52 FR�ESA LEGEND: Project Boundary Common Area Landscape Street Parkway Open Space 3.1 Ac. 1.1 Ac. 4.2 Ac. Note: See Figure 2.4 for for pedestrian circulation. UJ W W N Z 0 N K W W W W Source: Tentative Tract No. 36762 Exhibit Date: November 25, 2014 IDCONCEPTUAL OPEN SPACE PLAN MSA CONSULTING,INC. "" "' FIGURE 2.5 www.msaconsultingic.com N.T.S. PAGE 20 WATERMARK SPECIFIC PLAN AMD. NO. 1 LEGEND: Project Boundary Gated Entry � //i�� ® Existing Perimeter Wall to remain - 6' Decorative Block Wall - 6' Tube Steel View Fence ® Perimeter Wall to match existing Ik7k h "m I Source: Tentative Tract No. 36762 ID MSA CONSULTING, INC. www.msoconsultinginc.com N.T.S. AVENUE 52 I U B -,49- r. Notes: 1. Each private lot will have a 6' residential block wall. 2. See Specific Plan Section 4.3 for typical wall section. Exhibit Date: July 3, 2014 CONCEPTUAL FENCING & WALL PLAN FIGURE 2.6 PAGE 21 WATERMARK SPECIFIC PLAN AMD. NO. 1 The Specific Plan will be fully served with domestic water and sanitary sewer from public systems managed by the Coachella Valley Water District (CVWD). Both are available at the site, with no offsite extensions required. Domestic Water - As shown in Figure 2.7, Conceptual Water Plan, the Specific Plan proposes a network of water lines within the interior private street system to convey domestic water to residences throughout the community. Water will be looped internally to connect with the public water system at two locations. The first point of connection will be to an existing 18 -inch waterline in Avenue 52 while the second will be to an 18 -inch waterline in Jefferson Street. Sanitary Sewer - As shown in Figure 2.8, Conceptual Sewer Plan, proposes a system of sewer mains within interior private streets to serve the community. This interior system will be connected to an existing line already stubbed into the property at the primary project entry. This line is connected to a 10 -inch sewer main in Jefferson Street. Page 22 B -,49- WATERMARK SPECIFIC PLAN AMD. NO. 1 , ENEEN ENEEN Emmons NEENE EMENE FRESA oft LEGEND: Project Boundary Proposed Water Line Existing Water Line V- 0 �- AVENUE 52 Source: Tentative Tract No. 36762 MSA CONSULTING INC. www.msoconsultinginc.com N.T.S. t W h Z 0 K W W W Notes: Information shown is conceptual only. Final engineering design plans may deviate. Exhibit Date: July 2, 2014 CONCEPTUAL WATER PLAN FIGURE 2.7 PAGE 23 B -,491 WATERMARK SPECIFIC PLAN AMD. NO. 1 ,!eqqr LEGEND: ® Project Boundary Source: Tentative Tract No. 36762 MSA CONSULTING INC. www.msoconsultinginc.com N.T.S. tu- Proposed Sewer Line Existing 10" Sewer Line Notes: Information shown is conceptual only. Final engineering design plans may deviate. Exhibit Date: July 2, 2014 CONCEPTUAL SEWER PLAN FIGURE 2.8 PAGE 24 WATERMARK SPECIFIC PLAN AMD. NO. 1 Site topography slopes gently to the southwest from a high elevation of 32.0 at the northeast property corner to a low elevation of 25.9 at the southwest property corner. Because grading and drainage are closely interrelated, they are addressed jointly in this section. Grading - The grading concept is intended to keep the project at similar grades to the existing graded condominium site but modified to accommodate single family residential homes and rerouted streets. Figure 2.9, Conceptual Grading Plan, shows the site contours after grading. Proposed grading will result in the creation of building pads for individual residential homes and streets. The proposed grading will result in ground elevations, which are similar to existing grades. These grades are subject to final engineering and actual field conditions that may result in adjustments to pad and street grades subject to plan check approval by the City. Grading is also designed to achieve positive surface flows (also see Figure 2.11) and protect all structures and physical improvements from the 100 -year storm, surface runoff, soil erosion and sedimentation both during and after construction. In addition, the grading design balances on-site earthwork (cut and fill) taking into account excavation generated by site grading and grades needed to achieve minimum cover for underground gravity sewer. Grading activities will follow regulations set forth by the National Pollutant Discharge Elimination System (NPDES) to control sediment discharge during construction. Drainage — The project is completely surrounded by an existing perimeter wall that eliminates offsite storm flows from entering or leaving the site. As shown in Figure 2.10, Conceptual Drainage Plan, "developed condition" surface drainage is conveyed by the local street system from residential lots to a system of catch basins and underground storm drains. These intercept the surface water and convey it below ground for discharge to an existing retention basin in the southwest corner of the site. The retention basin was engineered for the prior project but has suitable location and capacity for the new project as well. Page 25 WATERMARK SPECIFIC PLAN AMD. NO. 1 PE 31.00 PE 30.50 PE 29.80 PE 29.00 / PE 28.20 M V GI9VG U& Source: Tentative Tract No. 36762 MSA CONSULTING INC. v www.msoconsultinginc.com N.T.S. FRESA_ y LEGEND: Project Boundary Retention Basin HP Approximate High Point LP Approximate Low Point PE Approximate Pad Elevation Notes: 1. See Figure 2.9 for associated drainage concept. 2. Information shown is W conceptual only. Final U.1 engineering design plans may deviate. O h W' W W W W Exhibit Date: July 2, 2014 CONCEPTUAL GRADING PLAN FIGURE 2.9 PAGE 26 B -,49- WATERMARK SPECIFIC PLAN AMD. NO. 1 ,!eqqr Notes: Information shown is conceptual only. Final engineering design plans may deviate. Source: Tentative Tract No. 36762 MSA CONSULTING INC. www.msoconsultinginc.com N.T.S. LEGEND: - Proposed Storm Drain Line Drainage Flow Exiisst ject ng Storm Drain Line Boundary ❑ Proposed Catch Basin High Point To Be Retained ❑ Proposed Sand Filter Low Point Exhibit Date: July 2, 2014 CONCEPTUAL DRAINAGE PLAN FIGURE 2.10 PAGE 27 WATERMARK SPECIFIC PLAN AMD. NO. 1 Specific Plan is designed for construction in ten (10) phases including model setup, eight production phases and model build out over approximately two years subject to market conditions. Construction is estimated to begin in 2015 and be completed in 2017. Figure 2.11, Conceptual Phasing Plan reflects the anticipated final map recordation and construction sequence. Phased development will be accompanied by the orderly extension of roadways, public utilities, and infrastructure needed to serve each phase and is subject to change. Page 28 WATERMARK SPECIFIC PLAN AMD. NO. 1 LEGEND: Project Boundary AVENUE 52 LU W W h Z O h UJ W W W W Phase Boundary Phase I F]Phase 11 Phase III Phase IV FAPhase V Phase VI Phase VII a Phase VIII Note: Phasing is conceptual and subject to change as to number of units, location, and sequence in response to market conditions. Source: Tentative Tract No. 36762 Exhibit Date: September 3, 2014 IDCONCEPTUAL PHASING PLAN MSA CONSULTING,INC. """"' FIGURE 2.11 www.msoconsultingic.com N.T.S. PAGE 29 WATERMARK SPECIFIC PLAN AMD. NO. 1 AF?NRCP 18BCTCJMNKCLRPCESJ?RCMLQ lk anning Areas represent logical subareas of development with common characteristics and efining boundary features. The site is relatively small with little topographic variation and few hysical constraints. Consequently, the Specific Plan proposes only two Planning Areas based on type of use and defined, for the most part, by roadways and open space areas. Planning areas for this project are depicted in Figure 3.1, Planning Area Diagram. This chapter identifies the development standards applicable to each Planning Area, including a statement of development intent, an area description and a table of allowable uses and relevant development standards. Statement of Intent — Planning Area 1 (PA -1) is intended to allow the construction of single family detached residential homes with affiliated circulation, open space, and infrastructure systems. Area Description - PA -1 provides for the development of 18.8 acres of land with up to 82 dwelling units on lots with a minimum size of 6,000 s.f. Figure 3.2, Planning Area 1, depicts key development features this area while Figure 3.3, PA -1 Typical SFR Lot, illustrates the minimum allowable yard setbacks and lot dimensions for a typical residential lot. Development Standards — Development standards for PA -1 are shown in Tables 3.1 PA -1 Development Standards. Page 30 WATERMARK SPECIFIC PLAN AMD. NO. 1 Planning Area 1 I I I I Planning Area 2 I I 1, -"�TT MOMM "� _ I Street Parkwayrm.m — — AVENUE 52 FRE Source: Tentative Tract No. 36762 MSA CONSULTING INC. www.msoconsultinginc.com N.T.S. W W N h Z 0 N CK W W W LEGEND: Planning Area 1 18.8 Acres Project Boundary Planning Area 2 0.8 Acres — — — — — — Planning Area Boundary Street Parkway 1.2 Acres Gross Area 20.8 Acres Exhibit Date: June 3, 2014 PLANNING AREA DIAGRAM FIGURE 3.1 PAGE 31 WATERMARK SPECIFIC PLAN AMD. NO. 1 TABLE 3.1 PA -1 DEVELOPMENT STANDARDS Allowable Uses Single Family Dwellings Detached Casitas Covered Patios, Decks, Gazebos Fences, Walls Garages, Carports Swimming Pools, Spas, Cabanas Recreational Facilities including dog parks Satellite Dishes, Antennas Lot Size Min. Lot Size Min. Lot Width' Min. lot Depth Building Setbacks Min. Front Yard to Building Min. Front Yard to Garage Min. Interior Side Yard Min. Corner Side Yard Min. Rear Yard Other Max. Structure Height Max. Lot Coverage Min. livable area z Encroachments (fireplaces, media centers) 3 Encroachments (AC units) Encroachments (balconies, porches, decks) 4 Off Street Parking Spaces per DU Watermark SP RL Zone Comparison Permitted Accessory Accessory Permitted Accessory Accessory Permitted Accessory 6,000 s.f. 55' 95' 10' 18' 5' 10' 10' 22' 60% 1,400 s.f. 2' 3' 2' 2 garage 2 driveway Notes: 1. For rectangular lots. Pie shaped or irregular lots may deviate. 2. Excluding garage 3. But no closer than 3.5' from property line 4. Front or rear yards only Page 32 Permitted Accessory Accessory Permitted Accessory Accessory Permitted Accessory 7,200 s.f. 60' None Reason for Variation Market demand Design flexibility 20' Facilitates larger home and usable rear yards 25'/20' with roll -up door Adequate with roll -up doors and no sidewalks= 5' 10' 20'/25' on image Accompanies 20' wide corridor landscape parkway lot 28'/22' on image corridor 50% 1,400 s.f. 2' None 4' 2 garage 0.5 guest Design flexibility WATERMARK SPECIFIC PLAN AMD. NO. 1 Walkway connection to Avenue 52 public sidewalk Note: *Golf cart connection to Citrus HOA property is a feature that may or may not be provided subject to agreements with the Citrus HOA and the Citrus Golf Course. Optional gated private golf cart connection 11 LTH]� PA -2 a, AVENUE 52 Key Map N.T.S. LU LU LU h LEGEND: Project Boundary Low Density Private Street Residential —Planning Area Boundary Common Area ■ ■ • • Pedestrian Walkway 0 Open Space Gated Entry Source: Tentative Tract No. 36762 Exhibit Date: October 16, 2014 IDPLANNING AREA 1 - RESIDENTIAL MSA CONSULTING INC. "• FIGURE 3.2 www.msaconsultinginc.com N.T.S. PAGE 33 WATERMARK SPECIFIC PLAN AMD. NO. 1 60' Min. Lot Width* 0 ----- —� I Building Garage c co PRIVATE STREET 15' IMin.l I I I I I I I I *Note: For rectangular lots. Pie shaped or irregular lots may deviate. LEGEND: — — Property Line — — — — — — Building Setbacks ------- Right of Way — Street Center Line Beazer " 4 Source: MSA Consulting, Inc. Exhibit Date: July 2, 2014 ID PLANNING AREA 1 - TYPICAL RESIDENTIAL LOT o' 20' MSA CONSULTING, INC. FIGURE 3.3 www.msoconsultinginc.com SCALE: 1" = 20' PAGE 34 WATERMARK SPECIFIC PLAN AMD. NO. 1 Statement of Intent — Planning Area 2 (PA -2) is intended to allow a private Neighborhood Community Center to provide recreational amenities for community residents and guests. Area Description - PA -2 provides for the development of 0.8 acres of land with a community center and pool. Figure 3.4, Planning Area 2 —Community Center, depicts key development features of PA -2. Club House: The club house will include a multi-purpose room, restrooms, showers and a pool equipment / storage closet. Pool and Spa: The pool and spa area shall consist of a pool sized for the community as well as a heated spa. Other amenities include a gathering area with fire place and barbecue's, shade cabanas and an open hardscape area for lounge chairs, and tables. Open Turf Play: There shall be an area dedicated to open play and shall consist of turf and /or play equipment for children. Access: The recreation area is easily accessible by its residents using (3) paseo's with meandering sidewalks that connect to the private streets within the community. For the residents that prefer to drive, there will be a few parking stalls, including an ADA stall provide near the entry of the facility. Development Standards — Development standards for PA -2 are shown in Tables 3.2, PA -2 Development Standards. Allowable Uses Community Facilities Fences, Walls Recreational Uses Restrooms/Changing R Swimming Pools, Spas, Parking Lot Size Min. Lot Area Min. Lot Width Min. lot Depth Building Setbacks Min. Front Yard Min. Side Yard Min. Rear Yard Other TABLE 3.2 PA -2 DEVELOPMENT STANDARDS Max. Structure Height FIGURE 3.4 PLANNING AREA 2 — COMMUNITY CENTER Page 35 Permitted Permitted Permitted Permitted Permitted Permitted None None None 10' 10' 10' B -,491 WATERMARK SPECIFIC PLAN AMD. NO. 1 ,!eqqr Planning Area 1 -MUM mum -- Picnic Tables jClubhouse r Open Turf p Play Area I Spa S / ure� -- ommunti Picnic Pool Tables P rki g wftft Planning Area 1 J To main entry Avenue 52 public sidewalk Source: Tentative Tract No. 36762 MSA CONSULTING INC. www.msoconsultinginc.com N.T.S. AVENUE 52 Key Map N.T.S. LEGEND: Planning Area Boundary Pedestrian Paseo Connections Note: Community Center layout is conceptual only Exhibit Date: June 3, 2014 PLANNING AREA 2 - COMMUNITY CENTER FIGURE 3.4 PAGE 36 WATERMARK SPECIFIC PLAN AMD. NO. 1 AF? NRCP 28BCQEL ESCBCJCI CQ moi. Rn guidelines contained in this chapter identify unifying elements for design of buildings and dscaping within the Watermark community. Exhibits provided are intended as conceptual strations and do not depict final designs, nor should they limit the range of expression among ividual builders or their professional design teams. These guidelines will be reflected and refined in subsequent implementing subdivision maps and site development permits. The overall architectural character theme will include Hacienda, Spanish and La Quinta architectural styles compatible with the local desert environment. HACIENDA STYLE Low-pitched roofs must be 'S' tile or barrel tile, usually with little or no eave overhang play a defining role for this architecture. Typically with one or more prominent arches placed above doors, principal windows or beneath porched roofs, the Hacienda style architecture is derived from a variety of Spanish - inspired forms developed over centuries of history and integrated into a single, identifiable style. Details borrowed from the rich and diverse Spanish history provide additional definition and interest. Wall surfaces are always stucco and the forms are often asymmetrical. Roof ■ Shallow pitched roofs ■ Simple hip, gable and shed forms ■ Dark full 'S' style roof tiles ■ Simple rafter tails Windows ■ Deep set windows ■ Arched, segmental or half round window heads Design Features ■ Sand finished stucco ■ Precast style foam trim around windows and entryways ■ Iron accents ■ Stylized shutters in toned accents color Color ■ Earth tones ■ Beige ■ Dark brown accents ■ Vibrant accents Page 37 WATERMARK SPECIFIC PLAN AMD. NO. 1 SPANISH REVIVAL STYLE The Spanish Revival style is marked by the prominent use of smooth plaster (stucco) wall, low-pitched clay tile gable or shed roofs, and terracotta or cast concrete ornaments. Spanish Revival is often a more lively and colorful style with accented entryways, usually arched, with small porches or balconies and eave overhangs defined by shaped rafter tails. Roof ■ Shallow pitched roofs ■ Simple hip, gable and shed forms ■ 'S' or barrel style roof tiles ■ Shaped rafter tails Windows ■ Deep set windows ■ Simple window proportions and patterns Design Features ■ Architectural chimney element ■ Dark wood style foam lintel details at porches and over doors or windows ■ Shaded corbels ■ Trellis roof features over window ■ Arched entry Color ■ Neutral tones ■ Beige ■ Dark brown accents ■ Vibrant accents LA QUINTA STYLE La Quinta style architecture is inspired from the combination of detail from several eras of Spanish inspired architecture. The style is typically defined by its low-pitched roofs must be clay tile roofs, usually with little or no eave overhang, developed into simple roof forms. Typically a tower like element is developed to accentuate a prominent arches placed above the entry. Lower plate -line forms flanking higher plate -line forms enrich form and massing while maintaining the relaxed character that further enhances the architectural style. Roof ■ Shallow pitched roofs ■ Simple hip, gable and shed forms ■ Dark full 'S' style roof tiles ■ Built up eaves Windows ■ Deep set windows ■ Flared window sill details Page 38 WATERMARK SPECIFIC PLAN AMD. NO. 1 Design Features ■ Sand finished stucco ■ Precast style foam trim around windows and entryways ■ Stylized shutters in accents color Color ■ White ■ Warm Earth tones ■ Vibrant accents Landscaping for the project will utilize desert plant materials and comply with the water conservation requirements of the Coachella Valley Water District. The landscape design of the project shall consist of a combination of water efficient, drought -tolerant plant material to reduce water demand. The overall conceptual landscape design for the project is shown on Figure 4.1, Overall Landscape Plan and design approaches to various key landscape elements are discussed following. MONUMENTS Project Entry ■ The project entry will utilize the existing gates and guard house modified as shown. The project will be identified with the use of enhanced paving, signage, accent pots, Date Palm clusters (shown at maturity) and water features flanking both sides of the entry drive. The date palms are presented as a design element reflecting the legacy of this site as a date farm. The existing water features on site, will be modified to reflect the current project theme as will the building and gates. Page 39 WATERMARK SPECIFIC PLAN AMD. NO. 1 dtrr ..r�a1uY �✓+� r srsptiT �f!iW [y+i} �� Source: Tentative Tract No. 36762, David Neault Associates, Inc. MSA CONSULTING INC. www.msoconsultinginc.com N.T.S. is Nam— Exhibit Date: November 25, 2014 OVERALL LANDSCAPE PLAN FIGURE 4.1 PAGE 41 WATERMARK SPECIFIC PLAN AMD. NO. 1 Corner Monument ■ The corner of 52nd and Jefferson will be used to help identify the community. Date Palm clusters (shown at maturity) and architectural accents along the perimeter wall shall be used to link this corner and the project entry drive, again emphasizing the heritage of this site as a date palm farm. STREETSCAPES Perimeter Public Streetscape —Jefferson Street & Avenue 52 ■ A meandering parkway shall be provided along both perimeter streets for the entire length of the project and be planted with low growing colorful plant material similar to neighboring communities. ■ A 12 -feet wide meandering sidewalk will be provided on each perimeter street. ■ Street trees will be planted in a random placement behind the sidewalk with a maximum spacing of 40' o.c. The use of a variety of tree species found along neighboring streetscape is encouraged. ■ Trees shall be spaced at irregular intervals, no more than 40 -feet on -center between the sidewalk and the perimeter wall. These trees shall be a minimum of 15 gallon in size. ■ Street trees are classified as large canopy shade trees ■ Landscape planting along the streetscape shall consist of drought tolerant plant material and shall reflect the design of the existing streetscapes of nearby neighborhoods along 52nd and Jefferson. Page 41 WATERMARK SPECIFIC PLAN AMD. NO. 1 Local Private Streetscape ■ All corner lot side yards shall consist of a 3 -foot minimum landscape buffer between the back of curb and the block privacy wall. ■ A minimum of one (1) street tree shall be provided per lot frontage and a minimum of two (2) trees per side yard streetscape. All street trees shall be a minimum of 15 gallon in size. ■ Interior tract street trees will be a consistent species per street. ■ The landscape parkway and buffer will consist of flowering and mounding evergreen shrubs. WALL AND FENCE ■ The project shall utilize portions of the existing perimeter wall, so long as the existing location reflects the new site design. ■ Perimeter walls, existing and new shall be a 6 -foot high CMU slump stone wall with white sack finish. ■ Pilasters shall be 6'6" high CMU slump stone with white sack finish and be located at 100 -feet on -center max along Perimeter wall. ■ Interior tract public viewed fencing shall be 6' height slump stone wall. ■ Non-public viewed interior lot side yard walls shall be 5'6" in height and may be designed with precision block. ■ Rear yards facing the detention basin open space areas may be designed using 6' high tubular steel view fencing. Page 42 WATERMARK SPECIFIC PLAN AMD. NO. 1 zc 5`-6 PIGPF ;BMJ SLUMP 590H WALL AW , C.%JF V40H WAIF YOYttllYt WASH WOWAR WAjH 04H GRA01 {� mrrwM fYFY rr�., rt e � at_ uxae �5 ma�wtlear�xtrs View Fence at Basin Page 43 Perimeter Wall �L1YN[YE PIlF�`XM��7 O{ wmD�+ Residential Wall WATERMARK SPECIFIC PLAN AMD. NO. 1 Table 4.1 Plant Material Palette Acacia stenophylla Acacia stenophylla Cercidium "desert museum" Cercidium "desertrr Olea europaea "wilsonii" Oleo europaea "wits Phoenix dactylifera Phoenix dactylifera Rhus lancea Rhus lancea Schinus molle Schinus molle Washingtonia robusta Washingtonia robus MM Agave americana Century Plant Agave geminiflora Twin -Flowered Aga► Bougainvillea "la jolla" Bougainvillea Baja Calliandra californica Fairy Duster Red Caesalpinia pulcherrima Bird Of Paradise Dasylirion wheeleri Desert Spoon Encelia farinosa Brittle Bush Hesperaloe parviflora Red Yucca Lantana c. "radiation" Lantana Chihuahuai Leucophyllum laevigatum Sage Pink Muhlenbergia "regal mist" Muhly Grass Opuntia v. "santa rita" Purple Opuntia Rosmarinus "tuscan" Upright Rosemary Ruellia peninsularis Desert Ruellia Rosa "iceberg" Iceberg Rose Macfadyena unguis-cati Rosa banksiae Acacia r. "desert carpet" Baileya multiradiata Bulbine frutescens "hallmark" Carissa g. "green carpet" Lantana montevidensis Lantana m. "new gold" Rosa "flower carpet red" Rosmarinus o. 'Prostratus' Page 44 Cat's Claw Vine Lady Bank's Rose Trailing Acacia Desert Marigold Bulbine Natal Plum Spreading Lantana Spreading Lantana Groundcover Rose Prostrate Rosemary WATERMARK SPECIFIC PLAN AMD. NO. 1 AF?NRCP38NJ?L ?BKCL®RP?RCML R chapter describes the procedures for administration and implementation of the Specific Plan. The Specific Plan establishes the general intent and comprehensive framework for development of the community. However, prior to construction, various implementing approvals with greater design detail are required, as noted below. Tentative Tract Map - Subdivision of the project into residential lots shall require public hearing approval of a Tentative Tract Map (TTM) by the La Quinta Planning Commission and City Council. The TTM will show the detailed design and improvement information. Upon filing a Tentative Tract Map application with the La Quinta Planning Department, City staff will review the design for consistency with this Specific Plan, other relevant City Zoning regulations, and compliance with acceptable engineering design criteria. Final Tract Map - Following TTM approval, the applicant must record a Final Tract Map to create legal residential lots for sale. Prior to recordation, the applicant must provide final improvement plans for streets, utilities, grading, and landscaping and satisfy relevant conditions of approval. The final map reflects the requirements, standards, design and intent of the approved TTM, as determined by the City Community Development Director. Site Development Permit — Construction of new residential homes and residential amenities require submittal of a site development permit application, including building floor plans, building elevations and landscaping for design review by the Architectural and Landscape Review Board (ALRB) and approval hearings before the Planning Commission and City Council. Administrative Changes - Minor modifications that are consistent with the purpose and intent of the current, Watermark Specific Plan are allowed at the discretion of the Community Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the flexibility to interpret the details of project development as well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan Amendment. Requests for administrative changes shall be made in writing. If and when it is determined that changes or adjustments are necessary or appropriate, these shall be approved administratively by the Community Development Director or designee. After approval, any such administrative change shall be Page 45 WATERMARK SPECIFIC PLAN AMD. NO. 1 attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary. Representative examples of such changes may include, but are not limited to: ■ The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, site- specific information. ■ Changes to the size and configuration of residential lots provided that the maximum number of allowable units is not exceeded. ■ Adjustment of Planning Area boundaries identified in this Specific Plan. ■ Changes to community infrastructure such as drainage systems, roads, water and sewer systems, etc. ■ Modification of architectural or landscape design criteria or details. ■ Deletion of the golf cart garages in the event that a cart connection with The Citrus is not achieved. Formal Amendments - If it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in Chapter 9.240 of the City of La Quinta Zoning Code (Zoning Code). Uses Not Listed - All uses not specifically listed in this Specific Plan are prohibited. However, the Community Development Director may determine that a use not listed is included within or comparable to a listed use and, once so determined; it shall be treated in the same manner as a listed use. Application of Standards - Where there is ambiguity between the Specific Plan and the Zoning Code, the Director of Community Development shall review pertinent information and make a determination as to which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section. The enforcement of the provisions of this Specific Plan shall be by the following: ■ The City of La Quinta Community Development Department shall enforce the development standards and design guidelines set forth herein. ■ Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.120 LQMC provisions. Page 46 WATERMARK SPECIFIC PLAN AMD. NO. 1 ■ The City of La Quinta shall administer the provisions of the Watermark Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan, and the City of La Quinta Municipal Code. ■ The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. ■ All regulations, conditions, and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. ■ Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. Page 47 WATERMARK SPECIFIC PLAN AMD. NO. 1 AF?NRCP48ECL CP?J NJ?L AML QCRRCLAW alifornia Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450- 65457) permits ahe adoption and administration of specific plans as an implementation tool for elements ontained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the general plan. Consistent with this, the City of La Quinta requires that each Specific Plan include a discussion of the relationship of the Specific Plan to the goals and policies of the various General Plan elements. This chapter provides such a consistency analysis as it relates to the Watermark Specific Plan. The latest City of La Quinta General Plan update was adopted on December 18th, 2012. It is organized around four broad themes: Community Development, Natural Resources, Environmental Hazards, Public Infrastructure and Services, within which are nineteen (19) General Plan Elements as follows. PAM Each element of the General Plan contains a summary of key issues, which direct and guide that element's goals, policies, and programs. Consequently, the General Plan goals provide a basis and structure for Specific Plan consistency analysis. To this end, the following sections list the goals in each General Plan Element along with a statement of how the Watermark Specific Plan implements each. Page 48 WATERMARK SPECIFIC PLAN AMD. NO. 1 Land Use Element - The Land Use Element, as required by state law, is intended to function as a guide for long range development in the City. The Land Use Element governs how land is to be utilized; therefore, many of the issues and policies contained in other General Plan elements are linked in some degree to this element. The Land Use Element designates the general distribution, location, and extent of land uses, such as housing, business, industry, open space, agriculture, natural resources, recreation, and public/quasi-public uses. These designations are reflected on the General Plan Land Use Map, which categorize individual parcels of land. A discussion of the key Land Use Element policies that apply to the Watermark Specific Plan is provided below: � LAND USE COMPATIBILITY ANALYSIS POLICY ANALYSIS Goal LU -1 Land use compatibility throughout the City. Goal LU -2 As a low density residential community, the project is compatible with surrounding low density residential uses. Approval of the General Plan Amendment will render the project consistent with the General Plan Land Use map. Therefore, the Watermark Specific Plan is consistent with and implements this General Plan policy. High quality design that complements and Residential home architecture and landscaping will be subject to enhances the City. review by the City's ALRB to ensure quality design. Goal LU -3 The project is a self-contained single family residential enclave Safe and identifiable neighborhoods that with a unique identity and sense of place afforded by its provide a sense of place. architectural and landscape design features. Goal LU -4 The project proposal is compatible with surrounding residential Maintenance and protection of existing communities such as the Citrus Club Golf Course and Mountain neighborhoods. View Country Club Goal LU -5 The project proposes a gated, single family residential community A broad range of housing types and choices to provide market -rate housing to one segment of the City's for all residents of the City. population. Therefore the project contributes to the City's goal of providing a broad range of housing types and choices. Goal LU -6 A balanced and varied economic base which The project does not propose a commercial or office use offering provides a broad range of goods and goods and services. Therefore, this goal is not applicable to the services to the City's residents and the project. region. Page 49 WATERMARK SPECIFIC PLAN AMD. NO. 1 Goal LU -7 The project is not located in either of these areas. Therefore this Innovative land uses in the village and on goal is not applicable to the project. Highway 111. Circulation Element — The Circulation Element, as required by state law, is intended to ensure a transportation system with the ability to accommodate a complete range of transportation needs within the City. The Circulation Element incorporates regional plans and thoughtful land planning to assure cost-effective and logical infrastructure able to adequately address transportation needs of the city while retaining quality of life. A discussion of the key Circulation Element policies that apply to the Watermark Specific Plan is provided below: CIRCULATION COMPATIBILITY ANALYSIS POLICY ANALYSIS Goal CIR-1 A network that can satisfactorily move users using facilities that meet demands of and projected needs of the City. Goal CIR-2 A circulation system that promotes and enhances transit, vehicle, bicycle, and pedestrian networks. The project proposes a private internal circulation system to provide safe and efficient passage for pedestrians, electric vehicles, and motorists throughout the site. The system will be built to City standards. The project proposes a private circulation system with low -speed, low-volume internal streets that will safely accommodate both vehicles and pedestrians. Pedestrian and cart paths will be included through the center of the project. Sustainable Community Element - The Sustainable Community Element is intended to assist the City in developing a more united community through the conservation of resources, enhancement of the built environment, promoting alternative transportation, and improving community health. A discussion of the key Sustainable Community Element policies that apply to the Watermark Specific Plan is provided below: IL SUSTAINABLE COMMUNITY COMPATIBILITY POL &FANALYSIS Goal SC -1 The project will contribute to the City's sustainability and quality A community that provides the best of life goals. For water conservation, it proposes to landscape possible quality of life for all its residents. with drought tolerant plant materials. To facilitate alternative transportation modes, the project includes pedestrian access to the public street system, enabling residents to walk, bike or use electric vehicles to access public sidewalks through the main entry gate. The project will also comply with all applicable green building requirements. Page 50 WATERMARK SPECIFIC PLAN AMD. NO. 1 Economic Development Element - The Economic Development Element is intended to institute the foundation for the development of a thriving economic environment in the City. The Economic Development Element intends to ensure that constituents and the City can mutually benefit from the activities of one another. Goals and policies included within the Element aim to broadly guide economic growth within the City. A discussion of the key Economic Development Element policies that apply to the Watermark Specific Plan is provided below: ECONOMIC DEVELOPMENT COMPATIBILITY ANALYSIS ind rnnl Fn -1 A balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. Goal ED -2 The continued growth of the tourism and resort industries in the City. The project supports balanced land use in the City by complying with the General Plan Land Use as amended. The residential use will contribute incrementally to demand for commercial goods and services in the region, thus enhancing the local economy. The project does not propose any specific tourist or resort amenities. Therefore, this goal is not applicable to the project. Parks, Recreation and Trails Element - The Parks, Recreation and Trails Element is intended to provide inventory of existing parks and recreational facilities, identify present and future need for recreational opportunities, and develops the goals, policies, and programs to permit the City to maintain the ability to offer adequate recreational amenities and services to its residents. A discussion of the key Parks, Recreation, and Trails Element policies that apply to the Watermark Specific Plan is provided below: 006 PARKS, RECREATION AND TRAILS COMPATIBILITY ANALYSIS Goal PR -1 The project proposes a community center, pool, recreation area, A comprehensive system of parks, and pedestrian and cart paths, and possible access to the neighboring recreation facilities, and services that meet Citrus Club Golf Course. Together these offer a variety of private the active and passive needs of all residents recreational opportunities for residents of the community and and visitors. their guests. Housing Element - The Housing Element, as required by state law, is intended to institute the regulatory background for the development of new housing units potentially obtainable by a range of income levels. The Housing Element includes a housing vision statement, a community profile, a housing profile, a housing needs assessment, and a housing constraints and resources analysis. A discussion of the key Housing Element policies that apply to the Watermark Specific Plan is provided below: Page 51 WATERMARK SPECIFIC PLAN AMD. NO. 1 HOUSING COMPATIBILITY ANALYSIS POLICY ANALYSIS Goal H-1 Provide housing opportunities that meet The project will construct 82 residential homes, thus contributing the diverse needs of the City's existing and to the City's market rate housing stock. projected population. -" - - This site is not identified as a vacant or underutilized property on Assist in the creation and provision of Exhibit II -14 of the General Plan. Due to its location, this goal is resources to support housing for lower and not applicable to the project. moderate income households. Goal H-3 Create a regulatory system that does not This project does not establish a regulatory program that would unduly constrain the maintenance, constrain affordable housing. Therefore, this goal is not applicable improvement, and development of housing to the project. affordable to all La Quinta residents. Goal H-4 The project will complement the surrounding residential Conserve and improve the quality of communities. Development of the property into single-family existing La Quinta neighborhoods and residences will add value to surrounding neighborhoods and individual properties. individual properties. Goal H-5.1 Provide equal housing opportunities for all persons. Goal H-6.1 Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. The project does not establish housing policy for the City, but does contribute to this goal by providing quality housing for one segment of the population. The project promotes water conservation through the use of drought tolerant plant materials and water efficient irrigation techniques. The project will comply with all City regulations and building codes for water conservation, energy efficiency, and building standards. Air Quality Element - The Air Quality Element is intended to define the sources of regional air pollution and presents policies and programs that will aid the City in improve air quality. Goals, policies, and programs identified in the element are intended to prevent, reduce, or limit impacts to air quality expected at general plan build out. A discussion of the key Air Quality Element policies that apply to the Watermark Specific Plan is provided below: Page 52 WATERMARK SPECIFIC PLAN AMD. NO. 1 AIR QUALITY COMPATIBILITY ANALYSIS POLICY ANALYSIS Goal AQ -1 The project proposes a private circulation system that will A reduction in all air emissions generated accommodate pedestrian use to reduce vehicle emissions. Air within the City. quality impacts associated with the project will be prepared as part of the CEQA review and the project will implement any necessary mitigation measures, including a Fugitive Dust Control Plans to address air quality issues during construction. Energy and Mineral Resources Element - The Energy and Mineral Resources Element is intended to address the City's relationship between long-term growth and its natural resources. The resources addressed within this element include electric, natural gas, and propane gas services as well as sand and gravel deposits used in construction. A discussion of the key Energy and Mineral Resources Element policies that apply to the Watermark Specific Plan is provided below: LAW: ENERGY AND MINERAL RESOURCES COMPATIBILITY ANALYSIS POLICY ANALYSIS Goal EM -1 The project will incorporate energy efficient appliances in residences and low intensity lighting on private streets. The sustainable use and management of Furthermore, it is expected that some residences would elect to energy and mineral resources. install private rooftop solar systems. Goal EM -2 The project is not located in an area with significant mineral deposits and does not include any mining activities. Therefore, The conservation and thoughtful because of its location, this goal is not applicable to the project. management of local mineral deposits to assure the long ---term viability of limited resources. Biological Resources Element - The Biological Resources Element identifies the biological resources unique to the City. Resources identified include the City's natural habitats and native species. The element introduces goals, policies, and programs to assist the City in the preservation of biological resources that may exist in the City. The element also intends to direct the City in compliance with local, state, and federal regulations such as the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and Migratory Bird Treaty Act. A discussion of the key Biological Resources Element policies that apply to the Watermark Specific Plan is provided below: Page 53 WATERMARK SPECIFIC PLAN AMD. NO. 1 BIOLOGICAL RESOURCES• POLICY ANALYSIS Goal 810-1 The site was entirely disturbed by previous grading activities The protection and preservation of native associated with the original Watermark Villas Specific Plan. There and environmentally significant biological are no remaining native or environmentally significant biological resources and their habitats. resources on the property that require protection. Cultural Resources Element - The Cultural Resources Element is intended to describe the City's history and provide goals, policies, and programs intended to assure that cultural resources which have been, and may be identified in the future, are adequately preserved. A discussion of the key Cultural Resources Element policies that apply to the Watermark Specific Plan is provided below: CULTURAL RESOURCES COMPATIBILITY ANALYSIS The protection of significant archeological, historic, and paleontological resources which occur in the City. The site is not vacant and has been entirely disturbed by prior grading associated with the original Watermark Villas Specific Plan. Because the project includes a Specific Plan, Native American Consultation protocols will be followed. The project will comply with any archaeological, historic or paleontological mitigation identified during the CEQA review. Water Resources Element - The Water Resources Element is intended to set forth goals, policies, and programs relating to water supply management. The element takes into account that the City receives domestic water service from the Coachella Valley Water District and serves CVWD's goals of managing and conserving water as a resource. A discussion of the key Water Resources Element policies that apply to the Watermark Specific Plan is provided below: POLIC ANALYSIS Goal WR -1 The project will incorporate features and fixtures for water The efficient use and conservation of the conservation in both landscape irrigation and domestic use. The City's water resources. project's stormwater retention basin will also allow infiltration of runoff. Open Space and Conservation Element - The Open Space and Conservation Element, as required by state law, is intended to develop policies and programs in order to effectively protect, conserve and manage open space. Open space resources include scenic mountain vistas and wilderness areas. The Page 54 TI-1194:T►IT-11 I 1 �1I [•Ilw_T►I_�uI7NZL011111iI open space and conservation element will aid the City in assuring the long-term viability of open space and will prevent premature or improper conversion of open space to more intense land uses. A discussion of the key Multipurpose Open Space Element policies that apply to the Watermark Specific Plan is provided below: OPEN SPACE AND CONSERVATIONCOMPATIBILITY POLIC ANALYSIS Goal OS -1 The project includes assorted open space amenities. It will Preservation, conservation, and provide a centrally located community recreation center, with management of the City's open space lands pool, accessible by a landscaped pedestrian paseo. In addition, an and scenic resources for enhanced open turfed area that serves as a retention basin in the southwest recreational, environmental, and economic corner will provide passive open space. The project incorporates purposes. connections to the public sidewalk and trail system for convenient walking, jogging and biking activities. Goal OS -2 The property contains no geologic hazard zones or significant Good stewardship of natural open space biological resources suitable for preservation as active or passive and preservation of open space areas. open space. However, the development does incorporate a significant open space amenity by providing a recreation center and open turf area for residents and visitors to enjoy. Goal OS -3 The project is not located in an area designated as open space nor Preservation of scenic resources as vital is it elevated or visually prominent. The project does not propose contributions to the City's economic health excessively high residential structures out of character with the and overall quality of life. surrounding community that would excessively block mountain views. Noise Element - The Noise Element, as required by state law, is intended to identify areas where noise levels are expected to approach unacceptable levels. The element provides policies and programs to ensure noise is maintained at appropriate levels. A discussion of the key Noise Element policies that apply to the Watermark Specific Plan is provided below: NOISE• POLICY ANALYSIS Goal N-1 The project would establish a residential use in an existing A healthful noise environment which residential area. Therefore, noise generated by the project will be complements the City's residential and in keeping with the area. Noise levels on Avenue 52 are not resort character. excessive and the project is buffered by a 6 -foot high perimeter wall. The project will comply with any noise mitigations identified during the project CEQA review. Page 55 WATERMARK SPECIFIC PLAN AMD. NO. 1 Soils and Geology Element - The Soils and Geology Element is intended to assess the physical characteristics of the City and the community's overall safety. A discussion of the key Soils and Geology Element policies that apply to the Watermark Specific Plan is provided below: _SOILS AND GEOLOGY COMPATIBILITY POLI C ANALYSIS Goal GEO-1 The project is not subject to any on-site geologic or seismic Protection of the residents' health and hazards Therefore, construction of new residential uses does safety, and of their property, from geologic threaten the health and safety of project residents. and seismic hazards. Flooding and Hydrology Element - The Flooding and Hydrology Element is intended to define potential drainage and flooding risks in the planning area, as well as future potential for flooding. A discussion of the key Flooding and Hydrology Element policies that apply to the Watermark Specific Plan is provided below: DODING AND HYDROLOGY COMPATIBILITY ANALYSIS POLI ANALYSIS I Goal FH -1 The Project is not located in a floodplain and is currently Protection of the health, safety, and welfare surrounded by a perimeter wall which prevents offsite storm of the community from flooding and flows from entering the site. In addition, the existing retention hydrological hazards. basin from the prior development will be retained in the southwest corner, where natural drainage flow occurs due to the gently sloping topography. The project design will comply with all mandatory drainage and storm water management regulations. Hazardous Materials Element - The Hazardous Materials Element is intended to address the hazards associated with the storage use, and transport of hazardous materials within the City. Hazardous materials are closely related to public safety. A discussion of the key Hazardous Materials Element policies that apply to the Watermark Specific Plan is provided below: : /_L_1:1NL11Jb7 PI I_\ 1 a:l IG1Lb K•] Pl l JG\ 1 I6I11 \'/_1► A f b 1b POLICYowr ANALYSIS Goal HAZ-1 The development is not expected to generate any hazardous Protection of residents from the potential waste beyond those commonly found in small amounts within impacts of hazardous and toxic materials. residential homes. The routine transport, use or disposal of hazardous or toxic materials is not anticipated. Household hazardous waste will be disposed of properly through the City and County's Hazardous Waste Management Plan (HWMP). Page 56 WATERMARK SPECIFIC PLAN AMD. NO. 1 Emergency Services Element - The Emergency Services Element is intended to address multiple components of the City's public safety services, including police and fire service, emergency medical response, and emergency preparedness. The element establishes goals, policies, and programs to aid the City in meeting its responsibilities in an emergency. A discussion of the key Emergency Services Element policies that apply to the Watermark Specific Plan is provided below: POLIC ANALYSIS Goal ES -1 An effective and comprehensive response to all emergency service needs. The project design provides adequate access and circulation for emergency service vehicles from Avenue 52. The development is in close proximity to urban fire and police services. Additionally, the design will comply with all City design standards and building codes and will undergo standard review by the Police and Fire Departments during entitlement approvals. Water, Sewer and Utilities Element - The Water, Sewer and Other Utilities Element is intended to establish goals, policies, and programs intended to ensure that these public services will continue to be provided to the City as it develops. Absence of these services to the City would render continued growth and subsequent build out of the General Plan infeasible. A discussion of the key Water, Sewer, and Utilities Element policies that apply to the Watermark Specific Plan is provided below: WATER, SEWER D OTHER UTILITIES COMPATIBILITY POLIO ANALYSIS Goal UTL-1 Each residential lot is provided with domestic water service from CVWD's public water system and will be built to City and CVWD Domestic water facilities and services which standards. adequately serve the existing and long-term needs of the City. Goal UTL-2 Each residential lot is provided with sanitary sewer service from CVWD's public wastewater collection and treatment system. The Domestic water facilities and services which sanitary sewer system will be built to City and CVWD standards. adequately serve the existing and long-term needs of the City. Public Facilities Element - The Public Facilities Element is intended to provide descriptions of City -owned buildings, the senior center, the public Library, and all schools operated by the Desert Sands Unified School District and the Coachella Valley Unified School District. The element also sets goals, policies, and programs which will allow the City to continue to provide a full range of municipal and scholastic services to its residents and businesses. A discussion of the key Public facilities Element policies that apply to the Watermark Specific Plan is provided below: Page 57 WATERMARK SPECIFIC PLAN AMD. NO. 1 PUBLIC FACILITIES COMPATIBILITY ANALYSIS POLICY ANALYSIS Goal PF -1 The proposed project has access to a full range of public services Public facilities and services that is including public schools through the Desert Sands Unified School District, a public library and senior center at the La Quinta City available, adequate and convenient to all City residents. Hall, as well as police, fire, paramedic and waste disposal services. Page 58 R sry -1 Q EETIACCESS EASEMENT R ry ra4.ueln S- rB.N III rce an no. ao, I ICI r�N rcx ervsm. �we.Ann. c ear L5" BN- n0. a0a I TYPICAL XWET SEC7M NNTRM 11— EASNI TI NT E.� I S. J ' P[R ary srn. � R PFR L5" BN- n0. a0a I pZ. 1lvn PCR Lvry a R P� � EMRYS7REET SECAOA!R R R I Nu/„'eus2- �� ��GwttM I-s"2Ox� 1 ttR cm sm. 211 1 TYPICAL ALLEY SECTION 4 R D.rv2(w0 PARKINS)1. 211 �- o torte I 6AL71GISCYFEEACCESS Nlcxr-DE wnvk�—° Tors P -T R-ik' Aprvc Y I � 6" WEDGE CURB DETAIL NOTES: CONCRETES P IICATIows PER 011 ora ouITA STANDARD. zoo z o3 M FT./ IF P111 1111E IAIE 11 111 11- 11-1 All -L 11 Ol- 11 1 E111111 fflll .PINT. A_ c CUNBIRip INCE EbSExPaxsoxr,IOIH�M I TMUEL TREES w art. 3. 14' MILK EXPANSION MPT PER CITY Or LA DUINTA STANDARD 200. WATERMARK TENTATIVE MAP TRACT NO. 36762 R Cor e/N a5' HtivM2 SmCCC Acca a -z s I ,5 GSFNFN I TYPICAL ALLEY SEC777IV - x ms Paw vnDTx mea �{ uNR r I IN rRDM A ��AaNc rz_ e. k' LIP 1. R=36' 2.Tx � e" NNs IAM n 8' - z' Lu=vEL uNE .� NP R ApwD fi^ CURB AND GUTTER ITS �s I az'DETAIL NOTESnes PER pn or u alxrn --1)0.6" CURB AND GUTTER rT / r 1,601 OU DETAIL NOTES:ptt sxpx PRION TO 511 UNLESS SPECIFIC Al—ISBY TNE ax2N cowCRETE SP a IUnOxi PER 11 of LA WINTA STANDARD 2oz.2 IF A" 111ANSIN I IT 11 11 FLIT 11 "' YTs cu. . /EaaxT. Nanous _TN. coxa To TNs Ewsnxc ExPAN..N aa.T w L. or THE snw cur FT Lr . Bl- By rrvE Iry u P'.' TO 1. 11111111 IRIDE 11 DD. u -S5 S -Il --IS a1TN nowt. Nnaovs Exlsnxc coxa rD II rNE Exlsnxc. Exraxsl .wITN TRu[u ar NF ESAw cur. xEw ARPunsrt. slsrvED: o1 mviiTo ATTACHMENT 4 GENERALNOTES VIUINIIY MAF' NOT TO SCALE ........u� ...TnpDei¢o�sNALL 11 '_ FINAL IAII IAI 111 ID IN rtw rNE PaoMlslows or _1_ THE wDD�NwITRMA.,A—IPRIDRTD.IxA8- TTEO To APOS"E"T'TIE p=.RaTIDx D EXISTING EASEMENTS O PSE-PUBLI IrtLlry E45EMEM (l0 BE ADI-) © ANIISTNII ER 1s. IL As Dv f Qp S D,DLr,xI g ME r o m oorrc L Ec SHEETINDEX .NEE- TNxrnmeMAssxENT WATERMARK Nl TENTATIVE MAP - TRACT 36762 rNDIEL E K CITY OF LA QUINTA 1 D. 2 CIVIL ENGINVERS, .INC. PA AeD�wAnIor6 m• STREETER . WATERMARK Nl TENTATIVE MAP - TRACT 36762 rNDIEL E K CITY OF LA QUINTA 1 D. 2 =—,I 1 es sa III 3A PAO� dR 50 Ili ali PAS ,33.0 Pon2a3i� P° PlDz az.zo -i�.5 �`°L•------- -- L a . 29 1.7 �I24 �! ie5 ,I�r - 11a $ $i �-2-s��� PzS� 3z 3} _ zl 112. 1 s \ - - -- __- PAD- 11.90 _ _ _ _ 0� _ _I 6. 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I ill _ - .off - - - - ./� 1D4IF 30.&1 I1 f � SII y/ 49 1f\11-/tTJ'/ ADR9. 0. 43 3 /_ 4] 46 45 'III An4990 o25 IF 9m 6.S3o F s Jl / 11 6 5 F PID 8910 I.I PAI S. IIII TI 0 6y3 F S29F5 If1 IILiI F_ �y9911 / AKNIIE � � — — — oH I xsr P yl I III L i II I', I I I I II I i II Ili ' i1 I ' I I ff I itI I 11 I I II 11 I I i II 1 I 11 I TI ---------------------- SITE DATA- A-P.T P7 .,,e=z9.o,..z :a`oPEn sPADD, Ano non DFIF- CDPD: 1a EANDN MA9 01 ADIIrvmnD,'��.NEa+o1-D—PD: ,w, F2 .1 EllITIll IINEPAL P- 111- 31 �oRi"`I""Da, .EP D1D,n1DF WATERMARK - TRACT 36762 ATTACHMENT 5 SITE DEVELOPMENT PLAN SET CITY OF LA QUI NTA VI(-;INIIT MAF' NOT TO SCALE SHEET INDEX: SITE DATA: 1-1 INDa SHEET ASSESSORS PARCEL N0: C-1 SIZE PIAN 7)6-220-012-1, 779-220-011-2, D9 -220 -01f -J L-1 ALUSRLATNE SOE PVJ! LEON. DESCRIPTION: LOTS 1 PND 2 AND LETTERED LOT C OF TRACT NO. 31799, IN THE L-2 L-3 WALL ANO FENCE PIAN IWNiENVICE EXHIWT WALL ANO FENCE DETAILS ENTRY FNIARGEMEN! CRY OF U OUINTA, COUNTY OF RNRSIDE STATE SHOWN M MPP ON RU E MS. PAGES 53 OF CAt1FORNIA, AS TO 57, INCLUSNE, L-4 CONCEI'NAL FUMING PUN OF NAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAO COUNTY. L-5 L-6 CaNCEP1ILLL FUMING PUN IXISDNG CENEFPL PIAN OEINRON: MEDIUM /HRH DENSITY RESIDETRW. ONIIM) L-7 CQNCEPTUA.PPIAN CONCEPRML FUMINGtMVw PUN PROPoSFO GENER4L RDES AN OESIGRA1bN: LOW DENSITY RESIOFNT6IL (IDR) L-6 CONCEPiiIAL FUMING PUN MISTING ZONING DESIGNATION: MECUM -HIGH DENSRY RESIOENML L-9 CUNCEFIAL PUNFNG PUN PROPOSED ZONING DESIGNATION: LOW DENSITY REPOENRk L-10 CONCEPTUAL :ROUT YARDS an. SPEOFlC PLA TIME WARJZMVM MLUR - U WINTA SPECIM PIAN ANE'NOMEVT N0. f EKISONG LAID IRE: VACANT / AEMNDONED OEVELOPNEM A-1STREET SCENE PROPOSED UND USE: SINGLE FALIILY FESOENRLL A7-1 FROM EIEVAIHA TOTAL GROSS SITE ARG 907,885 SO FEEF - 20.94 ACRES A7-2 FROM ELEVATION IX TOTAL NET SITE MG 907.885 SOIFARE FEET - 20.84 ACRES Al -3 iL00R PUN U wNIA TOTAL BUILDING AREA 2.1m SQUARE FEET - 6.04 ACRES / 29R OF SITE At -4 a" RAN OP7NYS TOTAL LANDSCNlNG ARIM: 161131 SQUME FEET / la' OF SITE A7-5 ELEVADON U QUIMA TOTAL TURF MG 7.466 SQUARE FEET / SR OF UNOSGIPE ARU. Al -6 ET.EVATKHI U QUIMA NX REWIRED PMKING RAIIR: 2 SPACES / UNR IN A GNAGE PLUS 0.5 GUEST At -7 FLOOR PIAN SPANISH RV^IIL PR m FAR" RATIOS: 2 SPACES / UW IN GARAGE PLUS 2 GUEST SPACES / MIT IN G4A2WAY Al -8 imATKIN SPANISH RENAL TOTAL REQUIRED NUMBER OF PWING SPACES: m X 25 WAG'E5 = 205 Al -9 ELEVATION SPANISH REWJAL iX TOTAL PROMDED NUMBER OF PARKIN SPACES: W X 4 SPACES + 11 OFF-SRKET PMKING SPACES- SPACES At -10 FLOOR PIAN FNGIENDA GREATEST NUMBER OF STORES AND MEM: PLA f: SINGE STORY / 2338 SQUARE FEET Ai -11 ELEVADW H4CIENpA PLA 1X: SNWYE STORY / 3,008 SOWRE FEET Al 12 ELEVATION HACIENDA 1X PUN 2: SIFXYE STORY / 2474 SQUME FEET A2-1 FRONT ELEVATIONPLW J: SI NCI£ SI DRY / 2508 SQUARE FEET A2-2 FLOOR PUN U QUIMA GREATEST HOW OF ANY MIMING: RAN f 17'-f0" A2-3 Ei£FAT10N U QUIMA PIAN iN 21'-9" A2-4 FLOOR PIAN SPANISH RMA PUN2 f7'-5" A2-5 ELEVATION SPANISH RE x 19•_1 PLAN J ' A2-6 FLOOR PIAN NAGIMOA OCCUPANCY CIMGFlCA1bN: R-3 A2-7 ELEFADON NI civ M TYPE OF WNSIRUCDON: TYPE V COVSTRUCi10N A3 -t FFM? ELEVATION A3-2 800.4 PIAN U Our - UIMAA3-4 A3 4 ETE14A7 U QUIMA A3-5 A3-6 FLOOR PUN SPANISH RV4WL ROOK PUN FACIENW D A3 ETREO, FWdENW RECEIVED R - I STREET PERSoECDVF/RFNDERING CONSULTANTS: R-2 R-3 STREET PERSOECIN£/RENOERIA'G STREET PERSPEDTM'/RENOERIM CIVIL ENGINEER ADAMS STREEFER CML ENGINEERS, INC. D R-4 STREET PERSoECTNE/RENOERINc 15 CORPORATE PARK, IRVINE, CA 92606 7ryIA R-5 STREET PERSPECIIVE/RENOE W PH: 949 474-2330 i kill �Tl tU 7'F P POOL BUILGNG FLOOR PLW FAX: 949 474-0251 LANDSCAPE ARCHITECT 2 P-2 POOL BAILING EIEVA110N DAVID NEAULT ASSOCIATES INC. cvy Q+" � yWarF� ''AAii �r##II������ NORTH ENTERPRISE CIRCLE NORTH SURE RIS TCIRCE WIy����Fmoff CALIFORNIA 92590 m YE44 E E 4+ comm' KrTy BUILDING ARCHITECT z B4SSENIAN LAGONI 2071 ORCHARD CRIME NEWPORT BEACH, CA 92660 PH: 949 553-9100 _--ate clirs26 1 rRono —I—� — — — �l Te ,l e I wFREsn cr ® I I q—— �8 I. �8 e - -� --� ——-- —�° 8 — I � I � _ 91 I I e ,o I I I I I I I P � I II III= II I ` I LL e _ I Q I � I LEGEND. e a I _ �i "-- —°_ I IIS I I I S I I IN° VJI , _ _ _ _ d/ _ _ i ______ O ` 9M.y- - n -I-- i rnicAi lCYCB -7- s R R R — R.• �r - I. a �R��, sm sore arc TYPICAL ALLEY SEC70V c wsxr �s�zrr TYPICAL ALLEY SECTM rmx¢-,orx xrs °� oPrr _ 9BIOBN?YAWAOCS9 R cADAMS STRE TER WATERMARk SITE Beer..F xo ° "' �V.S a/U/taw CITY OF enmsrtg�stcnay acwce PROPERTY LINE 4-11 fFn.Rai �! BOLLARD PATH / 1 ^ LIGHTS TYP I + N1I -t ^ • rr _ _ — r N e ^ I I4 p Z0 BOLL 1 �. .teRD PATr; , BENCH 5cCONCRETEWALK ' k i BEQ—JNGe LGH SIIVPI - 4 W BOLLARD PATH LIGHTS TYP ,� 1 •w 1 N k�f � 1 u LOT ONE -r 7' PARKING STALLS 5' CONCRETE WA 110 3ADE LK 40. SH 1 CABANA— r® - • --J -, ifi. BOLLA d, EtAr ON I TA p+ . BASIN _�,+ •{�F ,�+� 4'°s. ' ,.+ i0o B[Nrr I I F EI S - i iL g _ _ _ a �J _ ^° RI Y 1' - / RIGHT Or �- F '-Y W' I� 52nd AVENUE 3s 55',"' {x I FEATURE& ENTRY GATES 4 4 _ GUARD HOUSE, WATER CONCRETE WA K.—" . ._. David f1EALILT ASSOCIATES Inc. 951 1296 13430 jj =ham 0 20' 40' 80' 120' Scale: 1"=40' NORTH L-1 — / RR R3 1 1 ie '! ------------ 29 PASEO �� � / I 1 16— - - --- �, RI R< 1 RI - - 1 3R 33 •3d /c A�� H H - �•31 \ C' 19 I RO 1 R6 H � _ -j I I I 1 1 r I 1 `��-� f'-/ a I, 41 BASIN i -------------- 52nd AVENUE WALL AND FENCE LEGEND PERIMETERS WALL: HEIGHT, COLOR, AND FINISH TO MATCH EXISTING EXISTING PERIMETER WALL TO REMAIN 6' HIGH DECORATIVE BLOCK WALL 7HIGH DECORATIVE BLOCK WALL 6' HIGH TUBE STEEL VIEW FENCE — — — 5'-6" PRECISION BLOCK WALL MAINTENANCE LEGEND H.O.A. MAINTAINED 163, I SI SF.13.7 ACRES i OR, David OEAULT ASSOCIATES Inc, 951.a2 c6 11 ares430 Z J Z w d Q m - TUBULAR STEEL Q X FIRE ACCESS GATE U w Z gLLZ Z Z Z Z Z J Z Q w d 0 N r Q Lu C C Z C7 Q L = ry ~0 Q000 �Lu �U� 0 Lu fan= 'm checke DSN scale: sheet 020' 40' BO' Scale: 1"=20' NORTH L-2 0 �wiTsiw� a ae �fiird IffisCIRI �`fi •wW�gli51 4: ti F.. 6' TUBULAR STEEL FENCE (,Tp A?La IF AYF_%IlCli FLi�� z�l} eeFc�+4'C�SpTTP YS AI4 SAP Fi �t Fa•nnGtwE �, ` YI I / PRECISION BLOCK WALL {� �alo.e�e.ael�r>�rtirluiucrrx,wM p i!f{MIOW kIP11>b�l'h+5Lf1'Ie1N wMk ean!nuwlaw NOTE: PLANT SIZES SHOWNAT APPROXIMATELY 2/3 MATURITY DECORATIVE BLOCK / PERIMETER WALL Beazer4 fillh- . PATH LIGHT BOLLARD GUARDHOUSE 50' ENTRY TRELLIS 30' ENHANCED PAI 26' — DATE PALM CLUSTER FF _ 30' 50' u _ 52nd AVENUE -- 6' PERIM SCALE 1'=20' SCREEN HEDGE WITH COLORFUL FOCAL POTS GROUNDCOVER MAJOR CORNER TREATMENT SCALE 1'=20' DECORATIVE BLOCK / PERIMETER WALL Beazer4 fillh- . PATH LIGHT BOLLARD GUARDHOUSE 50' ENTRY TRELLIS 30' ENHANCED PAI 26' — POOL CABANAS SCALE 1/4"=l'-0" POOL ENTRY GATE SCALE 1/4"=1'-0" !ma David OEAULT ASSOCIATES Inc. 951 1296 13430 DATE PALM CLUSTER _ 30' 50' u _ 52nd AVENUE -- PROJECT ENTRY SCALE 1'=20' '." OTE: PLANT SIZES SHOWN AT FOCAL POTS APPROXIMATELY 2/3 MATURITY GUARDHOUSE PROJECT ENTRY ELEVATION POOL CABANAS SCALE 1/4"=l'-0" POOL ENTRY GATE SCALE 1/4"=1'-0" !ma David OEAULT ASSOCIATES Inc. 951 1296 13430 DATE PALM CLUSTER 1� WATER FEATURE FOCAL POTS GUARDHOUSE PROJECT ENTRY ELEVATION SCALE 1'=20' POOL CABANAS SCALE 1/4"=l'-0" POOL ENTRY GATE SCALE 1/4"=1'-0" !ma David OEAULT ASSOCIATES Inc. 951 1296 13430 __----- r Li I F � I L 16 — —-----�— j 18 HIIN / �Iw 15 19 14 E LE LI / I I 1 I 1 I I I H I 1 —I-- 13 1 I I 76 75 F r—r 74 y 73 1 _ ---r— — — — — -------y--`----� r— —=---I MATCHLINE - SEE SHEET L-7 PLANT LEGEND O<<I��mF�o�wm e��.P.IO�EaoE ,�sOx a.,»ow» m��n,IRMx,»EAaz�AUP� xaeox mow» m1Ln.IR»Txr»LAo1-1. 11— „»aw» na»oaaoull —1--A.- » waxx,»�To»�ax,T�A �wFoax�a.A»Palm .,,..x. �,xow» =�x»�a»omal�xwc IAIA 1.1 0 o TEa ® xeP�.,Toe PnxnaoxA x®r�ou seauo» a:xow» .��.x�Tx.,c000 Coxoa.ie »rx�a wo ®mA E»�sPxrxA»moos ma»�o�L�E =caLlo» a�=x w» F�L x�LTM. �000�oLox I�Mx,e wo aFcaLNxmR»L. ,1.11 A=,»ow» FILL.»F L o 11 1111 wo anaaa o�wm»���«osswxa soxoA�»��«xa �oALLo»®xo�. .»w xw.�,».. woo c«oa.s »Tx9 wo »Fm�Ra�aws�».,Fm.,RLsr F�FR�,F�oar�I, I�uLaR®I�o.� F�LL.xfaL,»..�000wa..a»Tx9wo IU.xa11FAo»:» «o»a».a»A .«— 1.G000—,a xIwo 0 ID -1- .Aa lPA—»o.— 1T-1--1-1 TOL.a.PawRTaoR�R»� »P Co»aaRaP1-111e 11-1. moxos[[o mix-iL'Fmlx eFiow TOTAL PROJECT AREA: 926.111 SQ Fi TOTAL LANDSCAPE AREA: 163111 5Q R / IB%OF511E um TMALT1Rf AF.: 7.—SOFT/5%OF LAN—APE 1-11A 4 IRRIGATION NOTES 1. DESIGNS WILL COMPLY WITH CITY OF I -A QUINTA VALLEY WATER DISTRICT'S LANDSCAPING AND IRRIGATION SYSTEM DESIGN ORDINANCE 2. ALL TURF WITHIN 2' OF HARDSCAPE SHALL BE IRRIGATED WITH SUBSURFACE DRIP, ALL TURF 2' OR GREATER FROM HARDSCAPE SHALL BE IRRIGATED WITH ROTOR/SPRAY. ALL LANDSCAPE �..� TO BE IRRIGATED WITH DRIP. 0 20' 40' 80' 3. ET BASED CONTROLLERS WILL BE USED ON SITE Scale: 1 "=20' NORTH w x Z S U i ----------------------L--------I--------L----------L----� I I I r — —— � I I 1 I 1 I SHEET L-8 PLANT LEGEND m --E David O` o�w»m Fzomwm ew. P..LO xEaoE za•aox Ae:»ow» m�zn �R M..e »eAo zewa� «»,e»a«6,w�,�o»�� .xen<�o�aF eeeox A:e„ew» m�Ln.IR»Txr»eAe��wPF,z rea«o �c»a.aza wo. PA c»� �eoP� zreeox us»ow» nA»oAaou��»z.x:»aAd:cAoaea» ASSOCIATES Inc. (Dexus uv�., uaienv sew,c xaeox ,sssxowv srnvonao. ie xr.x. xFAdz enuau 9wsiwl.arws9i«Ilares43wOn wawn+csonin r�ura:A cwrorewA reAv aALm ix eT.v. usxow» sxivveo a»o mAxe»we cwma»inezeao can Z ® euoolEiA mAarzueiwuA as�crn VULR euneavL�ar uv. soAuoN ass»owR wu.»eALmr.co eC«ore ie xr ie wo. d � ® A�Azrew�Areeao»�aa�mA ame�aooFaAaAoee soa.o» .:s»ow» .Pu.»�,».. o exrx�awo w d d z ® o.aA oa»o o .A.ARuo: qo» o.zo» �s»ow» , » L r.000000Loa.ieMx e o N Z C1 o�.eoeeEa oL� a» u,» ooD�Dre. eMx e o o z w o ALUlsI AveeIA o EA scuLov Ass»owv auu. PFALmr.c000 cocoa. is x<x le wo Z J F g re e o onto o» owN so ..emx xwo-see No «s z a ® QO Eg�oa»„wm�aeF»«ora ,.xA�aA��a ,��» .s»aw» F�LLPeAL�.�ooa�«aa.�eMx�ewo Q a z w Z ® M»�NeFa«Azw, o�mar Pm,.K «�oYLCE :1—L11 A:s»ow» FOLL.»eALTM.,0000 eoLoa. 11M wo � U Uaeeu�. P.»wee aeaa.ae»,.A oA<o» A reP�»e.z,x..0000 eozoa, �a'»<x �a wo w Z 4 — a U �-..o,.� eoeww�esu u,ow, eoue.�vr�uF> s.e.uov u?»o svv.»usn,.woo eosOa.ATAe»o. x aaaaa o�wm»xw�, ao:axe, eo»o.wx�«�, »emaaocAu,: -11 U .».:reaaAo�acse»:Fa sreaa,owo a».A»A 0ID-1 ov=omreo,xo.aA l.re.—»o.—ar1w1-reo�LOEa INN mo mix-iL'Fmix eeiow TOTALPRO—AlFA: 926.1115Q Fi TOTAL LANDSCAPE AREA: 163111 5Q R / IB%OF511E TOTAL TIRF AF.: 7.—SOFT/5%OF LAN—APE 0 W H } Q 3 CwC C7 Q L = ry ~0 acoo �Lu �U� N0 O Q Lu CO m r< IRRIGATION NOTES E: 1. DESIGNS WILL COMPLY WITH CITY OF LA QUINTA tlate: IIsa.Ia VALLEY WATER DISTRICT'S LANDSCAPING AND d— UP /8L IRRIGATION SYSTEM DESIGN ORDINANCE checketl: oSN 2. ALL TURF WITHIN 2' OF HARDSCAPE SHALL BE C.I. IRRIGATED WITH SUB -SURFACE DRIP, ALL TURF 2' r OR GREATER FROM A SHALL shBe=eet IRRIGATED WITH ROTOR/SPROR/SPR AY.. ALL LANDSCAPE �., TO BE IRRIGATED WITH DRIP. 0 20' 40' 80' 3. ET BASED CONTROLLERS WILL BE USED ON SITE Scale: 1"=20' NORTH `-5 PLANT LEGEND 2�M,.�NN f.—E Ox owN m LH, lR xa HErva z wp R «oa+«enrnwnrzorvn mu masouv[ so soi.x. owx muLn. IR. xT. x r xLw s— 1- u ow HOPHHHL 9 wa H oP� 1— 1-- -D- II 1 —1-- -.--.IA FAd--waf.--.IiA Herm., ewforerviA fAry 1— Ix e.x,H. usxawH snvxso arvo mAxexwe A -A SH®s euooLfin mA aumfouA gpicrn VULRl eunfx9L Pr—T scnuox Assxowry fuu.xfnLmv.co ecaoe le xr Is w1 . Ll000°oLOP IIAIA 1111 gM a :1AIL11 Al ® cu rvFmuPSplFuoa+s� oconLLo�o rere. recon n1 xo IULLr .ae mxox wo loe No xs le wo 0 ® HBparALOE pAPwaoPA PEo rrvcu scauory usxowry rrvc. HxALTHr,0000 coLOP.ie Hrxlc w0 � � LFH�o9HrLwNcreFfH�Lo�a� TfxA:Pw�� ,wL ry .:sxowry f�LL.H.AL,Hr.�ooac«aP.lex<xlewe. M11111cAAe11-L"BT m.K �EOYLCE 1 1 Al sxowry foLL.xfALTMr.GwowLore 6e HTx� o �, PUEuu pEnnuu oESEPTPUEuw scuLary p ruu. xEwLTxr.c000 coLOP, is xr%ls wo Wa rvA a 1-111E se 11 11sHow«11LL.11-11-11-1. —H L I aaaaa olwuH�wEA «osxxxA --ILLI I xw. 1. woo cacre.s xTx 9 we xf wAws wrf„pPLsr a—.11 1eD.c -L.xfw 1,..oewlo.1 19wo U .HA 11— :rvH9 ow I—A rrvLL— 1.GooePa .9 we 0 IDEpTxoEHompo=Eo.PAHHEpALom—...Lre11-1--ILeEP TOL.A.PPwPTaoreHrew� rvrv9 cox 1.P—I1re 11.1. mom1-1 0 xoROfL�Mx1�mxrefo1 «f1om—xPOc11Aa,A-11AP91Ar= us Tncref TOTAL PROJECT AREA: 926.811 SQI TOTAL LANDSCAPE AREA: 163181 5Q R / 18%OF511E um TOTAL TURF AF.: 7.—SOFT/5%OF LANDSCAPE 1-1-11A 4 I of9 � �� f<o ocrco„1reoAL aEaL�um m !ma David OEAULT ASSOCIATES Inc. 951 1296 13430 CD LU N Q x LuC CD Q L =NLh ~0 Q000 �w �UCN � N0 O QCO W m hx IRRIGATION NOTES 1. DESIGNS WILL COMPLY WITH CITY OF LA QUINTA tlate: llsa.la VALLEY WATER DISTRICT'S LANDSCAPING AND aawn: UP /BL IRRIGATION SYSTEM DESIGN ORDINANCE checketl: DSN 2. ALL TURF WITHIN 2' OF HARDSCAPE SHALL BE C.I. IRRIGATED WITH SURFACE DRIP. ALL TURF 2' OR GREATER FROM HARDSCAPE SHALL BE ROTsheet IRRIGATED WITH ROTOR/SPRAY. ALL LANDSCAPE jqq IRRG IRRIGATED WITH DRIP. 0 20' 40' 80' 3. ET BASED CONTROLLERS WILL BE USED ON SITE Scale: 1 ”=20' NORTH `-6 II \ I I I I \ I I I \\ _— � I PROPOSED GOLF CART CLUBTO CITRUS COUNTRY \ ' U, 9 4 32 ' 33 34 LE 'Le 31 L c Z I r c l B J Q I + + I I 35 Y +V h Y Ou Y R 1 I I � r Y+u I E LE LE lE l£ L LF UEtE LEL 36 I rrr— H I I 5756 _LE LE LE LE F I —— -- -- E 58 F 55 37 E, IV MATCHLINE - SEE SHEET L-9 PLANT LEGEND 2�M,.�NN f.—E Ox owN m LH, lR xa HErva z wp R «oa+«enrnwnrzorvn mu masouv[ so soi.x. owx muLn. IR. xT. x r xLw s— 1- u ow HOPHHHL 9 wa H oP� 1— 1-- -D- II 1 —1-- -.--.IA FAd--waf.--.IiA Herm., ewforerviA fAry 1— Ix e.x,H. usxawH snvxso arvo mAxexwe A -A SH®s euooLfin mA aumfouA gpicrn VULRl eunfx9L Pr—T scnuox Assxowry fuu.xfnLmv.co ecaoe le xr Is w1 . Ll000°oLOP IIAIA 1111 gM a :1AIL11 Al ® cu rvFmuPSplFuoa+s� oconLLo�o rere. recon n1 xo IULLr .ae mxox wo loe No xs le wo 0 ® HBparALOE pAPwaoPA PEo rrvcu scauory usxowry rrvc. HxALTHr,0000 coLOP.ie Hrxlc w0 � � LFH�o9HrLwNcreFfH�Lo�a� TfxA:Pw�� ,wL ry .:sxowry f�LL.H.AL,Hr.�ooac«aP.lex<xlewe. M11111cAAe11-L"BT m.K �EOYLCE 1 1 Al sxowry foLL.xfALTMr.GwowLore 6e HTx� o �, PUEuu pEnnuu oESEPTPUEuw scuLary p ruu. xEwLTxr.c000 coLOP, is xr%ls wo Wa rvA a 1-111E se 11 11sHow«11LL.11-11-11-1. —H L I aaaaa olwuH�wEA «osxxxA --ILLI I xw. 1. woo cacre.s xTx 9 we xf wAws wrf„pPLsr a—.11 1eD.c -L.xfw 1,..oewlo.1 19wo U .HA 11— :rvH9 ow I—A rrvLL— 1.GooePa .9 we 0 IDEpTxoEHompo=Eo.PAHHEpALom—...Lre11-1--ILeEP TOL.A.PPwPTaoreHrew� rvrv9 cox 1.P—I1re 11.1. mom1-1 0 xoROfL�Mx1�mxrefo1 «f1om—xPOc11Aa,A-11AP91Ar= us Tncref TOTAL PROJECT AREA: 926.811 SQI TOTAL LANDSCAPE AREA: 163181 5Q R / 18%OF511E um TOTAL TURF AF.: 7.—SOFT/5%OF LANDSCAPE 1-1-11A 4 I of9 � �� f<o ocrco„1reoAL aEaL�um m !ma David OEAULT ASSOCIATES Inc. 951 1296 13430 CD LU N Q x LuC CD Q L =NLh ~0 Q000 �w �UCN � N0 O QCO W m hx IRRIGATION NOTES 1. DESIGNS WILL COMPLY WITH CITY OF LA QUINTA tlate: llsa.la VALLEY WATER DISTRICT'S LANDSCAPING AND aawn: UP /BL IRRIGATION SYSTEM DESIGN ORDINANCE checketl: DSN 2. ALL TURF WITHIN 2' OF HARDSCAPE SHALL BE C.I. IRRIGATED WITH SURFACE DRIP. ALL TURF 2' OR GREATER FROM HARDSCAPE SHALL BE ROTsheet IRRIGATED WITH ROTOR/SPRAY. ALL LANDSCAPE jqq IRRG IRRIGATED WITH DRIP. 0 20' 40' 80' 3. ET BASED CONTROLLERS WILL BE USED ON SITE Scale: 1 ”=20' NORTH `-6 Beazer ifi#1 Yt1� SHEET L-4 I AVENUE 52 I PLANT LEGEND m comr. N y� � ex..cxrcwrasrowwe�s eomemee O+ caa mao�wm rewF ruOxsxs �(D Al-nti�cwc uoPlF s ILI— Palm ®s ...mF— mEea P� A —1-A 1-11—T -AFAPra ,Fre ILII CB crti RF�APBawuoFus ocomw 0 ® »ePa�A,oe PAenaoxA re®recu weeorxnwm caFF»aouv rexAS PA»cFre ® mA E»�sP»rAw,mooe mA»O�a»LOE e m�».FN«F«�A reF�A�m� P.»xmRxlr � reeFu.PF»tee amFre,reeEwA �.� M eWon»Au»ceu.c n ears eawwr+F aaaaa onOu»«yaw, «osa«xA «oeO.�»«�11sA xFmFxocAws m».,Fm.mFsr FxFrecreFo+oAvwv I D-1AorcomPosFo treaties.Plow»o oaa soa 1-reoxsosre »voxosFFo mix-sFFmix FFlow �0ea». ,��ew» m�Ln.lR»Txr»F«or�wPF,< eN coat»Fza"AwFr. sFF»ore«a David OEAULT zr«ox I-- n.»DA I 1»r.x xFAo:cAe 9ASSOCIATES Inc. xa Fox ,11— xA»oA-is xr.x. xFAoz cnuvFR " wl.arws9c«I30 lares� soa.o» AF:xow» .Pu.»�,».. o ewxlewo w d w 0 FOALED» �:»ow« F»z PTA1,»r.000000zore,�e»,x�Rwo Q Z 1— Al x »�L Z r.O0001.1- a xla e Oulo» Ass» X11. T»r.Ooon colore.«wxla wo. Z :OA<zo»» A,x»ow» w µFA.,mmOoo D 111 1x:re wo Q a scu N F,»ow» ruw»Fu,lrcc000c«oa�axrx�e e r a �o.,,zo».«s»ow».w�»�,ln,r.OoonOolore.a»,xawo Q a Z w O o» A-- F_ —1,o olore. e e � O w O a U us,ncreF TOTALPRO—AlFA: 926.811 SQ Fi TOTAL LANDSCAPE AREA: 163111 5Q R / IB%OF SITE TOTAL TIRF AF.: 7.—SOFT/5%OF LANDSCAPE O N r Q 3 x CwC C7 Q L = ry ~� 4coo Z=�an �Lu �U� O Lu D, CO IRRIGATION NOTES 1. DESIGNS WILL COMPLY WITH CITY OF I -A QUINTA tlate: llsa.la VALLEY WATER DISTRICT'S LANDSCAPING AND maws: UP /8L IRRIGATION SYSTEM DESIGN ORDINANCE checketl: DSN 2. ALL TURF WITHIN 2' OF HARDSCAPE SHALL BE C.I. IRRIGATED WITRRFACE DRIP, ALL TURF 2' OR GREATER FROMM HAHARDSCAPE SHALL BE sheet IRRIGATED WITH ROTOR/SPRAY. ALL LANDSCAPE TO BE IRRIGATED WITH DRIP. 0 20' 40' 80' 3. ET BASED CONTROLLERS WILL BE USED ON SITE Scale: 1 "=20' NORTH `-7 I � I � VINES SHOWN ON NSIOE I OF WALL FORCIARtt – I. " BASIN . MATCHLINE - SEE SHEET L-5 LAY �- �/�6®� �l4 �.,�3,^ • a , ' �'�l'+DilQ��23� m Q 9 II•n.0 ��`'�f3�1�^p� ' PLANT LEGEND �MrAONNAMF David O �GoaNn, FL«AN,m F� ROF R..Lo aEROE za• ox A::»o » NRLR, R a»FAo zcAUPw< (� «oma«FAwL:o» FReRL�oI,RF �ERox A:mow» NRLR PFR PR«o �c ¢LRFa mo. P. c» Faoo,F zreaox u,»owN nA»c ao »T.x »FAo:cAeaFa» ASSOCIATES Inc. (D 9511296 w�43�0 —.--.IA ILIA oaNAFAN1— 12 TH. -I.—A.—T-»wc s»®S euooLEAmAaaue wLA as�crn VUER-111LI1 u«. 1.1L.N a wo. d ® o N awAaFouLs,E oNF =LON w a �Aao�F��Ra ,Ea 1aN1 1111 G oaw�R aMxla U z o ALFA v.zEaaANEcaA oALEA eGULON Ass»owN Fuu wo J FRA PI�,eFN: 000nLLo sGALLON „:»owN soAH . Q a_ ® »BP�ALOFaARnRORA am.N�U ,GALLON �,»ewN .NN wo a LFe�¢aH„mN�aFEN«ora TFxA,aANCEa FGAL N Ass»awN FALL ,H�.cooa�«aa.e»Tx,w¢ Q aN,>N.oa.e�.Ro» aN,ANA �oALLON ALs»owN FNL�»FAL,«..owowLORaMxawo Q d Z w ® N,u».NRFacALIAH—o� 1111 oYLCE .cAl,oN A::»owN FOLL.»R,LTM•.0000 wLOR, IeM 1H wo U RNFN�A PFNwo oFSFR.RNF¢lA GALLON A mN. »FALI»..0000 wLOR, �a'Mx.a wo w O — a U -..o,.• aoUww��LLFA u,oNA eoucA�»s�uF> s.eAuoN u?»o m¢. »FALI».woo coLOR. Ar<.c»o. L L - n,ACFA Ae»ceL 1-11—E seALLON Ass»ow« FNLL »F.um. coon eosoa A,rAe»To JJ n JJ GROU L n aaaaa ooGUNR�a�, RosaFaA ao»oA�NR�LLFAGALLON®T.o�. Fou_»FAL,».. woo c«oR.a »,.9 wo Z —CA- m». TFmRTRE:r FRFaoaEF¢o 11 1 e o.o. -L.»FAL,»+. woo wLORF M x 9 wo J NTA»A Nor,FR�ooxe FaREAo�»Ga»,ANAGALLON®lao.c. FeLL, »EA.,~Y.G000 c«oR.F M.q wo Q aN*ANA IGALwN®Ia_o.G. FNLL»Fa 1. G000 coLORa M.9 wo 0 z oFP,»omoNPo,Fo.aA l.PALON✓NowaAL a. roN 1--1-1 roL.A. Paloa.o oaoFRwG N°' coN,RAROR:»ALL,Eem»,AmI momwxGORELe,� RwGx wa.LE,o mATo»Roox� Ao,ACFNT EARxwA>s o v ».oaosFFo mix-FFENIx FFLow w us TncaF TOTALPROJECTAREA: 926.811 SQ Fi TOTAL LANDSCAPE AREA: 163.111 5Q R / IB%OF SITE � um TOTAL TURF AF.: 7.—SOFT/5%OF LAN—APE H e¢u�¢oun Aomu¢oFs �+_ w coMvm lmuwo¢o rre[c � � � _ F<oLoc.comwuma�ow �mN o AL »c ULI z Q o e�Fa„�TF x � a. m.,ePoemea,u a a ,� �7L w � U •a lJ N coMA«sass¢vsnraosse.oue Q O Q m D, hx I I I I � AVENUE 52 IRRIGATION NOTES 1. DESIGNS WILL COMPLY WITH CITY OF LA QUINTA tlate: llsa.la VALLEY WATER DISTRICT'S LANDSCAPING AND d— ESP/1L IRRIGATION SYSTEM DESIGN ORDINANCE checketl: oSN 2. ALL TURF WITHIN 2' OF HARDSCAPE SHALL BE C.I. IRRIGATED WITH SUB -SURFACE DRIP, ALL TURF 2' r OR GREATER FROM A SHALL shBe=eet IRRIGATED WITH ROTOR/SPROR/SPR AY.. ALL LANDSCAPE TO BE IRRIGATED WITH DRIP. 0 20' 40' 80' L-8 3. ET BASED CONTROLLERS WILL BE USED ON SITE Scale: 1"=20' NORTH MATCHLINE -SEE SHEET L-6 _ -- -- - — ® v I LE LE E E c c c �E L L LE �E LE I LE LE LE Rv e L L LE L LE c G C lE r — 38 I � H I 59 54 -------- I � T i Q 39 Y ' H CB F I 60 53 40 r C6 ® y 61 52 — ---- z I O � I Cal r I Au w l 41 1 62 I 51 �- zI H E x1 LE U Q® QE IE LE C C C C LE LE LE LEL r 1 42 LEE F I � 1 L� 46 44 I 43 1 r_r 45 �A i I I I { LF LELE LE LE LE LE LE LE LE LE '1 °+ ° i[ CCB CB CBCBCB C Y My Y.14�1 I AVENUE 52 I I I r m .Ke PLANT LEGEND �MM�NN BRA�R.��T��LnB�B BonLF,RFF �x Mown M�Ln RT.x..nFAe ��AaR� � \() aFa EURorFAwlLSorvil FRUmas ouvFF Bb Box A55Hown MULn.IaxT.%T xEAo scAUPER no x A ne�RA aA,FrA aB,.n. �,rvew oA nFL YALL .BFFrvaTF«b eln �� RRs:oun�ALaLB: AIR�enti�ewc uoP� xa Box a<:eawn xANOARo.Ia Rr.x. xeAdz eAURFR wa.--.Iln ILR— BALM IZ B,.R. u,„ewn bI.—ANOMATCPwo ®B —.1—A -L.— v.R IAII IE -11—T �A.Lon �L Y. oee O aR B o owAaF��f;� o�F NILI SAL �FL,<I.Rp� FrvB� wonLLo�a .FR BGc.L�on „«BRown b�LA"F=.�„,x��wo��FNo „blBwa ° ® neRa�ALOFFARwaoRA R®.e«, beALLory AYBnewn Frv�.nFA.,nY,woe�aaR.�BI%1B we w, � Sao aouLr ,B%A: NgrvcFR b�L n ABBnowry FrvL� .�w wLOR. ,pl�o. ® MA Enrvs—Lla,a,o�oe =L- BCALLon AB:n wn FeL P�.L,xY,�oOe�oLOR.IBMx1Bwe E ^NP eRB� LMBT of -a -e o p BPowry , R L Y. wo oaR, �M%1Rwo MCALY A-1 T 1— 11—E b Len snown LY.cooe-LOR.AAnTaw L aaaaa olwunz� Ro:F~�, B�rvMA�rvv�LLFA ��ALLory nM. 1. woo—R.b mx9 we nEM[FOPCAow lMv�rtMBRntEss SPREAoirvGu ia+A ienLLON®IB.o.c. Nu, xeALMY.Goeo C—R,b MxR wD U .nA:RRFAe�n�senBM BRRFAo�n�I—A FeLL— 1.GooeP I I we D-1 B, u.xwl ILL. n o�xl 1-1- 1-1 °L.A.PRwRTa1 Rlna rvPT =on A.P LLBIBM„ MR oRYeRaSF�M�% �BMI%BFLaw us TncRB TOTALPROJECTAREA: 92 11 SQ FT TOTAL LANDSCAPE AREA: 163181 SQ F/ 18%OF— ”. FSIZEum TOTAL T1Rf AR- 7.—SOFT/5%OF LAN—APE _;Af David OEAULT ASSOCIATES Inc. 951 1296 13430 z z w d d 0 Q z U � n z Q a w Q Q a Z U-1 Z w O a U CD } Q CwC C7 Q L = ry h ~o 4�0 Z=�a� �Lu wU� N0 O Q CO W an �m IRRIGATION NOTES 1. DESIGNS WILL COMPLY WITH CITY OF IA QUINTA tlate: 11 sa.1a VALLEY WATER DISTRICT'S LANDSCAPING AND d— UP /8L IRRIGATION SYSTEM DESIGN ORDINANCE checketl: oSN 2. ALL TURF W ITHIN 2' OF HARDSCAPE SHALL BE scale: IRRIGATED WITRRFACE DRIP, ALL TURF 2' OR GREATER FROMM HAHARDSCAPE SHALL BE sheet IRRIGATED WITH ROTOR/SPRAY. ALL LANDSCAPE TO BE IRRIGATED WITH DRIP. 0 20' 40' 80' 3. ET BASED CONTROLLERS WILL BE USED ON SITE Scale: 1 "=20' NORTH `-9 PLAN 1 -TYPICAL PLAN 2 -CORNER LOT PLANT LEGEND mefs M ACAcwMMui ca<alwM xoi Q���//J scmruf-sff PLAN 3 - TYPICAL A� c ACAvewfsearvA MelioPicrA IMoormel Ave scANo Assxowry 1u. xeALmrc000rosox� is xr iswD o f 11ALL1 Alsxlwx fxLL,x Lrx11111roL1a, a .Lx PWD 1.111LeA aaEl1L T1a1 1L11a1u 111LeA e1 D1ry Alsxowry IlL 1—,111111Lo1 11» X '—I mala aavifouesoxn ow eir-Afa I x Assxowry f xfwLnrc.cool roLoa, i e xrxi wD Q DALeA f. 11111 AL 1Au Asxowx faLrxv. 1111 coL1a. is M x 11 D DA I—— lesearsa n sWu1ry Al III wu,xutrxv, 1111 cotta. to 1 �awo © [u .rims SiLv[a xwl eu x 1 5 ALL x Asx wx xlW xeatrxr. __ co tore. is xrx �6wD ® I.I.AL1E 1A 11L1 RED'u A I—_ Al 11—N fuL -1 GOolrot I xlx III W 11 HIA"IAN 1. LA_A O LEaatPruA M1NIe/DE NfuM LIAIL G.wMA Ae IGA ON Assxowry r 1xFA 1. 1 Ia w1 ® µao As icfaca¢oirvcsurvsfr wxaf sxaueosf scnuary A——f 1xfnLmr.l 1-.1 siaxxr x isM ® alsA raowea uaanael aEn sxaue arse 1 AN Asxowx IlL_ IIAMI,of coLoa. 11111 wD 111- ®i aosMAeeixus-iu,"'ue wea�icw oseMAar senuax Al I— NLx xfALmr� coon co ore. i a w x is N David OEAULT ASSOCIATES Inc. 951 1296 13430 O H N i Q 3 _ LuC C7 Q L =ryD] Zz co o = a n �Lu O Lu Lu m IRRIGATION NOTES 1. DESIGNS WILL COMPLY WITH CITY OF LA QUINTA VALLEY WATER DISTRICT'S LANDSCAPING AND IRRIGATION SYSTEM DESIGN ORDINANCE 2. ALL TURF WITHIN 2. OF HARDSCAPE SHALL BE IRRIGATED WITH SUB -SURFACE DRIP. ALL TURF 2' OR GREATER FROM HARDSCAPE SHALL BE IRRIGATED WITH ROTOR/SPRAY. ALL LANDSCAPE TO BE IRRIGATED WITH DRIP. tlate: iisa.ia 3. ET BASED CONTROLLERS WILL BE USED ON SITE I— ESP /aL checketl: DSN scale: h- 0 1Scale: 1,0.10 sa' ao' NORTH `— 10 LA QUINTA SPANISH REVIVAL ■ is--�-�■vim,. i{.ef PLAN I FRONT ELEVATIONS HACIENDA. WATERMARK SFE� LsQ*ni ,Beazer LA t]llll+lTA. �� � ��. w Homes t;.x LA QUINT! - SPANISH REVIVAL Beazer Homes PLAN IX FRONT ELEVATIONS WATERMARK. SFD LA QWIS17A, cry HACIENDA, ern � I r-2 Ra onian Lmpni OPT. SECOND FLOOR 0 2 4 8 Beazer Hor nes I I wH i i i i i ------------ aooa _ ISI I I I I 0 OUTDOOR I I I a"N° ENTRY FS NOOK m b 9 A b0 11 N b6 I I BA.2 MASTER BEDROOM I PO&CH BEDR 0 3 OPT. SITA/ PT. MAST RBED. 2/IT, II *� I I - I I I I I I I I I I GREAT I I I ILrygry�'p I'AI I I -_- --- ROOM of I _60.001 Irl KITCHEN I I PLAN I& IX urvw v.M r LA QUINTA ELEVATION MASTER o BATH —OPT -LIVING - I wH i i i i i ------------ aooa _ ISI I. DA BEDROOM 2 / I ENTRY OPT. DEN/ OPT. MASTER BA 2 GARAGE I BA.2 I PO&CH BEDR 0 3 OPT. SITA/ PT. MAST RBED. 2/IT, II *� - I I I I I I I I I I OLFI�xsCAR'7 / OPT. O .MA 2/3 I I I I of O I I I I I of I _60.001 I I PLAN I& IX REFLECTS LA QUINTA ELEVATION WATERMARK SFD LA QUINTA, CA MIZE 2338 SQ. FT. TARGET. 2,250 SQ. FT. 3 BEDROOMS / 2.5 BATHS 2 - CAR GARAGE W/ GOLF CART FLOOR AREA TABLE IST FLOOR 2338 SQ. FT. 2 - CAR GARAGE W/ GOLF CART 673 SQ. FT. OUTDOOR LIVING 155 SQ. FT. PORCH 38 SQ. FT. W/ OPT. 2ND FLOOR 671 SQ. FT. SHEET NO. AI -3 08.29.14 BanomimL .wl�Lllrr � hJAYRY•,.11iaE1 up,�gnml�easenlnllem�lomnlm�.¢ 298.13127 OPT. MASTER BEDROOM 3 -ER BEDROOM 2 ED, 31 GOLF CART I: TA OPT. LIVING ROOM IN UEILI OF DINING OPT. WALK -IN -SHOWER OPT. DEN IN LIEU OF BEDROOM 3 a GOLF CART ISS EQ. FT. IN UEU OF BEDROOM 3 a GOLF CART I. BQ. FT IN UEU OF BEDROOMS PLAN I& IX (OPTIONS) o x 'Ie REFLECTS LA QUINTAEELEVATION WATERMARK SFD Beazer LA QUINTA, CA Horrnes OPT. BED 5 WI BA.4 IN — OF BONUS ROOM (SECOND FLOOR) SHEET NO. AI -4 08.29. 14 Ganom Rk.tLLII W I. W-k*•".Ilial) upRgn� BmenlnlLepniomnm.¢ 298.13121 MASTER BATH 3 �i MASTER BEDROOM OPT. MASTER BEDROOM 3 -ER BEDROOM 2 ED, 31 GOLF CART I: TA OPT. LIVING ROOM IN UEILI OF DINING OPT. WALK -IN -SHOWER OPT. DEN IN LIEU OF BEDROOM 3 a GOLF CART ISS EQ. FT. IN UEU OF BEDROOM 3 a GOLF CART I. BQ. FT IN UEU OF BEDROOMS PLAN I& IX (OPTIONS) o x 'Ie REFLECTS LA QUINTAEELEVATION WATERMARK SFD Beazer LA QUINTA, CA Horrnes OPT. BED 5 WI BA.4 IN — OF BONUS ROOM (SECOND FLOOR) SHEET NO. AI -4 08.29. 14 Ganom Rk.tLLII W I. W-k*•".Ilial) upRgn� BmenlnlLepniomnm.¢ 298.13121 RfAR LEFT RIG44T 1 1 i -1 �.. .. ; Beazer Homes PLAN I LA QUINTA WATERMARK SFE LA QUINTA, CA FRC*JT ROOF PLAN A wo 00 a* F4 LEFT RKR-Tr FLAN IX LA QUINT A FRONT A �r ROOF PLkN A .... r rxs w WATERMARK SFULA . �� CA !] -�- Homes 1.11 11 l $f OPT. SECOND FLOOR o Beazer Homes c c c c b U. U PLAN I&IX REFLECTS SPANISH REVIVAL ELEVATION WATERMARK SFD LA QUINTA, CA PLAN I 2338 SQ. FT. TARGET. 2,250 SQ. FT. 3 BEDROOMS / 2.5 BATHS 2 - CAR GARAGE W/ GOLF CART FLOOR AREA TABLE IST FLOOR 2338 SQ. FT. 2 - CAR GARAGE W/ GOLF CART 673 SQ. FT. OUTDOOR LIVING 155 SQ. FT. PORCH 38 SQ. FT. W/ OFF. 2ND FLOOR 671 SQ. FT. SHEET NO. Ai -7 08.29.14 Bass�nien l,aga�Ik 298.13127 REAR—,�•...n.... LEFT ROOF PLAN r�r. uta rruwcw.u,�r RIGFff "E' P40 I PLANA A1-8_1 . eiw,tr SPANISH REVIVAL .1 ?. ra WATERMARK S F D Lsg*ni LA QUINTA. CABeazer -�- Homes Kr kn LEFT JI W.vr Beazer Homes ROOF FLAN a PLAN IK SPANISH REYPYAL WATERMARK SFD LA QULNTA. CA ROOF FLAN a OPT. SECOND FLOOR Beazer Homes c c c c b U.UV PLAN I&IX REFLECTS HACIENDA ELEVATION WATERMARK SFD LA QUINTA, CA PLAN 1 2338 SQ. FT. TARGET: 2,250 SQ. FT. 3 BEDROOMS / 2.5 BATHS 2 - CAR GARAGE W/ GOLF CART FLOOR AREA TABLE IST FLOOR 2338 SQ. FT. 2 - CAR GARAGE W/ GOLF CART 673 SQ. FT. OUTDOOR LIVING 155 SQ. FT. PORCH 38 SQ. FT. W/ OPT. 2ND FLOOR 671 SQ. FT. SHEET NO. AI -10 08.29. 14 Bassani®n l,aga�lk -Imp 88.1 7w 3'1 � 7 2927 LEFT RFGKr FLAN 9 � W.vr fii(3N7 c KoOf KAN C �r rirt5e�r..u,�r SHM NO q l-IrI _ WATERMARK S F D Lepcer Beazer LA QUINTA. cry Homes n is LEFT r -- RJGHT Beazer Homes PLAN IK HACfENDA WATERMARK. SFD LA QUiNTJA. GA FROW ROOP PLAN c rf -=P-pm o V. SHM NO -r2_ gni S* Fa LA QUINTA SPANISH REVIVAL !Ii 1= oc.�rr.rr PLAN a FRONT ELEVATIONS HACIENDA P'4//max r,orrL- I 00 S* ra l# WATERMARK S F D eolon 1 Ugoni Beazer ]L �' LA QUINTA, CA r.7 HorneS 7 �.r1ixT � T MASTER BATH OPT. WALK -IN -SHOWER OPT. DEN 501_0. I - I I — I I I � II OUTDOOR LIVING II C m b a m NOOK - h H H9 N9 Np I IylUl) on.�ww romiuc on. I I ❑D " MASTER _ c I BEDROOM ---------------- II MASTER BATH GREAT 11- wn.l,a. iROOM II I eH I KITCHEN CD�. xis° II I I i II Ai ENTR DINING v, ISI ENTRY COURTYARD ----- --------- U __r_ u x s mrv4 BEDROOM 2l PDR. OPT. DEN I REE2EYJA1 I --I-- 3A.2 _ GARAGE BA.3 I I I I II,I I I I I I I BEDROOM 3 --`- D OO ---- BEDROOM 4 I I I I I 0 _ of _ I I I I 60.00' PLAN 2 REFLECTS LA QUINTA ELEVATION 0 �I- i Iz NOOK I k - LI I L KITCHEN OPT. ISLAND I ,i _NOOK _ I t I1 KITCHEN OPT. ISLAND 2 ■GliI Illy 111111111111111 11� 11111 II111 �1111110l1�19IIIg1IlI I'IlIII@Illifl IlIIIII'IiI� Will DEN PLAN 2 2,474 SQ. FT. OPT. DEN 501_0. I - I I — I I I � II OUTDOOR LIVING II C m b a m NOOK - h H H9 N9 Np I IylUl) on.�ww romiuc on. I I ❑D " MASTER _ c I BEDROOM ---------------- II MASTER BATH GREAT 11- wn.l,a. iROOM II I eH I KITCHEN CD�. xis° II I I i II Ai ENTR DINING v, ISI ENTRY COURTYARD ----- --------- U __r_ u x s mrv4 BEDROOM 2l PDR. OPT. DEN I REE2EYJA1 I --I-- 3A.2 _ GARAGE BA.3 I I I I II,I I I I I I I BEDROOM 3 --`- D OO ---- BEDROOM 4 I I I I I 0 _ of _ I I I I 60.00' PLAN 2 REFLECTS LA QUINTA ELEVATION 0 �I- i Iz NOOK I k - LI I L KITCHEN OPT. ISLAND I ,i _NOOK _ I t I1 KITCHEN OPT. ISLAND 2 PLAN 2 2,474 SQ. FT. TARGET: 2,400 SQ. FT. 4 BEDROOMS 13 BATHS 2 - CAR GARAGE W/ GOLF CART FLOOR AREA TABLE IST FLOOR 2,474 SQ. FT. 2 - CAR GARAGE W/ GOLF CART 514 SQ. FT. ENTRY COURTYARDII0 SQ. FT. OUTDOOR LIVING 160 SQ. FT. SHEET NO. a2-2 08,29. 14 WATERMARK S F D Lai Beazer LA QUINTA, CA Hoo hes 298.13127 RtAR - •• -.. , LEFT t a FLIGHT M 9 • W arc �. wr PLAN 3 LA QUINTA fRON7 A ir4rr ROOF PLAN A 2-acu 1 r ... � hh3 00 7t rr -, WATERMARK S F D ��asoniem lnr�car Beazer LA QUIN7 A.. CAHonvs s -o^ so' -o^ s -o^ I I ------------------ I — I OUTDO00. LIVING iI C m p as NOOK N9 qtl - p N HN m i i i ,yUlyl - I o II � olI�� MASTER BEDROOM ----------------- II --- I I MASTER BATH GREAT KITCHEN v. w..r.-.011 a sry a o 1 ROOM4 g � I I 4 I � I ENTRY —. DINING li II N ____ ENTRY - - - - COURTYARD ---- �D __--____ --- _ AR I BEDROOM 211 PDR. OPT. DEN II 'REEZI WA I I BA.2 GARAGE BA, I I I -1==I BEDROOM 3 to^-.xlzs � RED 00 4 0 � x I I I I of I of I _ I I I 60.00' PLAN 2 9 22®REFLECTS SPANISH REVIVAL ELEVATION Yom. WATERMARK SFD Bear LA QUINTA, CA Homes PLAN 2 2,474 SQ. FT. TARGET: 2,400 SQ. FT. 4 BEDROOMS /3BATHS 2 - CAR GARAGE W/ GOLF CART FLOOR AREA TABLE IST FLOOR 2,474 SQ. FT. 2 - CAR GARAGE W/ GOLF CART 514 SQ. FT. ENTRY COURTYARD 110 SQ. FT. OUTDOOR LIVING 160 SQ. FT. SHEET NO. a2-4 08.29. 14 niala I,e1i ual3mtlw,R3illl- Y2 I 298.13127 � 1 � I PLAN I SIPAN[ SH REVIVAL FRONT ROOF Pt kN i' R��Yti4®cu ie�,u ..w,.r -, WATERMARK SFD est Beazer LA QUIN7 A.. cx � Hones I I I — I I LLIVING m NOOK j� dN 6 6 9p I u I " 9 N9 p4 q I k I I 'llj1Yllyl orr. i,mow�rva ox I o MASTER A1-f""I�I �jIF �1� II EE I BEDROOM I II El MASTER BATH / GREAT II ROOM li KITCHEN ------------------ I a I I � I a ENTRY �^ DINING ENTRY COURTYARD ---- I BEDROOM 2! PDR. --_ OPT. DEN IREEIIA l I � I I BA.3 '2 GARAGE BA.3 ° I I I I BEDROOMS BEDROOM 4 _ I I I I r of i 60.00' PLAN 2 9 2®SCAE14. I.� REFLECTS HACIENDA ELEVATION WATERMARK SFD Beazer LA QUINTA, CA Homes liviow] 2,474 SQ. FT. TARGET: 2,400 SQ. FT. 4 BEDROOMS /3BATHS 2 - CAR GARAGE W/ GOLF CART FLOOR AREA TABLE IST FLOOR 2,474 SQ. FT. 2 - CAR GARAGE W/ GOLF CART 514 SQ. FT. ENTRY COURTYARD 110 SQ. FT. OUTDOOR LIVING 160 SQ. FT. SHEET NO. A2-6 08.29. 14 Bamilion �It Yt�113N�ISJ Yl+Y4-��IIi�i11 298.13127 RLAA x w .Fr FLAN 3 HACIENDA FROW c it r ROOF PLAN C " f gR 5*. Yi -, WATERMARK SFD a� Beazer LA QUIN7 A.. cx � Hones LA QVINTA SPANISH REVIVAL HACIENDA "LT 010 PLAN J 3-1 f}kONT ELEVATIONS WATERMARK S F D Wgcnli LA QUIN7A. CA Beazer Homes W BATHE OPT. WALK -IN -SHOWER I I I --------------------------------------- � OPT. EXPANDED � OUTDOOR LIVINGon I II II I I II OUTDOOR BE IMASTER ROOM LIVING I I I GREAT I I I ROOM II II I I I I � I II II I II I I „ I II MASTER —_ —_— JMN —_ _ — BATH I� I II O I II � do KITCHEN T714 1-T -- I PDR. 110 nxr. I --onw " u.---- r BEDROOM 4I OPT. ---- --- OFFICE IN ;- � L----'L---- BA 3 ---BA3 Tnrvrc�as GARAGE j B,12 r NTRY --- , BEDROOM 3 OPT. CASI A I I PORCH F BEDR OM 2 ---- I ,1 G I I I ED 0f O I of — I I I I c -iso. -- - - -- - -- -- -- -- --�— PLAN 3 REFLECTS LA QUINTA ELEVATION OPT. CASITA N UEU OF BEDROOM 3 & GOLF CART --Q— OFFICE i DEN BA. 2 OPT. OFFICE / DEN & BA. 2 SUITE IN UEU OF BEDROOM 4 PLAN 3 21508 SQ. FT. 2,746 SQ. FF. W/ 146 SQ. FT. OPT. CASITA TARGET: 2,600 SQ. FT. 4BEDROOMS/3 BATHS 2 - CAR GARAGE W/ GOLF CART FLOOR AREA TABLE IST FLOOR 2,508 SQ. FT. 2 - CAR GARAGE W/ GOLF CART 577 SQ. FT. PORCH 75 SQ. FT. OUTDOOR UVINGo�To1,�THaoo.�.kw,noN201 SQ. FT. SHEET NO. a3-2 08,29. 14 WATERMARK SFD Lai em4 T• LA QUINTA, CA Hoo hes 298.13127 FRONT ROOF PLAN A IRkCrFiT PLAN ]- �11KR Yb3 ran i:r„r LA Q U I N T A WATERMARK S F D Hamemaa Lag= Beazer” LA QUIN7A. CA Honvs "71 I I I I - I I--------------------------------------- OUTDOOR -------------------------------------OUTDOOR LIVING I II I II I II I OUTDOOR ® MASTER LIVXNG BEDROOM jl GREAT I I ROOM LA II I II I I II II IT MASTER ININ li BATH 0 II i i m i BEDROOM 4/OPT. ---- _OFEICEI DEN BA. 3 GARAGE j6,12 ------ ENTRY _--ENTRY --- ^- - - BEDROOM 3 / OP:4 T. CAS, A I I PORCH PLAN 3 2,508 SQ. FT. I ..., ...., 2,746 SQ. FT. W/ 146 SQ. FT. OPT. CASITA BEDR OM2 ---- TARGET: 2,600 SQ. FT. O ue x se A 4 BEDROOMS 13 BATHS 2 - CAR GARAGE W/ GOLF CART ---- ---- a FLOOR AREA TABLE IST FLOOR 2,508 SQ. FT. O o I I 2 -CAR GARAGE W/ GOLF CART 577 SQ. FT. o 4 PORCH 75 SQ. FT. o - OUTDOOR UVING 201 SQ. FT. 6 0. 0 0' SHEET NO. PLAN 3 REFLECTS SPANISH REVIVAL ELEVATION 08.29. 14 WATERMARK SFD gaumian Laoxii BeazerLA Q U I N T A, CA eot`re+rul,ru,r�F•.R.-,.� �— Homes 2 ;.'71 1 3 1 2 7 iit.n.!4 LEH' 0- HT x w .Fr Beazer Honvs PLAN ] SIPAN[ SH REVIVAL WATERMARK SFD LA QUIN7 A.. cx ROOF PLAN 8 w Ia r 9iMR hk5 1 —A3-5,. Hassemaa Lagata �71 _.- --- - — — I I I I b n I OPT. AEXPANDED BBE c I OUTDOOR LIVING I I Iii I Ili OUTDOOR -- - - MASTER LIVING BEDROOM I III GREAT ROOM I I II II I jl I unery MASTER LI BATH ININ II -_ II II KITCHEN I PDR. BEDROOM 4 / OPT. OFFICE/DEN BA.3 ..ux,sss GARAGE &k2 NTF Yi I - - - BEDROOM / I OPT. CASI A I I PORCHPLAN 3 ----- 2,508 SQ. FT. 2,746 SQ. FF. W/ 146 SQ. FT, OPT. CASITA BEDR OM2 --- G je x 9e / TARGET: 2,600 SQ. Ff. O A 4BEDROOMS /3 BATHS �y 2 - CAR GARAGE W/ GOLF CART I I FLOOR AREA TABLE IST FLOOR 2,508 SQ. Fr. �I o I I 2 -CAR GARAGE W/ GOLF CART 577 SQ. FT. C - PORCH 75 SQ. FT. OUTDOOR LIVING 201 SQ. FT. — I I rvo*E.wwuFooicEn„vn„oue,onnrvworcua,nnoH I I PLAN 3 A3-6 U 2®REFLECTS HACIENDA ELEVATION 0e.29.4 WATERMARK SFD Laps L A Q U I N T A, C A Beazer myigmmla �irl�exlmnlrem. Homes 298.13127 ir ALEFT RIGHT �ir•rr Beazer Hones F -m PLAN 3 HACIENDA WATERMARK SFD LA QUIN7A.. CA ROOF PLN+1 C Lamo t Wr w �Y w o.w 4+ER ANO 3!7 Hassanian Lagom —S-EEFPao R._ _I. WATERMARK SFD 1l aEan legaii BeazerQUIN7A. CA LA Beazer Homes WATERMARK SFD LA QUIN7A. CA �'t�EEF Pa;y Bassnn�an Leg+ "ET No -R_3 1 1 .2 5, 14 WATERMARK SFE} Ba nyan Legari LA QUINTA, CA Beazer Homes )To 11W �s fi ■I Z � ! i � .y� � � � " L I , Beazer Homes WATERMARK SFD LA QUINT*, CA ap Rasmi"haga�l I POOL BUILDING ( 1,612 SQ. FT. ) JIIJn LI9111-KIM.! 111®1111 WATERMARK La Quinta , CA J® 298. 14 162 R16HT 31'A" LEFT 'Z E--2yj R!C-..W slassomian Lagam POOL WATSF BUILDING BOOP PLAN (I FRONT A P-2 ATTACHMENT 6 NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION To: County Clerk County of Riverside Attention: Tammy Marshall 2724 Gateway Drive Riverside, CA 92507 From: City of La Quinta Attn: Les Johnson 78-495 Calle Tampico La Quinta, CA 92253 Subject: The City of La Quinta intends to adopt a Mitigated Negative Declaration for Environmental Assessment 2014- 638 in compliance with Section 21092 et.seq. of the Public Resources Code, with respect to the project more fully described herein. Project Title: Environmental Assessment 2014-638; General Plan Amendment 2014-127, Zone Change 2014-145, Specific Plan 2003-069, Amendment #1, Site Development Permit 2014-942, Tentative Tract Map 36762 Beazer Homes Watermark Villas State Clearinghouse Number Lead Agency/Contact Person Telephone N/A City of La Quinta/Les Johnson 760-777-7125 Project Location (include County): Northwest corner of Jefferson Street and Avenue 52, within the City of La Quinta, County of Riverside. Project Description: The proposed project will result in the development of 82 single-family detached residential dwelling units to be located on ± 20.84 acres in the City of La Quinta, California. The project was previously approved for 248 condominiums in 2004 and was partially built. Existing improvements, including residential structures and parking podiums will be demolished as part of the project. A General Plan Amendment and Zone Change will change the land use and zoning designations from the existing Medium/High Residential to Low Density Residential. The Watermark Specific Plan Amendment No. 1 will be amended to eliminate discussion of the previously approved condominium project and to allow for the 82 single-family detached homes with three floor plans. A Tentative Tract Map is proposed to subdivide the lots and create lots for streets, parkways and other ancillary facilities. Comment Period The comment period for this proposed Mitigated Negative Declaration is November 21, 2014 to December 10, 2014. Comments on the Mitigated Negative Declaration can be submitted in writing to the address shown above, or via email to Ijohnson@la-quinta.org. Planning Commission Hearing: The La Quinta Planning Commission will consider the Mitigated Negative Declaration at a public meeting tentatively scheduled for December 9, 2014, to be held at 7:00 p.m. in the City Council Chambers, located at 78-495 Calle Tampico, La Quinta, CA 92253. Les Johnson, Community Development Director Date CITY OF LA QUINTA 78-495 Calle Tampico La Quinta, CA 92253 Phone: (760) 777-7000 ENVIRONMENTAL INITIAL STUDY Project Title: Beazer Homes, Watermark Villas Case No: General Plan Amendment 2014-127, Zone Change 2014-145, Specific Plan 2003-069, Amendment #1, Site Development Permit 2014-942, Tentative Tract Map 36762 Lead Agency City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 (760) 777-7125 Applicant: Beazer Homes Holding Corp. 1800 E. Imperial Hwy, Suite 140 Brea, CA 92821 (714) 672-7047 Contact Person: Nicole Sauviat Criste, Consulting Planner, City of La Quinta (760) 777-7125 Project Location: NW Corner of Jefferson Street and Avenue 52 La Quinta, CA 92253 APN: 776-220-012-1, 776-220-013-2, and 776-220-014-3 General Plan/Zoning: Current: Medium/High Density Residential Proposed: Low Density Residential Surrounding Land Uses: North: Single-family housing (The Citrus Club) South: Vacant lands, Avenue 52 East: Vacant Lands, Jefferson Street West: Single-family housing (The Citrus Club) Project Description: The proposed project will result in the development of 82 single-family detached residential dwelling units to be located on ±20.84 acres in the City of La Quinta, California. The project was previously approved for 248 condominiums in 2004 and was partially built. Existing improvements, including residential structures and parking podiums will be demolished as part of the project. Watermark Villas IS/MND November 2014 A General Plan Amendment and Zone Change will change the land use and zoning designations from the existing Medium/High Residential to Low Density Residential. The Watermark Specific Plan Amendment No. 1 will be amended to eliminate discussion of the previously approved condominium project and to allow for the 82 single-family detached homes with three floor plans. A Tentative Tract Map is proposed to subdivide the lots and create lots for streets, parkways and other ancillary facilities. The proposed development includes internal private streets, a community recreation center with pool, and a retention basin that also serves as passive open space. The project also makes provision for a possible gated golf cart connection to Fresa Circle to provide access should an agreement be made with the Citrus Course and HOA. The majority of the subject property is currently vacant with the exception of several palm trees and 11 abandoned buildings, some only partially constructed, from the previous development which will be demolished as part of the project. The existing perimeter wall, primary entry and retention basin will be retained from the prior development with minor modifications made. Most underground utilities will be removed and reconstructed within the new street system. The Specific Plan sets forth General Plan and Zoning amendments from "Medium/High Density Residential" to "Low Density Residential," making the project consistent with both the General Plan Land Use and Zoning classifications. Project Location and Limits: The proposed project is located at the northwest corner of Avenue 52 and Jefferson Street in the City of La Quinta, California. The project involves Assessor's Parcels 776-220-012-1, 776-220- 013-2, and 776-220-014-3. Other Required Public Agencies Approval: None -2- Z1% - , -L _":r __'e iL W. bA Q Ave 48 1�` •� i Ave, 49ST ,Project Site 4 {, _ rt i TJ , , ' AL a ' Ave 52 4 --� �I.• y ��i �,,,� �.�_ ,ate+' � `� � .. tX, r.. RI G__. Ave 5 CA WR a, Source: USGS 7.5 Minute Quad Map• La Quinta CA 1959 Photorevised 1980 - 58 N ,K ` w f { Watermark Villas L -A TERRA1` OV >. Vicinity Map 1 P14mining & Resorch, IM, La Quinta, California U,MO w j ~ r rr Avenue 52141 - ,. . Source: 04.18.2014 Globe 16 4s' e Watermark Villas Exhibit L A TERRA NOVAO Project Aerial 2 Plaim ng & Rcwarch, iw_ La Quinta, California .- n ii ■ ry n a ■ � °I do I w'r i v i'iyFl I t eabPM 'jp- 5; ii it �.p a+ 14 T. " i JA�_ � j .� . a I •� „„ �, � ai � ,,�., -- ' � a 'std I Y; 1. ' -' - . d ! 7-7 AdME �pp t� JJ Source: Adams. Streeter Civil Engineers, Inc. 06.04.2014' r, 7 L A TERRA N-C)VA' Pi—nm. d k ir--h. 1W Watermark Villas Tentative Tract Map 36762 La Quinta, California 3 Watermark Villas IS/MND November 2014 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Agriculture and J Air Quality ❑ El Forestry Resources F-1 ❑ Biological Resources ❑ Cultural Resources ❑ Geology /Soils Greenhouse Gas Hazards & Hazardous �] Emissions El Materials ❑ Hydrology /Water Quality ❑ 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: 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 tiipyo ed upon the, t2l?0sQJ la oA;yl, nothing further is required. w l Signature Date -6- Watermark Villas IS/MND November 2014 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 AestheticsAgriculture ❑ and Forestry Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology /Soils Greenhouse Gas Hazards & Hazardous Hydrology / Water Quality ❑ Emissions ❑ Materials ❑ ❑ Land Use / Planning ❑ Mineral Resources ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation Transportation/Traffic Utilities/ Service Mandatory Findings of El❑ terns ❑ Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: 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 X 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 -6- Date Watermark Villas IS/MND November 2014 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. -7- Watermark Villas IS/MND November 2014 Source: 2035 General Plan, La Quinta Municipal Code, California Scenic Highway Mapping System, project materials. I. a -c) Less than Significant, No Impact. Properties in the project vicinity generally enjoy views of the Santa Rosa Mountains located to the west and southwest. The site is not located near an existing or proposed state scenic highway and there are no scenic resources, rock outcroppings, or historical buildings located onsite. However, both Jefferson Street and Avenue 52 are designated as Image Corridors in the 2035 General Plan and provide valuable visual character and resources to the City. Lands to the south, southeast, southwest, and east of the project site are currently vacant creating very little obstruction to existing scenic vistas. Development of the proposed project will have limited impact on scenic vistas for the neighboring single-family residences to the north and west due to the site's existing perimeter wall and abandoned buildings. In addition, the proposed project will be developed with single story homes with a maximum height of 22 feet or less. New landscaping will be limited to an approved plant palette consistent with the surrounding desert environment. Therefore, impacts to scenic vistas are expected to be less than significant. d) Less than Significant. Approval of the proposed project will result in the construction of 82 detached single-family units. Lighting will be generated by vehicle trips, buildings, landscaping, and is expected to be similar to that generated by existing residential developments to the immediate north and west, and traffic along Jefferson Street and Avenue 52. The proposed project will be required to abide by City of La Quinta building codes and lighting ordinance, which require proper shielding of light sources and prohibit light spillage on adjacent properties. A lighting plan will be submitted and approved prior to development, and all standard requirements will be applied. With compliance with City lighting standards, lighting impacts associated with the proposed project are expected to be less than significant. Mitigation Measures: None Monitoring: None 13 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 scenic X vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock X outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its X surroundings? d) Create a new source of substantial light or glare which would adversely affect day or X nighttime views in the area? Source: 2035 General Plan, La Quinta Municipal Code, California Scenic Highway Mapping System, project materials. I. a -c) Less than Significant, No Impact. Properties in the project vicinity generally enjoy views of the Santa Rosa Mountains located to the west and southwest. The site is not located near an existing or proposed state scenic highway and there are no scenic resources, rock outcroppings, or historical buildings located onsite. However, both Jefferson Street and Avenue 52 are designated as Image Corridors in the 2035 General Plan and provide valuable visual character and resources to the City. Lands to the south, southeast, southwest, and east of the project site are currently vacant creating very little obstruction to existing scenic vistas. Development of the proposed project will have limited impact on scenic vistas for the neighboring single-family residences to the north and west due to the site's existing perimeter wall and abandoned buildings. In addition, the proposed project will be developed with single story homes with a maximum height of 22 feet or less. New landscaping will be limited to an approved plant palette consistent with the surrounding desert environment. Therefore, impacts to scenic vistas are expected to be less than significant. d) Less than Significant. Approval of the proposed project will result in the construction of 82 detached single-family units. Lighting will be generated by vehicle trips, buildings, landscaping, and is expected to be similar to that generated by existing residential developments to the immediate north and west, and traffic along Jefferson Street and Avenue 52. The proposed project will be required to abide by City of La Quinta building codes and lighting ordinance, which require proper shielding of light sources and prohibit light spillage on adjacent properties. A lighting plan will be submitted and approved prior to development, and all standard requirements will be applied. With compliance with City lighting standards, lighting impacts associated with the proposed project are expected to be less than significant. Mitigation Measures: None Monitoring: None 13 Watermark Villas IS/MND November 2014 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 surrounded by both urban development and open space recreational lands, including single-family housing, golf courses, and vacant lands zoned for general commercial, major community facilities and open space -recreational. There are no Williamson Act contracts on the subject property or properties in the immediate 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. Mitigation Measures: None Monitoring: None 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 X Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural k use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to X 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 surrounded by both urban development and open space recreational lands, including single-family housing, golf courses, and vacant lands zoned for general commercial, major community facilities and open space -recreational. There are no Williamson Act contracts on the subject property or properties in the immediate 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. Mitigation Measures: None Monitoring: None Watermark Villas IS/MND November 2014 Source: La Quinta General Plan, SCAQMD CEQA Handbook; 2003 PM 10 Plan for the Coachella Valley, SCAQMD 2012 Air Quality Management Plan; CalEEMod Version 2013.2.2; Earthwork Volume Analysis: Watermark La Quinta, prepared by Earthwork Calculation Services, October 8, 2014. III. a) No Impact. The Coachella Valley, including the project area, is located within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SSAB. All development within the SSAB is subject to SCAQMD's 2012 Air Quality Management Plan (2012 AQMP) and the 2003 Coachella Valley PMIo State Implementation Plan (2003 CV PMIo SIP). The project will be developed in accordance with all applicable air quality management plans. The AQMP is based, in part, on the land use plans of the jurisdictions in the region. The proposed project will reduce the lot density from a previously approved 248 -unit condominium development, to the currently proposed 82 -unit single-family development. This land use density decrease will result in fewer construction and mobile emissions, thus having a less significant impact than the previous proposed use. Given its location adjacent to an existing neighborhood and limited scope, the project will be consistent with the intent of the AQMP. No impacts associated with compliance with applicable management plans are expected. b) Less than Significant with Mitigation. Criteria air pollutants will be released during both the construction and operational phases of the proposed project. The California Emissions Estimator Model (CalEEMod) Version 2013.2.2 was used to project air quality emissions that will be generated by the project. Table 1 summarizes short-term construction -related emissions, and Table 2 summarizes ongoing emissions generated at operation. -10- 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 X applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air X 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 state ambient air quality X standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial X pollutant concentrations? e) Create objectionable odors affecting a X substantial number of people? Source: La Quinta General Plan, SCAQMD CEQA Handbook; 2003 PM 10 Plan for the Coachella Valley, SCAQMD 2012 Air Quality Management Plan; CalEEMod Version 2013.2.2; Earthwork Volume Analysis: Watermark La Quinta, prepared by Earthwork Calculation Services, October 8, 2014. III. a) No Impact. The Coachella Valley, including the project area, is located within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SSAB. All development within the SSAB is subject to SCAQMD's 2012 Air Quality Management Plan (2012 AQMP) and the 2003 Coachella Valley PMIo State Implementation Plan (2003 CV PMIo SIP). The project will be developed in accordance with all applicable air quality management plans. The AQMP is based, in part, on the land use plans of the jurisdictions in the region. The proposed project will reduce the lot density from a previously approved 248 -unit condominium development, to the currently proposed 82 -unit single-family development. This land use density decrease will result in fewer construction and mobile emissions, thus having a less significant impact than the previous proposed use. Given its location adjacent to an existing neighborhood and limited scope, the project will be consistent with the intent of the AQMP. No impacts associated with compliance with applicable management plans are expected. b) Less than Significant with Mitigation. Criteria air pollutants will be released during both the construction and operational phases of the proposed project. The California Emissions Estimator Model (CalEEMod) Version 2013.2.2 was used to project air quality emissions that will be generated by the project. Table 1 summarizes short-term construction -related emissions, and Table 2 summarizes ongoing emissions generated at operation. -10- Watermark Villas IS/MND November 2014 Construction Emissions The construction period includes all aspects of project development, including site preparation, grading, hauling, paving, building construction, and application of architectural coatings. For analysis purposes, it is assumed that construction will occur over a 3 -year period from January 2015 to December 2017. As shown in Table 1, emissions generated by construction activities will be reduced to less than significant levels with implementation of mitigation measures. The data reflect average daily emissions over the 3 -year construction period, including summer and winter weather conditions. The analysis assumes approximately 53,202 cubic yards materials will be imported during grading, and will require the demolition of 11 existing buildings totaling 70,378 square feet. Applicable mitigation measures include, but are not limited to, the implementation of dust control practices in conformance with SCQAMD Rule 403, proper maintenance and limited idling of heavy equipment, phasing application of architectural coatings and the use of low -polluting architectural paint and coatings. Adherence to such measures will ensure construction related emissions would remain less than significant. The complete list of mitigation measures is provided at the end of this Section under Mitigation Measures III (b). Table 1 Watermark Villas Maximum Daily Construction -Related Emissions Summary (pounds per day) Construction Emissions) CO NO, ROG SO2 PM10 PM2.5 2015 86.14 95.85 9.50 0.15 9.48 6.06 2016 23.90 25.81 3.83 0.03 2.50 2.01 2017 23.06 23.82 29.55 0.03 2.31 1.83 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No ' Average of winter and summer emissions, mitigated, 2015-2017. Source: CalEEMod model, version 2013.2.2 output tables generated 11.12.14. Operational Emissions Operational emissions are ongoing emissions that will occur over the life of the project. They include area source emissions, emissions from energy demand (electric and natural gas), and mobile source (vehicle) emissions. Table 2 provides a summary of projected emissions at operation of the proposed project. Table 2 Watermark Villas Operation -Related Emissions Summary (hounds Der dav) CO NOx ROG SO2 PMI0 PM2.5 Operational Emissions' 57.14 10.14 17.62 0.08 6.04 3.15 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No 'Average of winter and summer emissions, unmitigated, 2017. Source: CalEEMod model, version 2013.2.2 output tables generated 11.12.14. -11- Watermark Villas IS/MND November 2014 As shown in Table 2, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants. The data are conservative and reflect unmitigated operations. C) Less than Significant. Historically, the Coachella Valley, in which the project site is located, has been classified as a "non -attainment" area for PM10 and ozone. 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 Salton Sea Air Basin (SSAB) is currently (November 2014) a non- attainment area for PMIo 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, given its limited size and scope, cumulative impacts are not expected to be considerable. Under mitigated conditions set forth in this analysis, project construction and operation emissions will not exceed SCAQMD thresholds for PMIo or ozone precursors (NOx). The project will not conflict with any attainment plans and will result in less than significant impacts. d) Less than Significant. The nearest sensitive receptors are single-family residences immediately north and west of the project site. Their distance from the building pad ranges from approximately 20-25 meters. To determine if the proposed project has the potential to generate significant adverse localized air quality impacts, the mass rate Localized Significance Threshold (LST) Look -Up Table was used. The City of La Quinta and subject property are located within Source Receptor Area 30 (Coachella Valley). Given the project's size and proximity to existing housing, the 5 -acre site tables at a distance of 25 meters was used. Table 3 shows on-site emission concentrations for project construction and the associated LST. As shown in the table, LSTs will not be exceeded under unmitigated conditions for CO and NOx. PMIo and PM2.5, which include best management practices and standard dust control measures (SCAQMD Rule 403). Therefore, air quality impacts to nearby sensitive receptors will be less than significant. Table 3 Watermark Villas Localized Significance Thresholds CO NOx PMio PM2.5 Construction 86.14 95.85 9.48 6.06 LST Threshold 2,292 304 14 8 Exceed? No No No No Emission Source: CalEEMod model, version 2013.2.2 output tables generated 11.12.14. LST Threshold Source: LST Mass Rate Look -up Table, SCAQMD. 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. -12- Watermark Villas IS/MND November 2014 Mitigation Measures III (b): The following measures will reduce emission of potentially harmful pollutants and should be included in project grading and dust control plans, as well as in construction and construction traffic staging: 1. Construction equipment, delivery trucks, worker vehicles, and haul trucks will limit idling time to no more than 5 minutes. 2. The grading contractor shall certify in writing that all construction equipment is properly serviced and maintained in good operating conditions. Certification shall be provided to City Engineer for review and approval. 3. Diesel -powered construction equipment shall utilize aqueous diesel fuels, and be equipped with diesel oxidation catalysts. 4. A fugitive dust plan shall be prepared for the proposed project and shall be approved by the City Engineer. Said plan shall include but not be limited to the following best management practices: 5. Chemically treat soil where activity will cease for at least four consecutive days; 6. All construction grading operations and earth moving operations shall cease when winds exceed 25 miles per hour; 7. Water site and equipment morning and evening and during all earth -moving operations; 8. Operate street -sweepers on paved roads adjacent to site; 9. Establish and strictly enforce limits of grading for each phase of development; and/or 10. Stabilize and re -vegetate areas of temporary disturbance needed to accomplish each phase of development. 11. Wash off trucks as they leave the project site as necessary to control fugitive dust emissions. 12. Cover all transported loads of soils, wet materials prior to transport, provide adequate freeboard (space from the top of the material to the top of the truck) to reduce PM 10 and deposition of particulate matter during transportation. 13. Use track -out reduction measures such as gravel pads at project access points to minimize dust and mud deposits on roads affected by construction traffic. 14. Construction equipment and materials shall be sited as far away from residential and park uses as practicable. 15. The following Best Control Measures (BCM) shall be utilized by the contractor, as required, to limit impacts to air quality: -13- Watermark Villas ISAIND November 2014 1. BCM -l: Further Control of Emissions from Construction Activities: Watering, chemical stabilization, wind fencing, revegetation, and track -out control. 2. BCM -2: Disturbed Vacant Lands: Chemical stabilization, wind fencing, access restriction, and revegetation. 3. BCM -3: Unpaved Roads and Unpaved Parking Lots: Paving, chemical stabilization, access restriction, and revegetation. 4. BCM -4: Paved Road Dust: Minimal track -out, stabilization of unpaved road shoulders, and clean streets maintenance. 16. Existing power sources should be utilized where feasible via temporary power poles to avoid on-site power generation. 17. Imported fill and paving materials, as well as any exported material, shall be adequately watered prior to transport, covered during transport, and watered prior to unloading. 18. Each portion of the project to be graded shall be pre -watered prior to the onset of excavation, grading or other dust -generating activities. 19. On-going watering soil stabilization of disturbed soils, especially in the staging area, shall be employed on an on-going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each workday. 20. SCAQMD Rule 403 shall be adhered to, ensuring the clean-up of construction -related dirt on approach routes to and from the site. 21. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. Monitoring III (b): A. Prior to the issuance of grading permits and authorization to proceed, the City Engineer shall review and approve project staging and detailed dust management plans. The dust control plan or equivalent documentation shall also address issues of construction vehicle staging and maintenance. Implementation of these mitigation measures will ensure that impacts associated with PM10 are mitigated to a less than significant level. Responsible Parties: City Engineer, General Contractor B. The City or its designee shall conduct daily inspections of the project and intervene when contractor deviates from City -approved plans. Daily logs shall be maintained on the activities and their conformance to the project's dust control plan. Responsible Parties: City Engineer staff or designee -14- Watermark Villas IS/MND November 2014 Source: 2035 General Plan, Coachella Valley MSHCP, project materials. IV. a) Less than Significant with Mitigation. Biological resources in the project area have been affected by area roadways and urban development. Native habitat onsite has been highly degraded due to previous grading and site development. Several palm trees occupy the site and may offer limited nesting sites for birds protected by the international Migratory Bird Treaty Act (MBTA). To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1 to August 31 with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. Conducting construction activities outside of the breeding season (September 1 through December 31) can avoid having to implement such measures. If active nests of any native bird are found onsite, they will be avoided until after the young have fledged. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. -15- 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 X species in local 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 plans, policies, X 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, 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 X wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree X preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community x Conservation Plan, or other approved local, regional, or state habitat conservation plan? Source: 2035 General Plan, Coachella Valley MSHCP, project materials. IV. a) Less than Significant with Mitigation. Biological resources in the project area have been affected by area roadways and urban development. Native habitat onsite has been highly degraded due to previous grading and site development. Several palm trees occupy the site and may offer limited nesting sites for birds protected by the international Migratory Bird Treaty Act (MBTA). To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1 to August 31 with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. Conducting construction activities outside of the breeding season (September 1 through December 31) can avoid having to implement such measures. If active nests of any native bird are found onsite, they will be avoided until after the young have fledged. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. -15- Watermark Villas IS/MND November 2014 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. b,c) No Impact. The project site is located in a developed and highly disturbed area and there are no riparian habitats or wetlands located on the site. The proposed project will have no impact on riparian species or habitat, wetlands or other sensitive natural communities, including marshes or vernal pools, or through direct removal, filling, or hydrological interruption of a natural drainage. d) No Impact. The subject property does not serve as a wildlife movement corridor for any native resident or migratory fish or wildlife species, or as a native wildlife nursery site. The site is bounded on the east by Jefferson Street (an Urban Arterial roadway), on the south by Avenue 52, on the north and west by single-family residential. In addition, the site is currently bounded on all sides by a perimeter wall. The ground surface has been disturbed by previous grading and other anthropogenic activities. The proposed project is not expected to impact wildlife corridors or nursery sites. 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 general 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. Mitigation. 1. To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1 st and August 31 st with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. All vegetation and suitable nesting habitat (including open ground) on the project site, whether or not it will be removed or disturbed, shall be surveyed for nesting birds. If no nests are present, this condition will be cleared. Conducting construction activities outside the breeding season (September 1 st through December 31 st) can avoid having to implement these measures. If active nests of any native bird are found on site, they will be avoided until after the young have fledged. -16- Watermark Villas IS/MND November 2014 Monitoring A. The City's Planning Division shall assure that necessary nesting bird surveys are completed in compliance with the Migratory Bird Treaty Act and applicable protocol. Responsible Parties: Planning Division Schedule: Between January 1St to August 31St and no more than 30 days prior to site disturbance. -17- Watermark Villas IS/MND November 2014 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 (Exhibit III -4). 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 recreational development for many years. It is bounded by Jefferson Street (an Urban Arterial roadway) on the east and 52 Avenue on the south; and single-family residential to the north and west. The site is also contained by a perimeter wall on all sides. 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. According to Exhibit III -5 of the General Plan, the proposed project site is located in an area of the City of high paleontological sensitivity/significance, underlain by ancient Lake Cahuilla beds. However, the site has been previously developed and disturbed though the introduction of surrounding roadways and residential developments. 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 further impact on paleontological resources. d) No Impact. It is not anticipated that any 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. Mitigation: None required. Monitoring: None required. -18- 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 defined in X '15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant X to ' 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic X feature? d) Disturb any human remains, including those X interred outside of formal 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 (Exhibit III -4). 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 recreational development for many years. It is bounded by Jefferson Street (an Urban Arterial roadway) on the east and 52 Avenue on the south; and single-family residential to the north and west. The site is also contained by a perimeter wall on all sides. 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. According to Exhibit III -5 of the General Plan, the proposed project site is located in an area of the City of high paleontological sensitivity/significance, underlain by ancient Lake Cahuilla beds. However, the site has been previously developed and disturbed though the introduction of surrounding roadways and residential developments. 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 further impact on paleontological resources. d) No Impact. It is not anticipated that any 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. Mitigation: None required. Monitoring: None required. -18- Watermark Villas IS/MND November 2014 Sources: 2035 General Plan; project materials; " Geotechnical Assessment, Watermark Project," prepared by Petra Geotechnical, Inc October 30, 2013 VI. a) Petra Geotechnical, Inc. (Petra) prepared a Geotechnical Assessment for the proposed project in October 2013. Petra reviewed the various geotechnical engineering reports/letters and well as the repot of compaction testing prepared by the previous consultant Earth Systems Southwest (ESS) for the subject site in addition to conducting site reconnaissance and laboratory testing. 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. 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-Anza segment, San -Jacinto - Coyote Creek segment, and Burnt Mountain. The San Andreas Fault is capable of generating a moment magnitude 7.4. All structures in the planning area will be subjected to this shaking, 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 Zone 4, thereby reducing impacts related to strong ground shaking to less than significant levels. -19- 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 X 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, including X liquefaction? iv) Landslides? X b) Result in substantial soil erosion or the loss of X topsoil? c) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code X (1994), creating substantial risks to life or property? d) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water X disposal systems where sewers are not available for the disposal of waste water? Sources: 2035 General Plan; project materials; " Geotechnical Assessment, Watermark Project," prepared by Petra Geotechnical, Inc October 30, 2013 VI. a) Petra Geotechnical, Inc. (Petra) prepared a Geotechnical Assessment for the proposed project in October 2013. Petra reviewed the various geotechnical engineering reports/letters and well as the repot of compaction testing prepared by the previous consultant Earth Systems Southwest (ESS) for the subject site in addition to conducting site reconnaissance and laboratory testing. 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. 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-Anza segment, San -Jacinto - Coyote Creek segment, and Burnt Mountain. The San Andreas Fault is capable of generating a moment magnitude 7.4. All structures in the planning area will be subjected to this shaking, 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 Zone 4, thereby reducing impacts related to strong ground shaking to less than significant levels. -19- Watermark Villas IS/MND November 2014 iii. Less than Significant. Both Riverside County and Exhibit IV -3 of the 2035 General Plan indicate the project site is located in an area 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 ground shaking and may result in localized impacts related to liquefaction around saturated foundations or other load -carrying structures. Results from the 2013 CPT data and analysis (Petra) indicate that the site is somewhat susceptible to seismically induced settlement, with settlement ranging from 0.35 to 0.7 inches during a major seismic event. Based on these findings, Petra recommends that the proposed foundations be supported by a post -tensioned system with consideration given to the installation of flexible joins as the deformation sensitive utility lines enter the dwellings. Similar consideration should be given to major utility line fixtures within the proposed development. The project is required to conform with the City Zoning, Development Code and the Uniform Building Code Standards at the time of construction, thus further reducing impacts related to seismically induced liquefaction to less than significant levels. 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 or 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 (Section III), 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 has been previously graded and partially developed. Petra Geotechnical, Inc. conducted laboratory tests in 2013 indicating that the fill and/or native alluvial soils on site are classified as poorly -graded sand to poorly -graded sand with silt that have a very low expansion potential. Results also indicate that soils tested were found to have a negligible corrosion potential to concrete materials (soluble sulfate of 0.03 and pH of 7.2), are moderately corrosive to buried metallic elements (minimum resistivity of 5,500 ohm/cm), and have a low corrosion potential to metals embedded in concrete (soluble chloride content of 82 ppm). Maximum dry -density testing had a value of 103 pounds per cubic foot (pcf) at optimum moisture content of 10 percent. However, given the limited testing samples, Petra recommends that additional sampling and testing are warranted during final site grading 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, thus reducing potential impacts related to expansive soils to less than -20- Watermark Villas IS/MND November 2014 significant levels. These standard requirements will assure that impacts are less than significant. 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. Mitigation: None required. Monitoring: None required. -21- Watermark Villas IS/MND November 2014 Source: CalEEMod Version 2013.2.2, project materials. VII. a,b) Less than Significant. 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. 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 provides projected short-term and annual GHG generation for the proposed project Table 4 Watermark Villas GHG Emissions from Construction and Operation (Metric Tons/Year) CO2 CH4 N20 CO2e Construction Activities 1.234.07 0.23 0.00 1,238.81 Operational Activities 1,454.83 1.39 0.00 1,187.31 CalEEMod model, version 2013.2.2 output tables generated 11.12.14. Values shown represent the total annual, unmitigated GHG emission projections for construction and operation of the proposed project, 2017. State legislation, including A1332, aims for the reduction of greenhouse gases to 1990 levels by 2020; however, there are currently no thresholds for greenhouse gases associated with residential 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, and newly adopted Building Code Title 24 standards. 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. Mitigation: None required. Monitoring: None required. -22- Potentially Less Than Less Than No VII. GREENHOUSE GAS EMISSIONS Significant Significant w/ Significant Impact -- Would theproject: Impact Mitigation Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant X impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the X emissions of greenhouse gases? Source: CalEEMod Version 2013.2.2, project materials. VII. a,b) Less than Significant. 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. 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 provides projected short-term and annual GHG generation for the proposed project Table 4 Watermark Villas GHG Emissions from Construction and Operation (Metric Tons/Year) CO2 CH4 N20 CO2e Construction Activities 1.234.07 0.23 0.00 1,238.81 Operational Activities 1,454.83 1.39 0.00 1,187.31 CalEEMod model, version 2013.2.2 output tables generated 11.12.14. Values shown represent the total annual, unmitigated GHG emission projections for construction and operation of the proposed project, 2017. State legislation, including A1332, aims for the reduction of greenhouse gases to 1990 levels by 2020; however, there are currently no thresholds for greenhouse gases associated with residential 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, and newly adopted Building Code Title 24 standards. 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. Mitigation: None required. Monitoring: None required. -22- Watermark Villas IS/MND November 2014 Source: 2035 General Plan, CA Department of Toxic Substances, project materials. VII.a,b) Less than Significant. The proposed project will result in 82 single-family residential units. This residential development will not create a significant hazard to the public related to the transportation of hazardous materials. Small amounts of chemicals for household cleaning may be transported or stored by residents; however, they will be minimal and cause similar risks as those associated with existing residential uses in the area. Impacts associated with transportation, use or storage of these materials are expected to be less than significant. C) No Impact. The nearest school is Harry Truman Elementary School and La Quinta Middle School located approximately 1.3 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. -23- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIII. HAZARDS AND HAZARDOUS MATERIALS --Would the ro'ect: a) Create a significant hazard to the public or the environment through the routine transport, use, or X disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset X and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or X 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 Section 65962.5 and, as a X 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 X airport, would 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 a safety hazard X for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response X 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 X urbanized areas or where residences are intermixed with wildlands? Source: 2035 General Plan, CA Department of Toxic Substances, project materials. VII.a,b) Less than Significant. The proposed project will result in 82 single-family residential units. This residential development will not create a significant hazard to the public related to the transportation of hazardous materials. Small amounts of chemicals for household cleaning may be transported or stored by residents; however, they will be minimal and cause similar risks as those associated with existing residential uses in the area. Impacts associated with transportation, use or storage of these materials are expected to be less than significant. C) No Impact. The nearest school is Harry Truman Elementary School and La Quinta Middle School located approximately 1.3 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. -23- Watermark Villas IS/MND November 2014 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. e -f) No Impact. The project site is located approximately 5 miles south of the Bermuda Dunes airport. The project site is not susceptible to hazards associated with aviation. 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, including Jefferson Street and Avenue 52. 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. Mitigation: None required. Monitoring: None required. -24- Watermark Villas IS/MND November 2014 Source: 2035 General Plan; FEMA Flood Insurance Rate Map Panel #2233G; project materials.; Hydrology Study for Watermark Villas prepared by Adams -Streeter Civil Engineers, Inc. June 2014. 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, as required. Project development will be connected to existing sewer lines in Jefferson Street and or Avenue 52. 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 impact on water quality standards or waste discharge requirements. -25- 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 waste X 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 stream or river, in a manner which X 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 X increase 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 X stormwater drainage systems or 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 Map or other flood hazard X delineation map? g) Place within a 100 -year flood hazard area structures which would impede or redirect flood X flows? Source: 2035 General Plan; FEMA Flood Insurance Rate Map Panel #2233G; project materials.; Hydrology Study for Watermark Villas prepared by Adams -Streeter Civil Engineers, Inc. June 2014. 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, as required. Project development will be connected to existing sewer lines in Jefferson Street and or Avenue 52. 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 impact on water quality standards or waste discharge requirements. -25- Watermark Villas IS/MND November 2014 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, 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 proposed drainage system includes an on-site storm drainpipe system that will collect and convey the stormwater runoff into the existing retention basin located at the southwest corner of the site. Off-site street flows on Avenue 52 and Jefferson Street will be conveyed into an existing catch basin located at the entrance of the project and on the street. A storm drain system will collect and direct these intercepted flows into the existing on site retention basin. According to the Hydrology Study (Adams -Streeter, 2014), the total storage capacity of the retention basin is 220,320 cubic feet and the required storage capacity for the site is 211,240 cubic feet (100 -year 24-hour runoff). The existing basin utilizes nine sandfilters per the City's Standard Drawing No. 307. The applicant will be required to rehabilitate the existing sandfilters to original specifications. The project proponent will be required to submit the stormwater drainage plan prior to construction to ensure impacts to local drainage are reduced to less than significant impacts. 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. Mitigation: None required. Monitoring: None required. -26- Watermark Villas IS/MND November 2014 Sources: 2035 General Plan, 2003 CVMSHCP Figure 4-1: Conservation Areas; project materials. Watermark Specific Plan Amendment No. 1, prepared by MSA Consulting, October 16, 2014. X. a) No Impact. The proposed project will not divide an established community. The property is located on the northwest corner of Jefferson Street and Avenue 52 surrounded by vacant lands and residential developments. The project will be a continuation of residential development trends in the area. b) No Impact. The site has been designated for "Medium/High Density Residential" uses in the City's General Plan and Zoning Ordinance. The Watermark Specific Plan Amendment No. 1 will result in a General Plan Land Use and Zoning amendment, allowing for "Low Density Residential." Therefore, with approval of the General Plan Amendment and Zone Change, the project is consistent with the land use goals and policies of the City, and impacts are considered negligible. 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. (See Section IV Biological Resources). Mitigation: None required. Monitoring: None required. -27- 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 community? X 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 X 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 X conservation plan? Sources: 2035 General Plan, 2003 CVMSHCP Figure 4-1: Conservation Areas; project materials. Watermark Specific Plan Amendment No. 1, prepared by MSA Consulting, October 16, 2014. X. a) No Impact. The proposed project will not divide an established community. The property is located on the northwest corner of Jefferson Street and Avenue 52 surrounded by vacant lands and residential developments. The project will be a continuation of residential development trends in the area. b) No Impact. The site has been designated for "Medium/High Density Residential" uses in the City's General Plan and Zoning Ordinance. The Watermark Specific Plan Amendment No. 1 will result in a General Plan Land Use and Zoning amendment, allowing for "Low Density Residential." Therefore, with approval of the General Plan Amendment and Zone Change, the project is consistent with the land use goals and policies of the City, and impacts are considered negligible. 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. (See Section IV Biological Resources). Mitigation: None required. Monitoring: None required. -27- Watermark Villas IS/MND November 2014 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. Mitigation: None required Monitoring: None required -28- 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 value to the X region and the residents of the state? b) Result in the loss of availability of a locally - important mineral resource recovery site X delineated on a local 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. Mitigation: None required Monitoring: None required -28- Watermark Villas IS/MND November 2014 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 residential land uses allow noise levels of 60 dBA from lam to lOpm, and 50 dBA from lOpm 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 Jefferson Street and Avenue 52. Tables IV -1 and IV -2 of the Noise Element provide noise analysis of various locations throughout the City. The average daily noise levels generated from traffic at Jefferson Street and Avenue 52 is is 62.2 dBA. This does not reflect the noise reduction from the existing perimeter wall. The proposed project is located in proximity to residential land uses of the Citrus Club, immediately north and west of the subject site. According to City standards, residential land uses are considered "noise sensitive" 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 similar to existing noise of the surrounding residential uses and traffic along Jefferson Street and Avenue 52. Therefore, noise impacts to surrounding residential land uses will be less than significant. -29- 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 X local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne X noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels X existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above X 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 X airport, 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 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 residential land uses allow noise levels of 60 dBA from lam to lOpm, and 50 dBA from lOpm 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 Jefferson Street and Avenue 52. Tables IV -1 and IV -2 of the Noise Element provide noise analysis of various locations throughout the City. The average daily noise levels generated from traffic at Jefferson Street and Avenue 52 is is 62.2 dBA. This does not reflect the noise reduction from the existing perimeter wall. The proposed project is located in proximity to residential land uses of the Citrus Club, immediately north and west of the subject site. According to City standards, residential land uses are considered "noise sensitive" 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 similar to existing noise of the surrounding residential uses and traffic along Jefferson Street and Avenue 52. Therefore, noise impacts to surrounding residential land uses will be less than significant. -29- Watermark Villas IS/MND November 2014 b) Less than Significant. Development of the proposed project will temporarily generate noise and groundboume vibrations through construction related activities, but will cease once in operation. Impacts are therefore expected to be less than significant. c,d) Less than Significant. Surrounding land uses in proximity to the proposed site include low density residential to the north and west, and currently vacant lands to the east and south. The proposed project is consistent with lands immediately north and west 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 S 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. Mitigation: None required Monitoring: None required -30- Watermark Villas IS/MND November 2014 Source: Project materials. "Report E-5: Population and Housing Estimates for Cities, Counties, and the State, January 1, 2011-2014, with 2010 Benchmark," CA Dept. of Finance, Demographic Research Unit, May 1, 2014. XIII. a)No Impact. The proposed project will result in the development of 82 detached single-family residential units. According to the California Department of Finance, the 2014 household size in La Quinta is 2.591 persons per household. Based on this factor, the project has the potential to add approximately 213 persons to the City's population. Although the project will directly induce population growth, it is consistent with the natural growth occurring over time in the City. Impacts to population will be less than significant. b,c) No Impact. The proposed site is currently vacant and designated for medium/high density residential. The project will not result in the loss or relocation of housing stock. Instead, the project will be adding 82 single-family units to the City's housing stock. There will be no impact to housing. Mitigation: None required Monitoring: None required "E-5 Population and Housing Estimates for Cities, Counties, and the State 2011-2014", prepared by CA Dept. of Finance, accessed November 2014. -31- 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) or indirectly (for X example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of X replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement X housing elsewhere? Source: Project materials. "Report E-5: Population and Housing Estimates for Cities, Counties, and the State, January 1, 2011-2014, with 2010 Benchmark," CA Dept. of Finance, Demographic Research Unit, May 1, 2014. XIII. a)No Impact. The proposed project will result in the development of 82 detached single-family residential units. According to the California Department of Finance, the 2014 household size in La Quinta is 2.591 persons per household. Based on this factor, the project has the potential to add approximately 213 persons to the City's population. Although the project will directly induce population growth, it is consistent with the natural growth occurring over time in the City. Impacts to population will be less than significant. b,c) No Impact. The proposed site is currently vacant and designated for medium/high density residential. The project will not result in the loss or relocation of housing stock. Instead, the project will be adding 82 single-family units to the City's housing stock. There will be no impact to housing. Mitigation: None required Monitoring: None required "E-5 Population and Housing Estimates for Cities, Counties, and the State 2011-2014", prepared by CA Dept. of Finance, accessed November 2014. -31- Watermark Villas IS/MND November 2014 Source: 2035 General Plan, Google Earth accessed November 2014, project materials. XIV. a) Fire Protection- Les 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 first -in -response times range from two to six minutes and exhibits 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 Avenue 52 and possibly Jefferson Street (at the City's discretion) 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. Impacts will be less than significant. Police Protection- Les than Significant The City contracts with the County Sheriff for police services. The addition of 82 single- family residential units will increase the need for police services for 213 additional persons; however overall 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 Avenue 52, and project development will occur in accordance with City standards to assure adequate police protection. -32- 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 November 2014, project materials. XIV. a) Fire Protection- Les 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 first -in -response times range from two to six minutes and exhibits 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 Avenue 52 and possibly Jefferson Street (at the City's discretion) 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. Impacts will be less than significant. Police Protection- Les than Significant The City contracts with the County Sheriff for police services. The addition of 82 single- family residential units will increase the need for police services for 213 additional persons; however overall 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 Avenue 52, and project development will occur in accordance with City standards to assure adequate police protection. -32- Watermark Villas IS/MND November 2014 Schools -Les than Significant The proposed project will result in 82 single-family residences and has the potential to directly increase student population. The proposed project is located within the Coachella Valley Unified School District (CVUSD) and the Desert Sands Unified School District 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. Parks -Les than Significant Each residential lot will have a private yard and the development will provide a community center and several open space components that will serve as both recreational space and a retention basin. The project is not expected to substantially increase the use of existing neighborhood and regional parks or other recreational facilities. The proposed project will participate in the City's parkland in -lieu fee program to offset impacts associated with parks generated by the 213 new residents of the project. Impacts are expected to be less than significant. Mitigation: None required Monitoring: None required -33- Watermark Villas IS/MND November 2014 Sources: 2035 General Plan, project materials. XV. a,b) No Impact. Residents of La Quinta currently have access to 72 acres of parks, 147 acres of nature preserves containing recreational parkland areas, 845 acres of regional parks, a 525 - acre municipal golf course, and numerous other private and public recreational facilities. The City sets a requirement for providing a minimum of 5 acres per 1,000. When this standard is applied to the estimated General Plan buildout population, a total of 403 acres of neighborhood and community parks will be required to adequately serve the City and its sphere of influence. The development consists of 82 detached single-family residential units, which could potentially increase the City's population by 213 persons. The development offers a private community recreation center with pool, private yards for each dwelling unit, and several open space components that will serve as both passive recreational space and a retention basin. The project is not expected to substantially increase the use of existing neighborhood and regional parks or other recreational facilities. The proposed project will participate in the City's parkland in -lieu fee program to offset impacts associated with parks generated by the 213 new residents of the project. Impacts are expected to be less than significant. Mitigation: None required Monitoring: None required -34- 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 substantial X physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of X recreational facilities which might have an adverse physical effect on the environment? Sources: 2035 General Plan, project materials. XV. a,b) No Impact. Residents of La Quinta currently have access to 72 acres of parks, 147 acres of nature preserves containing recreational parkland areas, 845 acres of regional parks, a 525 - acre municipal golf course, and numerous other private and public recreational facilities. The City sets a requirement for providing a minimum of 5 acres per 1,000. When this standard is applied to the estimated General Plan buildout population, a total of 403 acres of neighborhood and community parks will be required to adequately serve the City and its sphere of influence. The development consists of 82 detached single-family residential units, which could potentially increase the City's population by 213 persons. The development offers a private community recreation center with pool, private yards for each dwelling unit, and several open space components that will serve as both passive recreational space and a retention basin. The project is not expected to substantially increase the use of existing neighborhood and regional parks or other recreational facilities. The proposed project will participate in the City's parkland in -lieu fee program to offset impacts associated with parks generated by the 213 new residents of the project. Impacts are expected to be less than significant. Mitigation: None required Monitoring: None required -34- Watermark Villas IS/MND November 2014 Source: 2035 General Plan, " Watermark Villas Focused Traffic Memo" prepared by Endo Engineering, June 11, 2014. Project materials. Engineering Bulletin No. 06-13. XVI. a, b) Less than Significant. A Traffic Impact Memo was prepared by Endo Engineering in June 2014 to provide updated analysis for the proposed project. The previous approved Traffic Report (Paul Singer, P.E. 2003) was based on the originally proposed 248 condominiums and traffic conditions present at the time of analysis. The current traffic memo (2014) compares and analyzes impacts associated with the proposed 82 unit single-family development to the approved 248 condominiums to determine whether or not a new Traffic Report is required. According to the Traffic Memo and pursuant to Engineering Bulletin No. 06-13 (EB #06-13), a focused traffic impact memo may be prepared to compare the trip generation analysis in an -35- 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 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 transportation (e.g., bus turnouts, bicycle X racks)? Source: 2035 General Plan, " Watermark Villas Focused Traffic Memo" prepared by Endo Engineering, June 11, 2014. Project materials. Engineering Bulletin No. 06-13. XVI. a, b) Less than Significant. A Traffic Impact Memo was prepared by Endo Engineering in June 2014 to provide updated analysis for the proposed project. The previous approved Traffic Report (Paul Singer, P.E. 2003) was based on the originally proposed 248 condominiums and traffic conditions present at the time of analysis. The current traffic memo (2014) compares and analyzes impacts associated with the proposed 82 unit single-family development to the approved 248 condominiums to determine whether or not a new Traffic Report is required. According to the Traffic Memo and pursuant to Engineering Bulletin No. 06-13 (EB #06-13), a focused traffic impact memo may be prepared to compare the trip generation analysis in an -35- Watermark Villas IS/MND November 2014 environmental document prepared for an already approved entitlement to the trip generation analysis for a proposed or amended entitlement. If there is an insignificant difference (equal to or less than 50 daily trips or 5 peak hour trips) between the existing entitlement and the proposed/amended entitlement trip generation, no additional traffic analysis will be required. Table 5 below shows the reduction in the weekday trip generation associated with the proposed change in the residential development within the project from the approved 248 condominiums to 82 single-family detached residential units. Table 5 Watermark Villas Reduction in Weekdav Site Trip -Generation Forecasts Development Scenario Land Use Quantity Morning Peak Hour Evening Peak Hour Daily 2 -Way In Out Total In Out Total Approved Watermark Villas 248 DU 18 89 107 85 42 127 1,420 Proposed Watermark Villas 82 DU 17 50 67 55 33 88 870 Reduction in Trip Generation 1 39 40 30 9 39 550 % Reduction 6% 44% 37% 35% 21% 31% 39% As shown in Table 5, the change in land use type and density associated with the proposed project compared to the previously approved project would result in a decrease in daily trips as well as peak hour trips. Therefore, the traffic impacts associated with the proposed project should be less than previously identified. The proposed project would generate 37 percent fewer trips during the morning peak hour, 31 percent fewer trips during the evening peak hour, and 39 percent fewer trips during a typical weekday. The main site access would provide adequate capacity to accommodate the site traffic generated by the proposed project, and do so at acceptable levels of service. Therefore, impacts related to roadway capacity and level of service are considered less than significant. C) No Impact. The nearest airport, Bermuda Dunes Airport, is located approximately 5 miles north of the proposed site. The project is not located within proximity to an airport and will not impact air traffic patterns. d) Less than Significant. The proposed project is required to meet Development Code standards for roadway, parking and intersection designs, and is not expected to significantly impact traffic safety. Impacts will be less than significant. e) Less than Significant. Access to the planning area is via major arterial, secondary arterials, Interstate -10 and a variety of local roads. East -west roadways include Highway 111 and 47th Avenue, while Washington Street serves as both the north -south roadway and project access. Design guidelines further ensure that emergency access will be created and preserved for the proposed project. The applicant may be required, at the discretion of the City, to provide an emergency only access. The proposed project will not result in inadequate emergency access. f) No Impact. The proposed project will provide the required amount of parking consistent with design guidelines for single-family residential. No impact is expected. -36- Watermark Villas IS/MND November 2014 g) Less than Significant. The proposed project will not conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. Mitigation: None required Monitoring: None required -37- Watermark Villas IS/MND November 2014 Source: Project Materials. 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 Jefferson Street or Avenue 52. 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 will increase wastewater flows to the treatment plant, but it will not adversely impact water quality standards or waste discharge requirements. b -e) Less than Significant, 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 Jefferson Street or Avenue 52, and no new regional infrastructure will be required. -38- 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 Water Quality Control X Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction X of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of X existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements X needed? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the X 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 project's X solid waste disposal needs? g) Comply with federal, state, and local statutes X and regulations related to solid waste? Source: Project Materials. 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 Jefferson Street or Avenue 52. 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 will increase wastewater flows to the treatment plant, but it will not adversely impact water quality standards or waste discharge requirements. b -e) Less than Significant, 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 Jefferson Street or Avenue 52, and no new regional infrastructure will be required. -38- Watermark Villas IS/MND November 2014 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 City and 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. The project will not be required to provide a Water Supply Assessment (WSA) because it does not meet the "Project" criteria set forth in State Water Code Section 10912. The project is also consistent with current land use designations set forth in the General Plan and therefore has been considered in future water demand projections. 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. To manage onsite stormwater flows, the project proponent will be required to develop a stormwater management plan and drainage plan prior to approval of the project. It is not anticipated that new or expanded off-site stormwater management facilities will be required to serve the project. The project will be required to provide electric, telephone and cable service through the applicable providers. Service is available adjacent to the site. The applicant will be required to construct connections to these services to the standards established by each service provider. fg) 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. Mitigation: Not required. Monitoring: Not required. -39- Watermark Villas IS/MND November 2014 a) Less than Significant. The proposed project is located northwest corner of Avenue 52 and Jefferson Street and is surrounded by developed or previously disturbed lands. There will be no substantial reduction in wildlife habitat nor will it restrict the movement or range of any plant or animal. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. The project will not impact any important examples of California history or prehistory. In the event cultural artifacts are uncovered during site disturbing activities, a qualified archaeologist will be called in to evaluate and, if necessary recover and document such resources to reduce related impacts to less than significant levels. b,c) Less than Significant. Buildout of proposed project is consistent with both the General Plan and Watermark Specific Plan Amendment No. 1. The project will not have any additional cumulatively considerable impacts beyond buildout of the General Plan. d) Less than Significant with Mitigation. 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 mitigated the project will not cause substantial adverse effects on human beings. This Agency intends to adopt a Mitigated Negative Declaration based upon the supporting documentation herein. -40- 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 X of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial adverse effects on X human beings, either directly or indirectly? a) Less than Significant. The proposed project is located northwest corner of Avenue 52 and Jefferson Street and is surrounded by developed or previously disturbed lands. There will be no substantial reduction in wildlife habitat nor will it restrict the movement or range of any plant or animal. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. The project will not impact any important examples of California history or prehistory. In the event cultural artifacts are uncovered during site disturbing activities, a qualified archaeologist will be called in to evaluate and, if necessary recover and document such resources to reduce related impacts to less than significant levels. b,c) Less than Significant. Buildout of proposed project is consistent with both the General Plan and Watermark Specific Plan Amendment No. 1. The project will not have any additional cumulatively considerable impacts beyond buildout of the General Plan. d) Less than Significant with Mitigation. 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 mitigated the project will not cause substantial adverse effects on human beings. This Agency intends to adopt a Mitigated Negative Declaration based upon the supporting documentation herein. -40- Watermark Villas IS/MND November 2014 References City of La Quinta 2035 General Plan City of La Quinta Municipal Code. CalEEMod Version 2013.2.2 "Watermark Villas Focused Traffic Memo" prepared by Endo Engineering, June 11, 2014 "Report E-5: Population and Housing Estimates for Cities, Counties, and the State, January 1, 2011- 2014, with 2010 Benchmark," CA Dept. of Finance, Demographic Research Unit, May 1, 2014. Watermark Specific Plan Amendment No. 1, prepared by MSA Consulting, October 16, 2014. 2003 Coachella Valley MSHCP FEMA Flood Insurance Rate Map Panel #2233G `Hydrology Study for Watermark Villas," prepared by Adams -Streeter Civil Engineers, Inc. June 2014. CA Department of Toxic Substances "Geotechnical Assessment, Watermark Project," prepared by Petra Geotechnical, Inc October 30, 2013 SCAQMD CEQA Handbook 2003 PM10 Plan for the Coachella Valley SCAQMD 2012 Air Quality Management Plan Earthwork Volume Analysis: Watermark La Quinta, prepared by Earthwork Calculation Services, October 8, 2014. California Department of Conservation Farmland Mapping California Scenic Highway Mapping System -41- CITY OF LA QUINTA MONITORING PROGRAM FOR CEQA COMPLIANCE DATE: December 3, 2014 ASSESSORS PARCEL NO.: 776-220-012-1, 776-220-013-2, and 776-220-014-3 CASE NO.: General Plan Amendment 2014-127, Zone PROJECT LOCATION: Northwest corner of Jefferson Street and Avenue Change 2014-145, Specific Plan 2003-069, 52 Amendment #1, Site Development Permit 2014-942, Tentative Tract Map 36762 EA/EIR NO: 2014-638 APPROVAL DATE: In Process APPLICANT: Beazer Homes Holding CoEp. THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE DECLARATION FOR THE ABOVE CASE NUMBER SUMMARY MITIGATION MEASURES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE III. AIR QUALITY Include in grading and dust control plans: Public Works Department Prior to grading Approved grading and dust control (.Construction equipment, delivery trucks, worker plans. vehicles, and haul trucks will limit idling time to no more than 5 minutes. 2.The grading contractor shall certify in writing that all construction equipment is properly serviced and maintained in good operating conditions. Certification shall be provided to City Engineer for review and approval. 3.Diesel-powered construction equipment shall utilize aqueous diesel fuels, and be equipped with diesel oxidation catalysts. 4.Chemically treat soil where activity will cease for at least four consecutive days. 5.All construction grading operations and earth moving operations shall cease when winds exceed 25 miles per hour. 6.Water site and equipment morning and evening and during all earth -moving operations. 7.Operate street -sweepers on paved roads adjacent to site. 8.Establish and strictly enforce limits of grading for each phase of development. 9.Stabilize and re -vegetate areas of temporary disturbance needed to accomplish each phase of development. 10.Wash off trucks as they leave the project site as necessary to control fugitive dust emissions. I1.Cover all transported loads of soils, wet materials prior to transport, provide adequate freeboard (space from the top of the material to the top of the truck) to reduce PM10 and deposition of particulate matter during transportation. 12.Use track -out reduction measures such as gravel pads at project access points to minimize dust and mud deposits on roads affected by construction traffic. 13.Construction equipment and materials shall be sited as far away from residential and park uses as practicable. 14. Existing power sources should be utilized where feasible via temporary power poles to avoid on-site power generation. 15. Imported fill and paving materials, as well as any exported material, shall be adequately watered prior to transport, covered during transport, and watered prior to unloading. 16. Each portion of the project to be graded shall be RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE pre -watered prior to the onset of excavation, grading or other dust -generating activities. Community Development Prior to any vegetation removal Biological survey. 17. On-going watering soil stabilization of disturbed Department between 1/1 and 8/31. soils, especially in the staging area, shall be employed on an on-going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each workday. 18. SCAQMD Rule 403 shall be adhered to, ensuring the clean-up of construction -related dirt on approach routes to and from the site. 19. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. SUMMARY MITIGATION MEASURES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE IV. BIOLOGICAL RESOURCES Any vegetation or tree removal, or other Community Development Prior to any vegetation removal Biological survey. ground disturbing activities occurring Department between 1/1 and 8/31. between January 1st and August 31st with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. SUMMARY MITIGATION MEASURES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE V. CULTURAL RESOURCES A qualified archaeological monitor shall be Community Development During earth moving City standards for present on site during any earth moving Department archaeological activities. Should the monitor identify a resource analysis resource, he/she shall be empowered to stop or redirect earth moving activities until such time as the resource can be properly identified and processed. The archaeological monitor shall be required to prepare a report at the end of earth moving activities and file such report with the Community Development Department within 30 days of completion of monitoring activities for any building on the project site. CALL TO ORDER ATTACHMENT 7 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, NOVEMBER 19, 2014 A special meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:03 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, Consultant Principal Planner Nicole Criste, Associate Planner Jay Wuu, and Executive Assistant Monika Radeva Planning Manager Sawyer led the Board into 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 August 13, 2014, as submitted. Motion passed unanimously. BUSINESS SESSION Site Development Permit 2014-942 submitted by Beazer Homes Holdings Corp. proposing the development of a single family subdivision consisting of 82 units, as well as common area facilities on 20.8 acres. Project: Watermark Villas. Location: northwest corner of Avenue 52 and Jefferson Street. Consultant Principal Planner Nicole Criste 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 NOVEMBER 19, 2014 Ms. Kettie Cole, Vice President with Beazer Homes, Brea, CA — introduced herself, gave a detailed presentation of the proposed project, and answered the Board's questions. Mr. David Neault, Landscape Architect with Neault Associates Inc., Temecula, CA — introduced himself and answered the Board's questions with regards to the proposed landscaping, tree palette and specifications. Mr. Vance Graham, AIA, Principal with Bassenian Lagoni, Newport Beach, CA — introduced himself and answered the Board's questions with regards to the project's architectural design, the pool and surrounding recreational facilities, the paseo path, stucco, roofing options, and driveway accessibility in relation to the parking spaces in the courtyard alley street. The Board recommended that staff discuss the potential for right -in -right -out access from Jefferson Street. Motion — A motion was made and seconded by Board Members Gray/McCune recommending approval of Site Development Permit 2014-942, as submitted with staff's recommendations and the addition of the following conditions of approval: • A walking path with dog watering and clean up stations shall be added on the outer (east, west, and south sides) edge of the retention basin. • Benches, trellis, dog watering stations, and layered or meandering landscaping shall be added along the paseo path. • Benches and picnic tables shall be added in the turf area located on the east side of the pool. • Additional and more dynamic color options shall be added to the architectural color palette. • The Olive and Rhus lancia trees shall be 36' boxes, all other trees shall be 24' boxes. • All plantings shall be per specifications in the landscaping plan submitted October 15, 2014. • Only the Rhus lancia tree shall be standard trunk, all other trees shall be multi -trunk. Motion passed unanimously. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 2 NOVEMBER 19, 2014 2. Site Development Permit 2013-936 submitted by Bedros Darkjian proposing the construction of a 6,720 square -foot tire retail and installation store on a 0.89 - acre vacant pad within the Jefferson Square commercial center. Project: American Tire Depot. Location: north of Highway 1 1 1, between Jefferson Street and Dune Palms Road (79-840 Highway 1 1 1). Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Bedros Darkjian, AIA, Project Manager with Darkjian Associates, Pasadena, CA — introduced himself, gave a brief overview of the projects, and answered the Board's questions. Motion — A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2013-936 as submitted with staff's recommendations and the addition of the following condition of approval: • At the front entrance, replace the California Pepper tree with a palm tree. • Reduce the density of trees, while maintaining shading requirements. • Incorporate a darker paint palette. • Utilize a climbing vine (bougainvillea) along the south -facing elevation. Motion passed unanimously. 3. Site Development Permit 2014-1005, Minor Adjustment 2014-0008, and Minor Adjustment 2014-0009 submitted by Prest Vuksic Architects proposing the construction of a new commercial retail center, including a 17,020 square -foot market (ALDI), a 3,750 square -foot drive-through restaurant (In -n -Out Burger), and a 8,500 square -foot retail pad for future commercial development. Project: La Quinta Square. Location: south of Highway 1 1 1, along Simon Drive. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. David Drake, Project Manager with Pres CA — introduced himself, gave a detailed answered the Board's questions. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 3 t Vuksic Architects, Palm Desert, presentation of the project, and SPECIAL MEETING NOVEMBER 19, 2014 Mr. Kevin Staley, Property Owner and Principal with The Magellan Group, Inc., Los Angles, CA - introduced himself and answered the Board's questions with regards to the design of the commercial center. Ms. Katie Sanchez, Development Coordinator with In -N -Out Burger, Baldwin Park, CA - introduced herself and answered the Board's questions with regards to the restaurant's drive-thru operations, standard wait time, accessibility of the service entrance to the delivery trucks and frequency of deliveries. Mr. Walter Deissler, Manager Development and Architecture Architect with In - N -Out Burger, Baldwin Park, CA - introduced himself and answered the Board's questions with regards to the fast-food restaurant's standard service operations and deliveries. Mr. Keith Pelan, AICP, Planner with Kimley Horn, Orange, CA - introduced himself and answered the Board's questions with regards to the proposed architectural design. Motion - A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2014-1005, Minor Adjustment 2014-0008, and Minor Adjustment 2014-0009 as submitted with staff's recommendations. Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Board Members Gray/McCune to adjourn this meeting at 12:07 a.m. Motion passed unanimously. Respectfully submitted, I £ MONIKA RADE6, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 4 NOVEMBER 19, 2014 PH 2 PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 9, 2014 CASE NUMBER: SPECIFIC PLAN 1996-027, AMENDMENT 2 SITE DEVELOPMENT PERMIT 2013-936 APPLICANT: BEDROS DARKJIAN PROPERTY OWNER: ARA TCHAGHLASSIAN REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN AMENDMENT AND SITE DEVELOPMENT PERMIT FOR A NEW 6,720 SQUARE FOOT TIRE RETAIL AND INSTALLATION STORE AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CEQA: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332 (CLASS 32) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT THE PROPOSED PROJECT CAN BE CHARACTERIZED AS IN -FILL DEVELOPMENT LOCATION: 79-840 HIGHWAY 111 RECOMMENDED ACTION Recommend to the City Council that the project be deemed exempt from the California Environmental Quality Act, and further recommend approval of a Specific Plan Amendment and a Site Development Permit for the American Tire Depot project. EXECUTIVE SUMMARY The construction of a 6,720 square foot tire retail and installation store is proposed on a vacant pad within the Jefferson Square commercial center (Attachment 1). The proposed use complies with the development standards and design guidelines of the La Quinta General Plan, Municipal Code, and Jefferson Square Specific Plan as amended. Page 1 of 5 BACKGROUND The Jefferson Square commercial center is located on the north side of Highway 1 1 1, between Jefferson Street and Dune Palms Road. The center's Specific Plan, approved in 1996, consist of retail, restaurant, and other commercial uses (Specific Plan 1996-027). Although most of the center is developed, one parcel was graded and remains identified for future review and development (Attachment 2). PROPOSAL & ANALYSIS Overview: The proposal includes the construction of a 6,720 square foot tire store and parking lot. The 0.89 -acre project site is bounded by existing commercial uses to the north, east, and west, and Highway 1 1 1 to the south. The building will include a sales area, a repair/installation area for up to six vehicles, and a storage area (Attachment 3, Sheet A5.0). Site Design: The building will utilize existing access and drive aisles within the commercial center (Attachment 3, Sheet A2.0). Two vehicular access points are identified; one to the north, connecting to an existing primary drive aisle, and one to the southeast, connecting to an existing parking drive aisle. The Municipal Code requires 22 parking spaces. Twenty-six parking stalls are proposed, including two ADA -accessible spaces. A trash enclosure is proposed near the northwest corner of the project site (Attachment 3, Sheet A4.0). Including the shade trellis, the enclosure measures approximately eight feet in height, and will be painted to complement the building. The proposed on-site lighting is acceptable as the proposed fixtures are consistent with the City's outdoor lighting ordinance and Specific Plan. Pedestrian walkways, entries, and parking areas will be adequately lit using decorative wall -mounted fixtures and parking lot lighting. The photometric plan confirms that the project will be properly illuminated, without excess light and no illuminated hotspots (Attachment 3, Sheet E-8). The design of the site is generally acceptable. All Municipal Code and Specific Plan development standards have been met. Architectural Design: The architectural theme for the building has been designed to reflect a typical contemporary regional commercial center, generally consistent with the architecture of the existing buildings within the center (Attachment 3, Sheet 3.0, Sheet A-7). This includes the use of painted stucco as the primary exterior building finish, stone accents, and metal awnings. The proposed building is approximately 22 feet in height, with an approximately 26 -foot tower/parapet. Page 2 of 5 The architecture and layout of the building is compatible with the existing surrounding commercial land uses, and is consistent with the development standards in the Municipal Code and Specific Plan. Supplemental design elements (trellises, wall sconces, column pop -outs, etc.) appropriately enhance the architecture of the building. The building is concluded to be appropriate for the proposed building location. Landscaping: Landscaping throughout the project site consists of primarily desert and other drought -tolerant trees and shrubs (Attachment 3, L-1 — L-3). New on-site landscaping includes California Pepper, Date Palms, California Fan Palms, Agave, Yucca, and Lantana, among others on the landscaping palette. An existing landscaped area along Highway 1 1 1, which includes multiple trees and shrubs, will remain as is. The proposed landscape plan is acceptable. The assorted species of plants add character to the proposed building while providing sufficient screening and accents around the project site. The utilization of existing trees and shrubs is resourceful and effective. Furthermore, the proposed landscaping plan is similar and compatible to the existing landscaping within the commercial center, and is consistent with the plant palette represented in the Specific Plan. Specific Plan Amendment: An amendment to the Jefferson Square Specific Plan is proposed in order to allow automobile stores with installation on premises (Attachment 4). Currently, auto parts stores without on -premises repair and installation are permitted. The Municipal Code allows the proposed use with the approval of a Conditional Use Permit. The proposed amendment is acceptable as it ensures that the project can be constructed as proposed, without the need for a Conditional Use Permit. The proposed use does not deviate from any Municipal Code regulations, meets all Specific Plan development standards, and is complimentary to the existing surrounding commercial uses. No explanation was found in the case record explaining why auto parts repair and installation was prohibited in the Specific Plan. Staff believes the Specific Plan's development standards combined with the site development permit process adequately address any matters associated with this type of land use. Appropriate justification has been given to consider and approve the request. Staff recommends the Planning Commission review the proposed amendment to the Jefferson Square Specific Plan and discuss any areas of concern. Sustainability: The proposed project design should result in an environmentally -sustainable building. Low -consumption bathroom fixtures, LED lighting, and the use of natural light in repair areas will be incorporated into the building design. Multiple items relative to Page 3 of 5 the construction of the building, such as building materials, the HVAC system, and construction management, 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 November 19, 2014, the Architectural and Landscaping Review Board reviewed and recommended approval of the project as proposed, subject to the staff recommended conditions of approval (Attachment 5). The Board primarily discussed landscaping and architecture, and recommended the following additional conditions of approval: • At the front entrance, replace the California Pepper tree with a palm tree • Reduce the density of trees, while maintaining shading requirements • Incorporate a darker paint palette • Utilize a climbing vine (bougainvillea) along the south -facing elevation These recommendations have been incorporated into the conditions of approval, and should be reviewed and discussed by the Planning Commission. AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on March 28, 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. SB -18 Native American Tribal Consultation: As per SB -18 (2004) consultation requirements, information regarding the proposed General Plan Amendment and Specific Plan was forwarded to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission. Staff has followed up with all Tribes requesting information or consultation and placed their recommendations for monitoring in the Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on November 28, 2014, and mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any written comments received will be handed out at the Planning Commission hearing. Page 4 of 5 ENVIRONMENTAL REVIEW The Community Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the California Environmental Quality Act in that the proposed project can be characterized as in -fill development. 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. American Tire Depot Site Development Permit Plan Set 4. Jefferson Square Specific Plan, Amendment 2 5. Minutes of November 19, 2014 ALRB meeting Page 5 of 5 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THAT THE PROJECT BE DEEMED EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND FURTHER RECOMMENDING APPROVAL OF A SPECIFIC PLAN AMENDMENT AND A SITE DEVELOPMENT PERMIT FOR THE AMERICAN TIRE DEPOT PROJECT CASE NUMBERS: SPECIFIC PLAN 1996-027, AMENDMENT 2; SITE DEVELOPMENT PERMIT 2013-936 APPLICANT: BEDROS DARKJIAN WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 9th day of December, 2014, hold a duly noticed Public Hearing to consider a request by Bedros Darkjian for approval of the American Tire Depot, generally located on the north side of Highway 1 1 1, west of Jefferson Street, more particularly described as: APN: 600-010-023 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on November 28, 2014 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, Specific Plan 1996-027 Amendment 2 WHEREAS, per SB -18 consultation requirements, the Community Development Department has forwarded information regarding the proposed amended Specific Plan to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission and has followed up with all Tribes requesting information or consultation and placed their recommendations for monitoring in the Conditions of Approval; 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 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan Amendment: Planning Commission Resolution 2014 - Specific Plan 1996-027 Amendment 2; Site Development Permit 2013-936 American Tire Depot (Bedros Darkjian) December 9, 2014 Page 2 of 5 1 . Consistency with General Plan The proposed Specific Plan amendment is consistent with the goals and policies of the La Quinta General Plan in that it incorporates an additional land use to a plan that already offers a full range of commercial retail uses. 2. Public Welfare Approval of the proposed Specific Plan amendment will not create conditions materially detrimental to public health, safety and general welfare. The Community Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the Guidelines implementing CEQA California Environmental Quality Act in that the proposed project can be characterized as in -fill development. The project is consistent with all applicable general plan and zoning regulations, occurs on a project site less than five acres in size substantially surrounded by urban uses, has no value as habitat for endangered, rare, or threatened species, would not result in any significant effects relating to traffic, noise, air/water quality, and can be adequately served by all required utilities and public services. 3. Land Use Compatibility The proposed Specific Plan amendment incorporates a land use that is compatible with zoning on adjacent properties. The design regulations specified in the Specific Plan for commercial uses are compatible with the existing commercial retail located near the project area and surrounding properties. 4. Property Suitability The uses permitted in the specific plan amendment are suitable and appropriate for the subject property in that the property is located within an existing commercial center with similar existing uses. The current specific plan area is served without adverse impact by all necessary public services and utilities. Site Development Permit 2013-936 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 Planning Commission Resolution 2014 - Specific Plan 1996-027 Amendment 2; Site Development Permit 2013-936 American Tire Depot (Bedros Darkjian) December 9, 2014 Page 3 of 5 Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1 . Consistency with 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 Zoning Code and Jefferson Square Specific Plan The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and the Jefferson Square Specific Plan as amended, 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 established in Title 9 of the La Quinta Municipal Code and the Jefferson Square Specific Plan. 3. Compliance with CEQA Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act (CEQA). The Community Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the Guidelines implementing CEQA in that the proposed project can be characterized as in -fill development. The project is consistent with all applicable general plan and zoning regulations, occurs on a project site less than five acres in size substantially surrounded by urban uses, has no value as habitat for endangered, rare, or threatened species, would not result in any significant effects relating to traffic, noise, air/water quality, and can be adequately served by all required utilities and public services. 4. Architectural Design The architecture and layout of the 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 Jefferson Square Specific Plan. The building is concluded to be appropriate for the proposed building location, and supplemental design Planning Commission Resolution 2014 - Specific Plan 1996-027 Amendment 2; Site Development Permit 2013-936 American Tire Depot (Bedros Darkjian) December 9, 2014 Page 4 of 5 elements (stone veneer, metal awnings, trellises, etc.) appropriately enhance the architecture of the building. 5. Site Design The site design of the project, including project entries, interior circulation, pedestrian access and amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. Additionally, the assorted species of plants, which are taken from the approved plant list in the Jefferson Square 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: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the above project be determined by the City Council to be exempt from CEQA pursuant to Section 15332 (Class 32) of the CEQA Guidelines. SECTION 3. That it does hereby recommend to the City Council approval of Specific Plan 1996-027 Amendment 2, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Planning Commission Resolution 2014 - Specific Plan 1996-027 Amendment 2; Site Development Permit 2013-936 American Tire Depot (Bedros Darkjian) December 9, 2014 Page 5 of 5 SECTION 4. That it does hereby recommend to the City Council approval of Site Development Permit 2013-936, 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 9th day of December, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ROBERT WRIGHT, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 1996-027 AMENDMENT 2 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 1 OF 1 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. Specific Plan 1996-027 Amendment 2 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 1996-027 Amendment 2, these conditions shall take precedence. 3. Specific Plan 1996-027 Amendment 2 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Site Development Permit 2013-926 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. 4. Within 30 days of City Council approval, applicant shall provide five copies of the Final Specific Plan document, as amended by this action, to the Community Development Department. The Final Specific Plan shall include all text and graphics except as amended by this action, all amendments per this action, and correction of any typographical errors, internal document inconsistencies, and other amendments deemed necessary by the Community Development Director. P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (3) SDP 13-936 AMERICAN TIRE DEPOT PC SP COAS - FINAL.docx Page 1 of 1 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 1 OF 16 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. 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 2013-936 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Parcel Map 28573 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 January 2, 2017 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) P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 1 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 2 OF 16 • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement 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 Discharge 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. P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 2 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 3 OF 16 C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. 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 P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 3 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 4 OF 16 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 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. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department Counter prior to Certificate of Occupancy. 12. Pursuant to the aforementioned condition, conferred rights shall include 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. 13. Direct vehicular access to Highway 1 1 1 is restricted, except for those access points identified on the approved Site Development Permit. 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. P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 4 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 5 OF 16 PARKING LOTS and ACCESS POINTS 14. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans so that ADA accessibility issues can be evaluated. 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 30 feet as shown on the Site Development Plan site plan or as approved by the City Engineer. 15. 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. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 16. 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. P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 5 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 6 OF 16 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. 17. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 18. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 19. 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. 20. 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). 21. 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. P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 6 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 7 OF 16 A. On -Site Precise Grading Plan 1 " = 30' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A and C to be submitted concurrently. D. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal 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. "Precise Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with the submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 22. 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- P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 7 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 8 OF 16 quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 23. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 24. 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. GRADING 25. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 26. 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. 27. 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 a professional 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 P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 8 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 9 OF 16 Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an authorized 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. 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. 28. 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. 29. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 30. 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 a substantial conformance review. 31. Prior to the issuance of a building permit for any building lot, the applicant shall P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 9 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 10 OF 16 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. nRAINAC;F 32. Stormwater handling shall conform with the approved hydrology and drainage report for SDP 2014-936 or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 33. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 34. 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. 35. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 36. 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. 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. P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 10 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 11 OF 16 B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-001 1 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. DTII ITIFS 37. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 38. 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. 39. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 40. 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. LANDSCAPE AND IRRIGATION 41. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 11 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 12 OF 16 42. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 43. 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). 44. 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. 45. 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. 46. The following items shall be incorporated as part of the Final Landscape Plan: • At the front entrance, replace the California Pepper tree with a palm tree • Reduce the density of trees, while maintaining shading requirements • Utilize a climbing vine (bougainvillea) along the south -facing elevation P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 12 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 13 OF 16 47. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. MAINTENANCE 48. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 49. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 50. 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 51. The required fire flow shall be available from 2 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 1750 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. 52. 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. 53. 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. P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 13 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 14 OF 16 54. 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) 55. 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. 56. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 57. 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. 58. 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. 59. 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 P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 14 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 15 OF 16 60. 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. 61. 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. 62. 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. 63. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2013 California Building Code. 64. Electrical room doors, if applicable, shall be posted "ELECTRICAL ROOM" on outside of door. 65. Fire Alarm Control Panel room doors, if applicable, shall be posted "FACP" on outside of door. 66. Fire Riser Sprinkler room doors, if applicable, shall be posted "FIRE RISER" on outside of door. 67. Roof Access room door, if applicable, shall be posted "ROOF ACCESS" on outside of door. 68. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. 69. 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 P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 15 of 16 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-936 AMERICAN TIRE DEPOT (BEDROS DARKJIAN) DECEMBER 9, 2014 PAGE 16 OF 16 70. 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 71. This building has not been reviewed or approved for high pile/rack storage. Prior to such use, building(s) shall be approved for high -piled storage (materials in closely packed piles or on pallets, or in racks where the top of storage exceeds 12 feet in height, 6 feet for Group A plastics and/or certain other high hazard commodities) or aerosols products. High -piled and aerosol stock shall be approved prior to materials being stored on site. A licensed Fire Protection Engineer or a Fire Department approved consultant must prepare plans for high -piled storage or aerosol storage in accordance with the California Fire Code and adopted standards. 72. 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. 73. 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. 74. 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 75. A darker color palette shall be incorporated. The final color palette shall be reviewed and approved by the Community Development Department prior to issuance of a building permit. P:\Reports - PC\2014\PC 12-9-14\PH 2 AMERICAN TIRE DEPOT\PH 2 (4) SDP 13-936 AMERICAN TIRE DEPOT PC SDP COAS - FINAL.docPrinted December 5, 2014 Page 16 of 16 ATTACHMENT 1 Project Information CASE NUMBER: SPECIFIC PLAN 1996-027 AMENDMENT 2 SITE DEVELOPMENT PERMIT 2013-936 APPLICANT: BEDROS DARKJIAN PROPERTY OWNER: ARA TCHAGHLASSIAN DESIGNER: DARKJIAN ASSOCIATES LANDSCAPE ARCHITECT: LARRY TISON ENGINEER: DAVID LI & ASSOCIATES REQUEST: CONSIDERATION OF A NEW 6,720 SQUARE FOOT TIRE RETAIL AND INSTALLATION STORE LOCATION: 79-840 HIGHWAY 111 GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SPECIFIC PLAN: JEFFERSON SQUARE (SP 1996-027) SURROUNDING ZONING/LAND USES: NORTH: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT SOUTH: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT EAST: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT WEST: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT American Tire Depot Site Project A rea S't Map `ATTACHMENT r _ r r UeIS�TA GRANDE I AT w _. .. 1'►/.m� J. l 9 s - a F ;7wx SII 2 +E T OR November 19, 2014 N City of La Quinta Planning Division Community Development Department SITE PLAN ATTACHMENT 3 AMERICAN TIRE DEPOT 79-840 HIGHWAY I I I LA QUINTA, CA 92253 VICINITY MAP PROJECT INFORMATION APN# 600-010-023 LOT SIZE O.B9 ACRES CONSTRUCTION TYPE V -B (FULLY SPRINKLER) '�� •'f -I1 w.�, OCCUPANCY TYPE S-1 NEW BUILDING AREA 6,720 SQ.FT. PARKING REQUIRED O fD - rvwv 1 PER 300 SQ.FT. (AREA 6,720)= 22 STALLS Illi Y �r PARKING PROVIDED REGULAR) 24 STALLS H C PARKING PROVIDED 2 STALLS •_ 11 TOTAL PARKING PROVIDED 28 STALLS FLOOR AREA RATIO LOT68 REA ld A SQ.FT 20 BUILDING PROVIDED 6,720/38766 36177 SQFT ` f -EXISTING GENERAL PLAN DESIGNATION 'GENERAL COMMERCIAL) -EXISTING ZONING DESIGNATION -CR,-EXISTING SPECIFIC PLAN TITLE -JEFFERSON PLAZA EXISTING LAND USE AND PROPOSED LAND USE, - CR- VACANT/TIRE STORE- >7.4GREATEST HEIGHT OF THE BUILDING IS 26'-0" SCOPE OF WORK k11lIIt11II,fllltuu ,—nurwc NEW 6,720 SQ.FT. TIRE SHOP ( 859 SALES AND INSTALLATION OF TIRES AND 157 FOR MINOR AUTO REPAIR SERVICES SUCH AS, ALIGNMENT, BRAKES, TUNE-UP ...) PROJECT CONSULTANTS rzip(ezej°x'�ieza o�R aro ,u cerci mp �z�ezro. � zoa SHEET CONTENT A7,C INDEX SHEET A2.0 SITE PLAN t-1 PRELIMINARY LANDSCAPE PLAN L-2 PRELIMINARY IRRIGATION PLAN L-3 SHADING PLAN RECEIVED A33 ELEVATIONS A3.1 COLORED ELEVATIONS 1 A4.0 ROOF PLAN H A5.0FLOOR PLAN E -B PHOTOMETRIC Q_Ul ITA E-9 PHOTOMETRIC CrrY �G�.F�/LA commuN..r 0eVOL0PMEwr E-1 PHOTOMETRIC NEW 6,720 SQ.FT. TIRE SHOP ( 859 SALES AND INSTALLATION OF TIRES AND 157 FOR MINOR AUTO REPAIR SERVICES SUCH AS, ALIGNMENT, BRAKES, TUNE-UP ...) PROJECT CONSULTANTS rzip(ezej°x'�ieza o�R aro ,u cerci mp �z�ezro. � zoa p/QG3 IM 4 [PH ROOM OM (EIABP PIAgwN0 VF�0 TPA RIM=6439 � ���� �AEpNAL RETAIL STORES Q (E)ABRLLLT jj (? PARpNO )E)AORVLT J PA�IlIO ( C-63.12) 6342 n n (jf=63.IJ) u RIM =62.3 u O RIM -62.34 �IBPHILT + fFG 62.14) Di (G=61.91) � lEl pgplVl-T PAVFN'EtR '- V'fNRBr O) C=6 PA`1E1162.2 N (rc=62.97) � s (FG=63.02) ----------- — — — — J — — -64,86) d 4 (FG=63.77) - -�� - - - - — — — — — 'EC=618]) + Ns�°saiu9i ==� ` - - — - -- �— + fFG61,19Y LI C=64.67) � - (EC=62.21) l 'R—__ (EC=61.88) =61.94) 61,55 - (EC=6t,JJ) SFS=6 99� (EC=62.08) (EC=62.17) 680@) ecr= (TC=60.88) (EC=60.87) x+EC=60.79) C] (EC=61,76) C]61,73 et — CONC — — — — 8) WAIL( — 1 62.18 x + (FL=60.62) (FL=60.80? + (FL= -95) _ _ HIGHWAY (G=6155)4) 111 (EL=51,79) (EL=61.75) =66.51) SITE PLAN (EC=60.63) =15-0 / RESTAURANT USE �? G— P/ PANRJC !N ;pG\QC�Cd3 / e ® PROPOBEDCLOVEWAY PAVEMENT —w ROOM ® I=> L I LIIILJ I't It l(Jin © I I II ----------- — — — — J — — - — — — " - -�� - - - — — — — — — — — 'EC=618]) + Ns�°saiu9i ==� ` - - — - -- �— + fFG61,19Y LI � - (EC=62.21) l 'R—__ (EC=61.88) =61.94) 61,55 '(TC 6t.2'.G (EC=6t,JJ) (EC=62.08) (EC=62.17) 680@) ecr= (TC=60.88) (EC=60.87) x+EC=60.79) C] (EC=61,76) C]61,73 et — CONC — — — — 8) WAIL( — 1 62.18 x + (FL=60.62) (FL=60.80? + (FL= -95) _ _ HIGHWAY (G=6155)4) 111 (EL=51,79) (EL=61.75) =66.51) SITE PLAN (EC=60.63) =15-0 �— ( � (EC=6L87) + (EF -60.87) I—" +(FL=60.96) (FL=60.62) IFL6o0- PLANTING PLAN SCALE 1 -Is'-T �(p1.t PAN LEI NEW!) V WAYPAYRLEID J/ TfT� (EC=61 JJ) (EC=61.68) -6141) HIGHWAY 111 TOTAL PARKING STALLS AREA 4,355 SQ.FT. REQ. SHADED AREA FOR STALLS 4,355 /50% = 2,177 SQ.FT. PROVIDED SHADED AREA 2,820 SQ.FT. (64% ) N TREE HEIGHTS AND CALIPER T-1- 141-3' CAUPER T-2- 191-8' CALIPER T-3- I G1 -G' CALIPER SYMBOL BOTANICA m w o 0 C/) hb -ell omr- i a 0° 0 A (Ox°� 0� W H U 0 Qi W O O rn I Z J U O Ec O. Z w 0 P4 wa � a g a Lu a.Q 0 Z g Z Q 0- WLLJ= � U Q Q Z Q aQ Q a =v U ¢ (7F Q g =z 0 LL CC mo ao m L NAM[ COMMON NAME 512E CITY 5PAOT T -I 50HINU5 MOUE CALIFORNIA PEPPER 485)(IOHT. 15 — T-2 PHOENIX DACIYUMM DATE PALM 15-5T. 7 — T-3 WASHINGTONIA ROIERA CALIFORNIA FAN PALM 12' 5T. 12 — 5-1 DALEAPULQIRA INDIGO BDSH 5GA. w 5'O.C. 5.2 LANTANA. NEW GOLD GOLDEN LANTANA 5 GAL 35 4' D.C. 5-3 015TU5 X PURPUREUS ORCHID ROLKR09E 5 GAL. 51 3 O.C. 54 Hg IZALOE PARVEPIDRA RID YUCCA 15 GAL GO RANDOM A-1 ANIGOZANTH05' G RW KANGAROO PAW 5 GAL 17 RANDOM A-2 AGAVE RWE FlAMP AGAVE I5 GAL. 47 RANDOM ROUND COVER. BAL(]IAPJS 'AS INDICATED' 'IW1N-PEPFS' COYOTE wm FIATS A5 NEEDED I&D.C. m w o 0 C/) hb -ell omr- i a 0° 0 A (Ox°� 0� W H U 0 Qi W O O rn I Z J U O Ec O. Z w 0 P4 wa � a g a Lu a.Q 0 Z g Z Q 0- WLLJ= � U Q Q Z Q aQ Q a =v U ¢ (7F Q g =z 0 LL CC mo ao m LEGEND PROPOSED TREE PROPOSED PALM =54,16) PROPOSED ACCENT IEC -622, O 220 PROPOSED SHRUB PROPOSED GROUNDCOVER ' 1 62.18 JO ❑ P1 PROPOSED DECOMPOSED GRANITE/4"DEPTH (6=6160) (-6L75) (EL=61,79Y (EL=61.75) EXISTING GROUNDCOVER ^� PROPOSED BOULDER CLUSTER SCJ (1-3'X3'/1.2'X2'/1.18"X18") PLANT SYMBOL QUANTITY LOT AREA 38,913 SQ.FT. LANDSCAPE AREA 6,062 SQ.FT. PERCENTAGE OF LANDSCAPING 67 m w o 0 C/) hb -ell omr- i a 0° 0 A (Ox°� 0� W H U 0 Qi W O O rn I Z J U O Ec O. Z w 0 P4 wa � a g a Lu a.Q 0 Z g Z Q 0- WLLJ= � U Q Q Z Q aQ Q a =v U ¢ (7F Q g =z 0 LL CC mo ao m 67.42 -3-- 0 C RIM=64.39 6¢.72) � TRA9k CIO - =64.679 ,r CnO• I I1 NEW ORI'.£WAY Gn -1 LL l • - - - iTO+bl.2� � Q - CEC=6L76] -q O 61.73 A fF'L•'60.807 SOC=68.96) f <6+61.4]5. C6. c DRIP EMrffER5 ^J:I.1G0( OMMIMON Mf7aL L. PY.PSbVRG GOR. CA@ARCP, RAIWCIRO PL -D5 6.0 30 90 ---L RrAa 0> nM R1dN 5IPD WS -04 1 ar 99 WM1ttR CJ3LUTATION4 `MAAMIIMA WCD 1VATCR AUOWANGEa 1740076!'Y ETO W.621 l0.7)r AA YTGG.2ND.62! mnr..OGE to ' 15TI WTCD TOTAL, WATM DSAGE . r42.177 GLIM UO [0.62) Q".f.# L.A.ZGG.2R0.62! {.4M.062 O.7 ALL hAdf[9 ARE CDN U� nC IRRII.►\TION ["LAN -, LlRY�5. TlSQM & ASSOCIATES` 6R 'D 5� APPl A4RCHFTECTURE u.lwct, ucaw�nan _LEKJIo WEATMM W 6W CO.WROU2R RAN IMRD 15P.1 a LM "-5' Q - RAN 5VCORRMNN PARD R5.EU7 lJPA.�. rfBM6 54.1 IEw. D.G. MICK COUPLPfC JR.AIN l9RD 44LRG iirc-64,16) ' a"�P �j G•fJ. ,(Q yy- VAMMALN BIRDSrZ-079-RRY W.OBPnymyE NDXG tl vHVF 512 r. . 4yC — MAIN UNC{ 130 R CEC�62PI) •- 0R1f WTUEF.AWNN MV5 1CC=62.08) cEC=kz16� CLEAN Cw s-LCO�Lr2.P } S)ON6YIOMIIC NgT— lAND",CAPE AR - 7.3W 50 f7 IRRII.►\TION ["LAN -, LlRY�5. TlSQM & ASSOCIATES` 6R 'D 5� APPl A4RCHFTECTURE u.lwct, ucaw�nan ,I� a : REw onn>: NVvY PRYELERi �rd.Gl.ea1 [CC>XGA1Y % 'p - tEt.61.]GY fj � � aacxwR � 1 62:19 %�L:6&7m a �LKp9W fG.5Lf 11 {GK.B.93) t t=b- 9> tELu6L.]Yl Wow vfp� +EO•ti6993 HrGHWAY III AN 1lN AT2 is u[ 1 -+ TOTA4 PRN O $TALI& AREA 1,1 10,i, REO, SN AREA FOR STALLS x,756 %SO% - 2.177 SdP7. RROY1Om S Abm AREA 2.8m SOFT (6x%) L-3 srxmaL HofrMlcx r+aec u»,aronwwe slle rn+• SrAd T-! 9q'f11A W4tiC CADFQ:Ni'A ItPPfl4 IRHT. 19 — T_2 PPS ON'-IYLV'RA DAT[ PAUR 14 HT. 7 T•3 WASlY9.:TUNLl Pl1P[RA CdW`OKMlA fRM PAiEI 12HT. 12 —• $! GNCA PUIb}A INPW R,3.! 9GY 4m O.G. $•Z LVIfAN,I MCN TALC FtlL�1 LPNfAHA SGAL 35 'O.G- $-� T-3- I G141 CQM 9P$'Im 5 G+L y! ' 6.L_ $-, nc:NCRvne rARVCPIpPA l�C TuftA !'}GL 60 '' A- I }�pyAM[ryp5 TR.^ � µHGgvp(y PAW y PrW 17 1�2 Ac�we w!e rwLr +c+.ve i !s ceL. sr aA9 GTCPT 'fSttlH-PCNCF f.[M1fC 9lG9 Pllif9 M tt y _ v PROPOSED tREE � �,r ��4 fi � ■ � �r ?�', 'fir IIi 11�ai 4 4 �r�'r.'t°•.e 6.4 rr"P� .s :tea,, +� . PROPOSED ACCENT 4L r 1.+!%l. '' `�'� � �.4P•3•P' �}�4 t.'"$��.1=�'�3.�� PROPOSED SHRUB'. �R is • /i//gj PROPOSED_ - ca. � e�..��i;.�,_; • ' . - .• EPTH 6+i9EXISTING GROUNDCOVERPROPOSED BOULDER CLUSTER SYMBOLQUANTITYLOT crPLANT AREA 38�913 SO.FT.LANDSCAPE AREA 6,062 SO.FT.PERCENTAGE OF LANDSCAPING cx srxmaL HofrMlcx r+aec u»,aronwwe slle rn+• SrAd T-! 9q'f11A W4tiC CADFQ:Ni'A ItPPfl4 IRHT. 19 — T_2 PPS ON'-IYLV'RA DAT[ PAUR 14 HT. 7 T•3 WASlY9.:TUNLl Pl1P[RA CdW`OKMlA fRM PAiEI 12HT. 12 —• $! GNCA PUIb}A INPW R,3.! 9GY 4m O.G. $•Z LVIfAN,I MCN TALC FtlL�1 LPNfAHA SGAL 35 'O.G- $-� f131U5 % PUWD�CUS 9P$'Im 5 G+L y! ' 6.L_ $-, nc:NCRvne rARVCPIpPA l�C TuftA !'}GL 60 '' A- I }�pyAM[ryp5 TR.^ � µHGgvp(y PAW y PrW 17 1�2 Ac�we w!e rwLr +c+.ve i !s ceL. sr aA9 GTCPT 'fSttlH-PCNCF f.[M1fC 9lG9 Pllif9 M NORTH ELEVATION 5CALE :311 GII-(Yl INDICATES MO NOTES Q 1. BE JAMIN UP CROWN MOLDING PAINTED GLENW000 BROYM N 1141 2, )/8' STUCCO PAINTED BENTAMIN p00RE 55 EAST ELEVATION 5CALE :3/16'= I' -O' 11 NTEO JA IN INNMOORE GOLD 8 — ALUMIUM FRAME W/CLEAR GLASS OLUMN CAP 4W000GORE CROWN i 1141 UMN BASE PRE CAST IT COLOR ..'N, AMM MOORE TED WD00 BRDWN p 1141 L UP DOOR NW0100 BROWN p 1141 IJAMINNMOOREMOLDING NWOOD BROWN Y 1141 IT EI%TURE RTECH PLLEEAR20 DOM ryLLIEIGHT) '', S°AC N, DCnRMELOlAOUNTAIN PONT AWNING BROWN 10 TRELLIS m w o O cn hb � ODIC - W � U a� i A ODatl mpg Z Q 0- Lu = LLJ Q Q U I—' ~ Y W Q Q Q =U U ¢ 9i5 0 2 Q m0 ao 6 , CONSTRACNON NOTES � 0 SHEET METAL COPING 3/4" PLYWOOD TO PARAPET 2X4 CONT. # 1141 2111 24'0.1. N 2X4 FLAT CONT. 12" PLYWOOD 7/8" STNCCo CR���PA�II, 1 OLDJGOLD # 116 .-L.I PLATE 8%8 /G STEEL ANGLE -PAINTED BX8I. -PAINTED STAINLESS STEEL 20D & PLATE BENJAMIN OORE GLENWOOD BROWNNN # 1141 6. COLUMN BASE E CAST PER SiRUCNRPI - EA AB PLATE PER LEDCTURAL 0" ALUM TUBE FRAME # 1141 8. ROLL UP DOOR NOTE: SUBMIT SHOP DRAWN. FOR APPROVAL PRIOR M ^-WH^1 Sxro w+' Fm rvfxoru TO FABRICATION B. BEL-IINNMOOREMOLDING NOT SUBMIT SHOP ORAWNCS NOT SUBMIT SHOP ORALWNGS O FOR APPROVAL PRIOR FOR APPROVAL PRIOR TO FABRICATION TO FABRICATION PWI 10 LGHT FIXTURE socnow NEEALPANELAT®® M6CALCANOPY®OE (VORTECH PARS. DOWN LIGHT) 11. CORONADO LEDGER STONEL MEDNTAIN LffiTALCANOPY DBfAIiS i No .355 CONSTRACNON NOTES � 0 TO PARAPET i. id" BUILT-UP CROWN MOLDING PAINTED GL[ENW0IN MOOREEN TO PARAPET # 1141 20-0 2. >/8" ETUCCO PAINTED BENJAMIN MOORE GLOWNG APRICOT #165 3. > 8" STUCO PAINTED OLDJGOLD # 116 4. RED ALUMINUM FRAME W/CLEAR GLASS 5. 8" COLUMN P BENJAMIN OORE GLENWOOD BROWNNN # 1141 6. COLUMN BASE E CAST - LIGHT COLR PAINTED 7- 18ENJAMOLDINGI # 1141 8. ROLL UP DOOR BEENWOIOD BROWN # 1141 B. BEL-IINNMOOREMOLDING O GLENWOOD BROWN # 1141 10 LGHT FIXTURE (VORTECH PARS. DOWN LIGHT) 11. CORONADO LEDGER STONEL MEDNTAIN WEST ELEVATION 12, METAL AWNING 5CALE :3/ I G"= I'-0" 13. BUILDING ADDRESS NUMBER (12" HIGH) "MUST BE ADEQUATELY ILLUMINNATED 14. SIGN UNDER SEPARATE PERMIT 50UTH ELEVATION 5CALE :3/ I G"= I'-0" Iw NORTH EAST PERSPECTIVE IIMMOM�W NOTE THE LANDSCAPING SHOWN IN THIS RENDERING DOSEN'T DEPICT THE ACTUAL CONCEPTUAL LANSCAPING. SOUTH WEST PERSPECTIVE z r� ag w= �0 wa cc U N a Q Q Q a =� U ¢ c� F E g =z W ¢v5 wd a ° P A-7 o lv 0 TRASH s oo"�E� aooa 0 o 0 ACLG55 NATd1 u 5w 5RYL6M15 9IX TOTPL TRASH ENCLOSURE PLAN N F EAST ELEVATIONILI °, °R �n ❑ a a u 1. "°�E °o�°a rXl r MMiNG TO D 1R 4WAT 00 0 WEST ELEVATION TRASH ENCLOSURE ROOF PLAN SCALE 3/16"=1'-0" SCALE 316"=1'-0" ME 101• 26' 49' 26' 20' 3' 3' 20' 3' 20' 20' 3' N ELECTRIC ROOM RWFKL� IAD02R QQOO IL RECYCLING REPAIR AREA o, $ I STORAGE 11'-O'%3'-0" WINDOW FIXED OIL RECYCLING AN RECYCLING ,❑}, I I I 2W�6 LJ � � ® i •_�� 0 $ALE$ AREAmi 11 a 28' 20' 19'-11' 3' 4' 20' 4' 104•_9" FLOOR PLAN SCALE 3/16"=1'-0" m w o 0 C/) w'�7 QI N Wi` q�n q c V) W � U a� i Ac0� D04 A5.0 wasnEnsiPsls as— J m _.-'.IA z U } z CONC WALK c2 SITE PLAN =ElE9J SEL=61.79? ---. SCALE 1"=15'-0" G P,[M=61. i3 CALCULATION SUMMARY LABEL CALCTYPE UNITS AVG MAX MIN AVG/MIN MAX/MIN GRID ILLUMINANCE FC 1.2 2.6 .85 1.41 3.06 w `.' 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C-� TE. 818-6064062 DATE: 0911312014 ATTACHMENT 4 CITY OF LA QUINTA SP 96-027 AMENDEMENT #2 JEFFERSON PLAZA SPECIFIC PLAN PREPARED BY: DAVID LI & ASSOCIATES 1000 SAN GABRIEL BLVD. SUITE #101 ROSEMEAD, CA 91770 (626) 288-1218 IN ASSOCIATION WITH: DARKJIAN ASSOCIATES 2411 E. FOOTHILL BLVD. PASADENA, CA 91107 (626) 215-4826 FOR THE AMERICAN TIRE DEPOT 16201 COMMERCE WAY CERRITOS, CA 90703 SECTION 3.0 SPECIFIC PLAN 3.10 LAND USE The site is at present vacant, it consists of a gentle sloping terrain with the C.V.W.D.. Storm drain channel at the north edge of the property. The site is covered with desert scrub bush and grasses. Including a few clumps of creosite bush. The adjoining properties have been studied in conjunction with projected development and have not called attention to any adverse or extraordinary circumstances surrounding the area beyond the variances outlined herein. This project will be developed in accordance with ordinances and/or circumstances stipulated by the City of La Quinta. 3.20 ZONING The subject property has a C.R. (Regional Commercial) designation in place and is within the general plan use designation as Mixed Regional Commercial. The specific uses and requirements of the C.R. zone relevant to this project is outlined in Section 3.2.4. 3.20.1 Outdoor Sales In addition to those land uses permitted in the C.R. zoning district, the outdoor. display and sale of merchandise shall be permitted pursuant to the following guidelines: 1) Merchandise shall not impede efficient and safe vehicular and pedestrian circulation; (2) The merchandise shall be removed and the premises shall be cleared of all debris and restored to its original condition upon completion of the display and sales event. 3.20.2 Zoning Standards Jefferson Plaza will be developed following the framework of the general zoning requirements of the C.R. zone of said City. 3.20.3 Deviations from Zoning -Code the following development standards are proposed as deviations from the City of La Quinta Zoning Ordinance. A brief justification for the request is included. 3.20.3.1 Parking Stall Size The City of La Quinta Zoning Code requires a 9 foot by 20 foot parking stall situated on a 26 foot aisle with a 90 degree parking angle. The applicant is proposing 9 foot by 19 foot parking stalls on 26 foot aisles with a 90 degree parking angle. In areas of overhanging conditions, a 9 foot by 17 foot stall is recommended. The deviation of one foot in the length of the parking stall will result in the more efficient use of the property while maintaining an efficient and safe circulation system. This design feature is based on the experience of the applicant through the construction and ongoing operation of over 400 stores. 3.20.3.2 Number of Parking Stalls Provided The number of parking spaces proposed for both the Home Depot and. other retail uses is 1,146, exceeding the 770 spaces required by the City by 49 percent. With some 400 Home Depot facilities in operation, Home Depot is acutely aware of the particular and unique market conditions associated with their facilities. Based on this practical experience, the parking provided is necessary to serve the needs of the public and will remove the potential for any negative traffic and parking impacts to surrounding properties or public streets due to overflow parking conditions. 3.20.3.3 Percentage of Landscape Area Provided The increase in the number of parking spaces provided, as discussed above, has a direct impact to the amount of landscape area that can be provided on the project site. The design and materials proposed will ensure the desired effect of softening the visual impact of the development while establishing a high quality and visually pleasing environment. The parking field meets the City's requirement of 5 percent minimum landscape coverage. See exhibit 2.90.2.A "Landscape Plan" for tabulation of area. Additionally, the overall site including the public parkway provides 12.6 percent of landscaped coverage. 3.20.4 Permitted Uses Regional Commercial: • Retail stores under 10,000 sq./ft. floor area per business • Retail stores', 10,000-50,000 sq./ft. floor area • Retail stores', over 50,000 sq./ft. floor area • Food, liquor, and convenience stores under 10,000 sq./ t. floor area, open less than 18 hours/day2 • Food, liquor, and convenience stores under 10,000 sq./ft, floor area, open 18 or more hours/day2 • Plant nurseries and garden supply stores, with no propagation of plants on the premises, subject to §9.100.120 (Outdoor Storage and Display). —L=al 1996 127W 0D1244191v1 WPO.w • Banks • General and professional offices Other than convenience stores. Items sold may include clothing, groceries, meat, drugs, jewelry, sundries, office supplies, pets, furniture, appliances, hardware, building materials 2 With no consumption of alcohol on the premises. • Medical offices - physicians, dentists, optometrists, chiropractors, and similar practitioners • Restaurants, other than drive-thru • Restaurants, drive-thru • Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry shops, and similar Health clubs, martial arts studios, and dance -studios, 5000 sq./ft. floor area or less • Health clubs, martial arts studios, and dance studios, over 5000 sq./ft. 1 foor area • Automobile service stations, with or without minimart • Auto parts stores, with -*e repair or parts installation on the premises 3.30 SPECIFIC DESIGN FEATURES 3.30.1 Screen Wall An eight foot wall, shall be constructed along the north property line, as depicted on the site plan. The purpose of the wall in conjunction with the landscape treatments to be provided adjacent to the wall is to visually screen the development from the existing development to the north of the project site. The screen wall shall be one sided split face block with a two inch cap. 3.30.2 Screening of Rooftop Equipment Consistent with the Zoning Code, all rooftop and wall mounted mechanical equipment including satellite dish shall be screened from view by means of a parapet wall. Line of site drawings showing how all equipment will be screened shall be submitted for review prior to issuance of a building permit. 3.30.3 Utility Enclosures Any utility enclosures including pallet enclosures, propane/generator enclosures shall consist of masonry materials sufficient in height to screen all storage with solid painted gates provided, subject to approval of the Community Development Department prior to issuance of a building permit. October 1996 12790 001 2441 9999 W PD 00 3.30.4 Cart Storage A central designated area and a minimum of two cart corrals shall be provided for the collection and storage of carts, hand trucks and other devices used to carry building materials by shoppers. Additionally, Regular retrieval of used carts shall be provided by the retailer to minimize clutter and circulation problems. The two cart storage areas and central location shall be approved by the Community Development Director, prior to issuance of a building permit. Designated area shall be permanent and provided with screen walls and landscaping and proper signs. 3.30.5 Exterior Lighting Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Community Development Department prior to issuance of building permits. All exterior lighting shall be down shining and provided with shielding to screen glare from adjacent streets and residential property to the north and east to the satisfaction of the Community Development Department. Parking lot and nursery light standards shall be a maximum 25 feet in height and shall be shielded. 3.40 PROPERTY RIGHTS All required easements, rights-of-way and other property rights shall be granted prior to issuance of a grading, improvement or building permit for this development. 3.40.1 Right -of -Way Utility Easements The applicant shall grant public and private street right-of-way utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the Public Works Director. Property rights required of this development include: A. State Route 111 - 86' half of a 172' right-of-way B. Jefferson Street - 62' half right-of-way transitioning to 81'*half right-of-way on the southerly portion as required for dual left turn lanes and dedicated right turn lane. The applicant may reduce the above right-of-way widths by two feet by reconstructing the west side of the existing Jefferson Street median two feet easterly of the existing location. Right-of-way grants shall include additional widths as necessary to accommodate additional -width improvements shown on the approved improvement plans. 0cmawi9% 1 Z 190 w l 2441 9699 V V PD 00 3.40.2 Utility Easements The applicant shall grant any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 3.40.3 City Entry Sign An easement shall be granted to the City at the northwest intersection of Highway 111 and Jefferson Street. Said easement shall be for the purpose of installing the City 'Entry Sign." Specific location and size of easement shall be approved by the City and recorded prior to final occupancy of the Home Depot. 3.50 UTILITIES 3.50.1 Existing Utilities All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High-voltage power lines which the power authority will not accept underground are exempt from this requirements. 3.50.2 Underground Utilities In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the Public Works Director. 0igi 790 0 .1,2447 9999 NPU 00 CALL TO ORDER ATTACHMENT 5 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, NOVEMBER 19, 2014 A special meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:03 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, Consultant Principal Planner Nicole Criste, Associate Planner Jay Wuu, and Executive Assistant Monika Radeva Planning Manager Sawyer led the Board into 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 August 13, 2014, as submitted. Motion passed unanimously. BUSINESS SESSION Site Development Permit 2014-942 submitted by Beazer Homes Holdings Corp. proposing the development of a single family subdivision consisting of 82 units, as well as common area facilities on 20.8 acres. Project: Watermark Villas. Location: northwest corner of Avenue 52 and Jefferson Street. Consultant Principal Planner Nicole Criste 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 NOVEMBER 19, 2014 Ms. Kettie Cole, Vice President with Beazer Homes, Brea, CA — introduced herself, gave a detailed presentation of the proposed project, and answered the Board's questions. Mr. David Neault, Landscape Architect with Neault Associates Inc., Temecula, CA — introduced himself and answered the Board's questions with regards to the proposed landscaping, tree palette and specifications. Mr. Vance Graham, AIA, Principal with Bassenian Lagoni, Newport Beach, CA — introduced himself and answered the Board's questions with regards to the project's architectural design, the pool and surrounding recreational facilities, the paseo path, stucco, roofing options, and driveway accessibility in relation to the parking spaces in the courtyard alley street. The Board recommended that staff discuss the potential for right -in -right -out access from Jefferson Street. Motion — A motion was made and seconded by Board Members Gray/McCune recommending approval of Site Development Permit 2014-942, as submitted with staff's recommendations and the addition of the following conditions of approval: • A walking path with dog watering and clean up stations shall be added on the outer (east, west, and south sides) edge of the retention basin. • Benches, trellis, dog watering stations, and layered or meandering landscaping shall be added along the paseo path. • Benches and picnic tables shall be added in the turf area located on the east side of the pool. • Additional and more dynamic color options shall be added to the architectural color palette. • The Olive and Rhus lancia trees shall be 36' boxes, all other trees shall be 24' boxes. • All plantings shall be per specifications in the landscaping plan submitted October 15, 2014. • Only the Rhus lancia tree shall be standard trunk, all other trees shall be multi -trunk. Motion passed unanimously. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 2 NOVEMBER 19, 2014 2. Site Development Permit 2013-936 submitted by Bedros Darkjian proposing the construction of a 6,720 square -foot tire retail and installation store on a 0.89 - acre vacant pad within the Jefferson Square commercial center. Project: American Tire Depot. Location: north of Highway 1 1 1, between Jefferson Street and Dune Palms Road (79-840 Highway 1 1 1). Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Bedros Darkjian, AIA, Project Manager with Darkjian Associates, Pasadena, CA — introduced himself, gave a brief overview of the projects, and answered the Board's questions. Motion — A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2013-936 as submitted with staff's recommendations and the addition of the following condition of approval: • At the front entrance, replace the California Pepper tree with a palm tree. • Reduce the density of trees, while maintaining shading requirements. • Incorporate a darker paint palette. • Utilize a climbing vine (bougainvillea) along the south -facing elevation. Motion passed unanimously. 3. Site Development Permit 2014-1005, Minor Adjustment 2014-0008, and Minor Adjustment 2014-0009 submitted by Prest Vuksic Architects proposing the construction of a new commercial retail center, including a 17,020 square -foot market (ALDI), a 3,750 square -foot drive-through restaurant (In -n -Out Burger), and a 8,500 square -foot retail pad for future commercial development. Project: La Quinta Square. Location: south of Highway 1 1 1, along Simon Drive. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. David Drake, Project Manager with Pres CA — introduced himself, gave a detailed answered the Board's questions. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 3 t Vuksic Architects, Palm Desert, presentation of the project, and SPECIAL MEETING NOVEMBER 19, 2014 Mr. Kevin Staley, Property Owner and Principal with The Magellan Group, Inc., Los Angles, CA - introduced himself and answered the Board's questions with regards to the design of the commercial center. Ms. Katie Sanchez, Development Coordinator with In -N -Out Burger, Baldwin Park, CA - introduced herself and answered the Board's questions with regards to the restaurant's drive-thru operations, standard wait time, accessibility of the service entrance to the delivery trucks and frequency of deliveries. Mr. Walter Deissler, Manager Development and Architecture Architect with In - N -Out Burger, Baldwin Park, CA - introduced himself and answered the Board's questions with regards to the fast-food restaurant's standard service operations and deliveries. Mr. Keith Pelan, AICP, Planner with Kimley Horn, Orange, CA - introduced himself and answered the Board's questions with regards to the proposed architectural design. Motion - A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2014-1005, Minor Adjustment 2014-0008, and Minor Adjustment 2014-0009 as submitted with staff's recommendations. Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Board Members Gray/McCune to adjourn this meeting at 12:07 a.m. Motion passed unanimously. Respectfully submitted, I £ MONIKA RADE6, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 4 NOVEMBER 19, 2014 PH 3 PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 9, 2014 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2014-1002 TENTATIVE PARCEL MAP 2014-1003 (TPM 36791) SITE DEVELOPMENT PERMIT 2014-1005 MINOR ADJUSTMENT 2014-0008 MINOR ADJUSTMENT 2014-0009 SIGN PERMIT APPLICATION 2014-1001 APPLICANT: PREST VUKSIC ARCHITECTS PROPERTY OWNER: ACM LA QUINTA IV -B, LLC REQUEST: ADOPT A RESOLUTION TO APPROVE A MITIGATED NEGATIVE DECLARATION, A TENTATIVE PARCEL MAP, SITE DEVELOPMENT PERMIT, MINOR ADJUSTMENTS, AND SIGN PROGRAM FOR A NEW COMMERCIAL RETAIL CENTER, INCLUDING A MARKET AND DRIVE-THROUGH RESTAURANT, AND A COMMERCIAL PAD FOR FUTURE DEVELOPMENT CEQA: A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ASSOCIATED MITIGATION MONITORING PROGRAM PER CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES HAS BEEN PREPARED FOR THE PROJECT LOCATION: 78-611 HIGHWAY 111 RECOMMENDED ACTION Adopt a resolution approving a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program and further approving a Tentative Parcel Map, Site Development Permit, two Minor Adjustments, and a Sign Permit Application for the La Quinta Square project. EXECUTIVE SUMMARY The La Quinta Square commercial retail center is proposed, which includes the construction of a market, drive-through restaurant, and retail pad for future Page 1 of 8 development (Attachment 1). As conditioned, and with exception to signage as represented below, the proposal complies with the development standards and design guidelines of the La Quinta General Plan and Municipal Code. 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 with appropriate findings, which the applicant is requesting. BACKGROUND The project site is a former automobile dealership located on the south side of Highway 1 1 1, north and west of Simon Drive (Attachment 2). The dealership was constructed and in operation prior to the city's incorporation, but closed in the late 2000s. Other than occasional temporary/seasonal sales, the site has remained vacant. PROPOSAL & ANALYSIS Overview: The proposal includes the demolition of the existing structures and construction of a 17,020 square foot market (ALDI), a 3,750 square foot drive-through restaurant (In- n -Out Burger), and an 8,500 square foot commercial pad for future commercial development (Attachment 3). The 3.9 -acre project site is bounded by an existing commercial center to the northwest, Highway 111 to the northeast, and Simon Drive to the southeast and southwest. Site Design: The market is located along the western portion of the site, the restaurant near the eastern corner of the site, and the future development pad near the southern corner of the site (Attachment 3, Sheet Al .01). The future pad will require a separate development permit once tenants are determined (Attachment 3, Sheet C-6). The remainder of the site is designed for parking and pedestrian access. Three vehicular access points are identified; one to the northeast on Highway 1 1 1, and two on Simon Drive to the southeast and southwest. The Highway 111 and southwest Simon Drive entrances are connected by a primary drive aisle that bisects the project site. Decorative paving and speed tables will be installed along this drive aisle to emphasize pedestrian access throughout the site. Aside from the perimeter sidewalks, no pedestrian or vehicular connection with the existing commercial development to the northwest is proposed. The Municipal Code requires 152 parking spaces; 155 stalls are proposed, including seven ADA -accessible spaces. A reciprocal access and parking agreement Page 2 of 8 between all parcels within La Quinta Square will be required, and is reflected in the proposed tentative parcel map. Bicycle parking will be provided near the entrances to the market and restaurant, and will be required with the future development pad. A trash enclosure is proposed within the parking area of the restaurant site (Attachment 3, Sheet A2-50). Including the shade trellis, the enclosure measures approximately eleven feet in height, and will be painted to complement the buildings. The market utilizes a rolling dumpster that is located at the bottom of the loading dock, which will be screened from public view. An additional enclosure located near the eastern site entrance will be reviewed as part of the future development pad (Attachment 3, Sheet L1.00) The proposed on-site lighting is acceptable as the proposed fixtures are consistent with the City's outdoor lighting ordinance. Pedestrian walkways and parking areas will be adequately lit using decorative wall -mounted fixtures and parking lot lighting. The photometric plan confirms that the project will be properly illuminated, without excess light and no illuminated hotspots (Attachment 3, Sheet E0.1 — E0.3). Architectural Design: The architectural plans for the restaurant have been designed to reflect a "Desert Contemporary" architectural theme (Attachment 3, Sheet A2.0). This includes the use of cement plaster with an acrylic finish as the primary exterior building finish, a vibrant color palette consistent with the restaurant's established corporate colors (red and yellow), and stone veneer accents. The building's facades also include strategically -placed joints, numerous projections and pop -outs, and incorporate a combination of flat roofs, overhangs, and columns. The roof height varies between 20 to 26 feet in height. Architectural plans for the market have also been designed to reflect a "Desert Contemporary" architectural theme (Attachment 3, Sheet A3.0). This includes the use of stucco as the primary exterior building finish with a color palette incorporating varying earth tones, and stone veneer accent walls. The building also incorporates aluminum panels consistent with the market's standard corporate design, a number of pop -puts, faux windows, and steel awnings. The building is approximately 22 feet in height, with an approximately 30 -foot tower/parapet. The architectural plans for the third building will be reviewed at a later date under a separate site development permit. Building design, including architecture, color palette, and landscaping, will be consistent with the market and restaurant buildings. An existing wireless telecommunications facility is currently located on the existing building. The facilities will be replaced with new equipment, designed to Page 3 of 8 complement the proposed development. However, this review will be under separate permit, and is not a part of the current La Quinta Square entitlement request. The architecture and layout of La Quinta Square is compatible with the existing surrounding commercial land uses, and with two exceptions, is consistent with the development standards in the Municipal Code. The buildings are appropriate at the proposed locations, and supplemental design elements appropriately enhance the architecture of the buildings. The proposed perimeter landscaping and screen wall will reduce the aesthetic impact of the drive-through, especially as the trees mature. The Municipal Code requires a twenty foot building setback along Simon Drive. The market building does not meet the building setback requirement due to a two -foot encroachment. The Code also has an Image Corridor requirement that limits the maximum structure height to 22 feet for all buildings within 150 feet of Highway 111. The restaurant building falls within the Image Corridor, and multiple architectural projections, with a maximum height of 25'-6", do not meet the maximum height requirement. Minor Adjustments are permitted to provide for minor deviations from certain development standards. The applicant has proposed two Minor Adjustments to address the two encroachments. With Planning Commission approval of the Minor Adjustments, the proposal will meet all Municipal Code development standards. Landscaping: Landscaping throughout the project site consists of primarily desert and other drought -tolerant plants (Attachment 3, Sheet L1.00 — Sheet L4.00). The proposed tree palette includes Mexican Fan Palms, Acacia, Palo Verde, and Mesquite trees. The shrub palette includes Agave, Fountain Grass, and Red Yucca, among others. The future building pad will be treated with soil stabilizer. The perimeter areas along Highway 1 1 1 and Simon Drive are proposed to be landscaped with numerous trees, shrubs, and groundcover (minimum 36" box trees; minimum 5 gallon shrubs/groundcover). In order to adequately screen the drive-through, a block wall is proposed along the project frontage. The proposed landscape plan is acceptable. The assorted species of plants add character to the proposed buildings while providing sufficient screening and accents around the project site. The combination of landscaping and screen wall sufficiently screens the drive-through along Highway 111 and Simon Drive. A condition of approval has been recommended that requires the applicant to landscape the future development pad if no building permit has been issued within two years of Planning Commission approval. Tentative Parcel Map: Tentative Parcel Map 36791 proposes to subdivide the approximately 3.90 -acre Page 4 of 8 project site into three parcels which range in size from approximately 0.75 acres to 1.79 acres (Attachment 3, Sheet C-1). Parcel 1 includes the market building and parking lot. Parcel 2 includes the restaurant building and parking lot. Parcel 3 is the future site of a commercial retail building. A reciprocal access agreement is required as part of the Final Map process for the shared driveways and parking spaces within the commercial center. The design of Tentative Parcel Map 36791, as conditioned, conforms to the design guidelines and standards of the City of La Quinta General Plan and Municipal Code. The proposed site design is in compliance with applicable General Plan goals, policies, and development standards, and will provide adequate circulation, infrastructure, and utilities. The purpose and design of the proposed map is consistent with this plan as it is proposed in order to facilitate the construction and operation of a commercial retail center and potential sale of the individual parcels. Sign Program: The applicant has applied for a sign program consisting of monument signs, specific signage for the restaurant and market, and sign guidelines for the future commercial pad (Attachment 3, Sheet SP 1). The double -sided monument signs are proposed to be placed along Highway 111 and Simon Drive within the perimeter landscaping setback, near the three entrances to the center (Attachment 3, Sheet SP 4A - SP 5). The primary monument signs consist of illuminated tenant panels atop a stone base, totaling approximately 50 square feet. The secondary monument sign consists of the center's logo and address mounted on an aluminum panel, totaling approximately 15 square feet. Four building -mounted signs are proposed for the restaurant building (IN -N -OUT) (Attachment 3, Sheet SP 8 - SP 9B). The signs are placed at prominent locations on all four building elevations, and consist of individual internally -illuminated channel letters. The sign faces are red and yellow, consistent with the signs installed at In -n -Out outlets nationwide. At the highest and widest dimensions, the signs are approximately 4'-5" in height and 7'-5" wide, totaling approximately 34 square feet (135 square feet building aggregate). Five building -mounted signs are proposed for the market building, three primary signs (ALDI) and two secondary signs (FOOD MARKET) (Attachment 3, Sheet SP 10 - SP 11). The primary signs consist of internally -illuminated panels, and are placed on the towers on the northern, southern, and eastern building elevations. Two of the signs are approximately 12 feet in height and 10 feet wide, totaling approximately 120 square feet each; a smaller primary sign on the southern elevation is approximately 42 square feet. The secondary signs are located on the northern and eastern building elevations. The signs consist of internally -illuminated channel letters. The signs are approximately 2'-6" in height and 24' wide, totaling Page 5 of 8 approximately 60 square feet each. Sign guidelines for the future commercial building are included in the sign program, and are typical for in-line commercial tenants (Attachment 3, Sheet SP 2D). Sample building elevations depicting signage have not been included as the building has not been designed. Consistency with this sign program will be evaluated once the development permit is requested. The proposed signs do not meet Municipal Code requirements: Signage T Type Code Requirement (maximums) Proposed Signage Freestanding signs for multi - 100 square feet aggregate 1 1 5 square feet building shopping centers In -n -Out: 4 signs 135 square feet aggregate 2 signs, but no more than Building -mounted signs for 1 per each side of building; 5 signs 5 sig individual commercial buildings 2 signs on side of building 50 square feet aggregate 400 square feet aggregate Future Building (single tenant): 4 signs However, the Municipal Code allows for signage adjustments provided certain findings can be made. The applicant proposes that the following findings apply to the proposed sign program: • To overcome a disadvantage as a result of an exceptional setback between the street and the sign or orientation of the sign location; • To achieve an effect which is essentially architectural, sculptural or graphic a rt; • To allow a sign compatible with other conforming signs in the vicinity; Staff believes that the signage program can be approved subject to the above findings. The proposed signs are appropriate for the building locations and are proportionate to the building elevations. Similar to most of the existing big box retailers along Highway 1 1 1, the ALDI market building is set back quite some distance from Highway 111 (over 300 feet), and would benefit from additional signage. The In -n -Out Burger restaurant signs, combined with the vibrant building color palette, achieve an architectural affect. Most other sign programs in neighboring commercial centers allow for similar signage requirements as the proposed La Quinta Square program. Page 6 of 8 Major retail tenants along the Highway 111 commercial corridor have historically applied for larger 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 (Attachment 4). Staff recommends that the Planning Commission review and discuss the proposed signage. Sustainability: The proposed commercial center is designed to result in an environmentally - sustainable building, including use of LED light fixtures throughout, a specialized trash and recycling program for the market, and water -efficient building fixtures. The center 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 November 19, 2014, the Architectural and Landscaping Review Board reviewed and recommended approval of the project as proposed and subject to the staff recommended conditions of approval (Attachment 5). The Board discussed architecture, project phasing, and connectivity, and was very supportive of the project. No further recommendations were made to the Planning Commission. AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on September 11, 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 November 28, 2014, and mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department has prepared Environmental Assessment 2014-1002 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Community Development Director has Page 7 of 8 determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted. The La Quinta Planning Commission will consider this determination at the Hearing. 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. Sign Program Explanation 5. Minutes of November 19, 2014 ALRB meeting Page 8 of 8 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ASSOCIATED MITIGATION MONITORING PROGRAM AND FURTHER APPROVING A TENTATIVE PARCEL MAP, SITE DEVELOPMENT PERMIT, TWO MINOR ADJUSTMENTS, AND A SIGN PERMIT APPLICATION FOR THE LA QUINTA SQUARE PROJECT CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2014-1002, TENTATIVE PARCEL MAP 2014-1003 (TPM 36791), SITE DEVELOPMENT PERMIT 2014-1005, SIGN PERMIT APPLICATION 2014-1005, MINOR ADJUSTMENT 2014-0008, MINOR ADJUSTMENT 2014- 0009 APPLICANT: PREST VUKSIC ARCHITECTS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 9th day of December, 2014, hold a duly noticed Public Hearing to consider a request by Prest Vuksic Architects for approval of La Quinta Square, generally located on the southwest corner of Highway 111 and Simon Drive, more particularly described as: APN: 643-220-007 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on November 28, 2014 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, Environmental Assessment 2014-1002 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 2014-1002) and determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is Planning Commission Resolution 2014 - Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003, Site Development Permit 2014-1005, Sign Permit Application 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009 La Quinta Square (Prest Vuksic Architects) December 9, 2014 Page 2 of 10 recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted; and, WHEREAS, in connection with the approval of a project involving the preparation of an initial study/mitigated negative declaration that identifies one or more significant environmental effects, CEQA requires the decision-making body of the lead agency to incorporate feasible mitigation measures that would reduce those significant environmental effects to a less -than -significant level; and, WHEREAS, the Community Development Department mailed and published a Notice of Intent to adopt a Mitigated Negative Declaration in compliance with Public Resources Code Section 21092 on the 16th day of November, 2014 to the Riverside County Clerk; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify adoption of said Environmental Assessment: 1 . That the Mitigated 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- 1002. 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, Planning Commission Resolution 2014 - Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003, Site Development Permit 2014-1005, Sign Permit Application 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009 La Quinta Square (Prest Vuksic Architects) December 9, 2014 Page 3 of 10 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 2014-1002. 6. The project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the City will not be significantly affected by the project. 7. The project will not create environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 8. The Planning Commission has fully considered the proposed Mitigated 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 2014-1002 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. Planning Commission Resolution 2014 - Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003, Site Development Permit 2014-1005, Sign Permit Application 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009 La Quinta Square (Prest Vuksic Architects) December 9, 2014 Page 4 of 10 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. Tentative Parcel Map 2014-1003 (TPM 36791 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 13.12.130 of the Municipal Code to justify recommendation of said Tentative Parcel Map: A. The proposed tentative parcel map is consistent with the city General Plan. The proposed map conforms to the design guidelines and standards of the General Plan for General Commercial designated properties, as set forth in the Land Use Element, in that it will facilitate the construction of additional retail options while maintaining commercial development standards including setbacks, pad elevations, and other design and performance standards that assure a high quality of development. B. The design or improvement of the proposed tentative parcel map is consistent with the city General Plan in that its street and parcel design are in conformance with applicable goals, policies, and development standards, and will provide adequate infrastructure and public utilities. C. The design of the tentative parcel map and the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The City of La Quinta Community Development Department has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted. Planning Commission Resolution 2014 - Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003, Site Development Permit 2014-1005, Sign Permit Application 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009 La Quinta Square (Prest Vuksic Architects) December 9, 2014 Page 5 of 10 D. The design of the tentative parcel map and the proposed improvements are not likely to cause serious public health problems. As conditioned, the proposed tentative parcel map will not result in any increased hazard to public health or welfare, as the design has been reviewed by the appropriate responsible agencies for health and safety issues, with none identified. E. The site of the proposed tentative parcel map is physically suitable for the type of development and proposed density of development. As conditioned, the proposed design of the subdivision is physically compatible with the site with regards to level topography for the type of land use designation and potential development of the subject property, and in consideration of existing commercial development in the surrounding area. F. As conditioned, the proposed tentative parcel map is consistent with all applicable provisions of this title and the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, any other applicable provisions of this code, and the Subdivision Map Act. G. As conditioned, the design of the tentative parcel map will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision, for access through or use of the property within the subdivision in that none presently exist and access is provided within the project and to adjacent public streets. Site Development Permit 2014-1005 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 General Plan The proposed development is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies Planning Commission Resolution 2014 - Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003, Site Development Permit 2014-1005, Sign Permit Application 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009 La Quinta Square (Prest Vuksic Architects) December 9, 2014 Page 6 of 10 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 Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code 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 established in Title 9 of the La Quinta Municipal Code. 3. Compliance with CEQA The City of La Quinta Community Development Department has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted. 4. Architectural Design The architecture and layout of the project is compatible with, and not detrimental to, the existing surrounding commercial land uses, and is consistent with the development standards in the Municipal Code. The buildings are concluded to be appropriate for the proposed building locations, and supplemental design elements (vibrant color palette, stone veneer, column pop -outs, etc.) appropriately enhance the architecture of the buildings. 5. Site Design The site design of the project, including project entries, interior circulation, pedestrian access and amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. Planning Commission Resolution 2014 - Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003, Site Development Permit 2014-1005, Sign Permit Application 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009 La Quinta Square (Prest Vuksic Architects) December 9, 2014 Page 7 of 10 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping for the proposed buildings, as conditioned, shall unify and enhance visual continuity of the proposed buildings with the surrounding development. Landscape improvements are designed and sized to provide visual appeal while adequately screening the parking lot and drive through from public view. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture. Sign Permit Application 2014-1005 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 9.160.090 of the Municipal Code to justify approval of said Sign Permit Application: A. The sign program is consistent with the purpose and intent of the La Quinta Sign Ordinance B. The sign program is in harmony with and visually related to: a. All signs within the planned sign program, via the incorporation of several common design elements such as materials, letter style, colors, illumination, sign type or sign shape. b. The buildings they identify by utilizing materials, colors, or design motif included in the buildings being identified. c. Surrounding development. Implementation of the planned sign program will not adversely affect surrounding land uses or obscure adjacent conforming signs. C. Additional Area a. To overcome a disadvantage as a result of an exceptional setback between the street and the sign or orientation of the sign location; b. To achieve an effect which is essentially architectural, sculptural or graphic art Planning Commission Resolution 2014 - Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003, Site Development Permit 2014-1005, Sign Permit Application 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009 La Quinta Square (Prest Vuksic Architects) December 9, 2014 Page 8 of 10 c. To allow a sign compatible with other conforming signs in the vicinity Minor Adjustment 2014-0008 and Minor Adjustment 2014-0009 WHEREAS, the Municipal Code requires a twenty foot building setback along Simon Drive. The market building does not meet the building setback requirement due to a two -foot encroachment; and, WHEREAS, the Municipal Code has an Image Corridor requirement that limits the maximum structure height to 22 feet for all buildings within 150 feet of Highway 1 1 1. The restaurant building falls within the Image Corridor, and multiple architectural projections, with a maximum height of 25'-6", do not meet the maximum height requirement; and, WHEREAS, Minor Adjustments are permitted to provide for minor deviations from certain development standards. The applicant has proposed two Minor Adjustments to address the two encroachments. With approval of the Minor Adjustments, the proposal will meet all Municipal Code development standards; 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 9.210.040 of the Municipal Code to justify approval of said Minor Adjustments: 1 . Consistency with General Plan Minor Adjustment 2014-0008 and Minor Adjustment 2014-0009 are consistent with the La Quinta General Plan, in that the proposals do not alter the approved land use for the property, or affect land use on surrounding similar properties. 2. Consistency with Zoning Code Minor Adjustment 2014-0008 and Minor Adjustment 2014-0009 are consistent with the intent of the La Quinta Zoning Code, in that the requested adjustments will be conditioned to comply with all other development standards as required under said Zoning Code. The Municipal Code allows only one adjustment per lot; because the two Planning Commission Resolution 2014 - Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003, Site Development Permit 2014-1005, Sign Permit Application 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009 La Quinta Square (Prest Vuksic Architects) December 9, 2014 Page 9 of 10 adjustments occur on two separate parcels within the center, this requirement has been met. 3. Compliance with CEQA Processing and approval of Minor Adjustment 2014-0008 and Minor Adjustment 2014-0009 is in compliance with the California Environmental Quality Act. The adjustment requested falls under CEQA Guidelines Section 15305(a) as a "Minor Alterations to Land" - Class 5 Categorical Exemption. 4. Surrounding Uses Approval of Minor Adjustment 2014-0008 and Minor Adjustment 2014- 0009 is not detrimental to the public health, safety and general welfare, nor injurious or incompatible with other properties and land use in the vicinity. The adjustments have no impact on health or safety issues, and will not affect physical land use characteristics in the vicinity. 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 2014-1002, a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program, 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. SECTION 3. That it does hereby approve Tentative Parcel Map 2014-1003 (TPM 36791), for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. SECTION 4. That it does hereby approve Site Development Permit 2014-1005, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Planning Commission Resolution 2014 - Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003, Site Development Permit 2014-1005, Sign Permit Application 2014-1005, Minor Adjustment 2014-0008, Minor Adjustment 2014-0009 La Quinta Square (Prest Vuksic Architects) December 9, 2014 Page 10 of 10 SECTION 5. That it does hereby approve Sign Permit Application 2014-1005, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. SECTION 6. That it does hereby approve Minor Adjustment 2014-0008 and Minor Adjustment 2014-0009, 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 9th day of December, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ROBERT WRIGHT, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California EXHIBIT "A" NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION To: From: County Clerk County of Riverside Attention: Tammy Marshall 2724 Gateway_ Drive Riverside, CA 92507 City of La Quinta Attn: Les Johnson 78-495 Calle Tampico La Quinta. CA 92253 Subject: The City of La Quinta intends to adopt a Mitigated Negative Declaration for Environmental Assessment 2014- 1002 in compliance with Section 21092 et.seq. of the Public Resources Code, with respect to the project more fully described herein. Project Title: Environmental Assessment 2014-1002; Site Development Permit 2014-1005; Tentative Parcel Map 2014-1003 (TPM 36791), Minor Adjustments 2014-0008 and 2014-0009 La Quinta Square State Clearinghouse Number Lead Agency/Contact Person Telephone N/A City of La Quinta/Les Johnson 760-777-7125 Project Location (include County): Southwest corner of Highway 1 1 1 and Simon Drive, within the City of La Quinta, County of Riverside. Project Description: The project proposes a total of 30,270 square feet of building area, including: 1) 3,750 square foot fast food restaurant with drive-through and 1,000 square feet of outdoor seating; 2) 17,020 square foot food market, and 3) 8,500 square foot retail building. The project also includes parking lots, lighting, landscaping, and drainage improvements. A Tentative Parcel Map is required to subdivide the property for the proposed land uses, and minor adjustments to address setback and height requirements in the Regional Commercial zone have also been requested. The Community Development Department has prepared Environmental Assessment 2014-1002 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Community Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be adopted. The public is invited to comment on the Mitigated Negative Declaration during the public review period beginning on November 18, 2014 and ending on December 9, 2014. Planning Commission Hearing: The La Quint# Planning Commission will consider the Mitigated Negative Declaration at a public meeting tentatively,sc eduled for December 9, 2014, to be held at 7:00 p.m. in the City Council Chambers, located at ,78-495 C 11 Tampico, La Quinta, CA 92253. November 6, 2014 Les 4dhd , Community Development Director Date Environmental Checklist Form Project title: Environmental Assessment 2014-635; Site Development Permit 2014-1005; Tentative Parcel Map 2014-1003, Minor Adjustments 2014-0008 and 2014-0009 Lead agency name and address Contact person and phone number: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Jay Wuu, Associate Planner 760-777-7125 Project location: 78611 Highway 111 La Quinta, California 92253 APN 643-220-007 Project sponsor's name and address: David Drake, Prest Vuksic Architects 44530 San Pablo Ave. Palm Desert, CA 92260 General Plan: General Commercial 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 southwesterly corner of Highway 111 and Simon Drive on a site that currently includes a vacant commercial building and paved parking lot. The project proposes a total of 30,270 square feet of building area, including: 1) 3,750 square foot fast food restaurant with drive- through and 1,000 square feet of outdoor seating; 2) 17,020 square foot food market, and 3) 8,500 square foot multi -tenant retail building. The project also includes parking lots, lighting, landscaping, and drainage improvements. A Tentative Parcel Map is required to subdivide the property for the proposed land uses, and minor adjustments to address setback and height requirements in the Regional Commercial zone have also been requested. All applications are herein referred to as "the project." Surrounding land uses and setting: Briefly describe the project's surroundings: North: General Commercial South: General Commercial East: General Commercial West: General Commercial 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. DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: 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 iipori tli proposed project, nothing further is required. Date -2- kkI�(ILA Aesthetics Biological Resources Hazards & Hazardous Agriculture Resources Air Quality Cultural Resources Geology /Soils Hydrology / Water Land Use / Planning Materials Mineral Resources Public Services Utilities / Service Quality Noise Population / Housing Recreation Transportation/Traffic Mandatory Findings of Significance Systems DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: 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 iipori tli proposed project, nothing further is required. Date -2- kkI�(ILA 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- Exhibit 1: Site Plan -4- I. a) Less Than Significant Impact. The subject property is located in an urbanized segment of Highway 111 that is dominated by regional commercial development. Immediate street -level views include single -story commercial buildings, roadways, parking lots, street lighting, landscaping, and other elements of the built environment. The upper elevations of the rocky foothills of the Santa Rosa Mountains are visible to the west and southwest (approximately '/4 to %z mile away). However, lower elevations are blocked by intervening development, and the quality of scenic vistas from the subject property is diminished. Proposed buildings and improvements are consistent with surrounding development and will have a less than significant impact on scenic vistas. b) No Impact. The subject property is currently improved with a vacant single -story commercial building, paved parking lots, and perimeter landscaping. No scenic resources, such as trees, rock outcroppings, or historic buildings are located onsite. Neither Highway 111 nor Simon Drive adjacent to the subject property is designated as a state scenic highway. Highway 111 is an Image Corridor as defined by the City's General Plan. The project will be required to comply with the requirements for development along this Image Corridor, including limitations on building heights. The proposed project will not damage scenic resources. C) Less Than Significant Impact. The entire subject property was disturbed and developed in 1982 with a car dealership and auto body/repair facility. The site currently contains a vacant, approximately 30,000 square -foot, single -story commercial building, paved parking lots, and 10± -foot wide perimeter landscaping on the east, south, and west. The existing L-shaped building extends along the property's entire Highway 111 and Simon Drive frontages. -5- 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 scenic vista? (project materials; General Plan Exhibit II- X 4, Image Corridors) b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (California Scenic Highway X Mapping System, www.dot.ca.gov, accessed October 15, 2014; aerial photography; project materials) c) Substantially degrade the existing visual character or quality of the site and its X surroundings? (project materials; General Plan Exhibit II -4, Image Corridors) d) Create a new source of substantial light or glare which would adversely affect day or X nighttime views in the area? (project materials; La Quinta Municipal Code) I. a) Less Than Significant Impact. The subject property is located in an urbanized segment of Highway 111 that is dominated by regional commercial development. Immediate street -level views include single -story commercial buildings, roadways, parking lots, street lighting, landscaping, and other elements of the built environment. The upper elevations of the rocky foothills of the Santa Rosa Mountains are visible to the west and southwest (approximately '/4 to %z mile away). However, lower elevations are blocked by intervening development, and the quality of scenic vistas from the subject property is diminished. Proposed buildings and improvements are consistent with surrounding development and will have a less than significant impact on scenic vistas. b) No Impact. The subject property is currently improved with a vacant single -story commercial building, paved parking lots, and perimeter landscaping. No scenic resources, such as trees, rock outcroppings, or historic buildings are located onsite. Neither Highway 111 nor Simon Drive adjacent to the subject property is designated as a state scenic highway. Highway 111 is an Image Corridor as defined by the City's General Plan. The project will be required to comply with the requirements for development along this Image Corridor, including limitations on building heights. The proposed project will not damage scenic resources. C) Less Than Significant Impact. The entire subject property was disturbed and developed in 1982 with a car dealership and auto body/repair facility. The site currently contains a vacant, approximately 30,000 square -foot, single -story commercial building, paved parking lots, and 10± -foot wide perimeter landscaping on the east, south, and west. The existing L-shaped building extends along the property's entire Highway 111 and Simon Drive frontages. -5- The proposed project will result in 3 single -story commercial structures and related improvements that are consistent with the existing visual character of the site and its surroundings. The project can be expected to enhance the overall visual character over existing conditions by removing the vacant building, amassing most of the buildings toward the southern property boundary, and visually "opening up" the Highway 111 and (easterly) Simon Drive frontages. The proposed project will also widen existing perimeter landscape buffers and increase the coverage of landscape materials. Implementation of the project is expected to have a less than significant impact on the visual character of the area. d) Less Than Significant Impact. The project will generate light and glare from parking lot lighting, landscape lighting, safety and security lighting on building exteriors, and vehicles accessing the site. However, impacts will be consistent with existing light generated by surrounding commercial development and traffic on Highway 111 and Simon Drive. To assure proper shielding of light fixtures and minimize spillage onto adjacent properties, the project lighting plan will be required to comply with Sections 9.100.150 (Outdoor Lighting), 9.150.080 (Parking facility design), and other applicable sections of the Municipal Code. -6- II. a, b, c) No Impact. The subject property is in an urbanized area and has been developed for commercial uses for more than three decades. It is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide or Local Importance by the California Department of Conservation. The project will not conflict with zoning for agricultural use or a Williamson Act contract, nor will it involve other changes that could result in the conversion of farmland to non-agricultural uses. -7- 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 Mapping and Monitoring Program of X the California Resources Agency, to non- agricultural use? (Riverside Co. Important Farmland May, 2010, CA Dept. of Conservation) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (La Quinta X Zoning Map; Riverside Co. Williamson Act Lands map, 2006, CA Dept. of Conservation) c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to X non-agricultural use? (General Plan Land Use Map; project materials) II. a, b, c) No Impact. The subject property is in an urbanized area and has been developed for commercial uses for more than three decades. It is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide or Local Importance by the California Department of Conservation. The project will not conflict with zoning for agricultural use or a Williamson Act contract, nor will it involve other changes that could result in the conversion of farmland to non-agricultural uses. -7- III. a) No Impact. The Coachella Valley, including the project area, is located within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SSAB. All development within the SSAB is subject to SCAQMD's 2012 Air Quality -8- 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 quality plan? (2012 SCAQMD X AQMP; 2003 CV PM 10 State Implementation Plan; application materials) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (CaIEEMod Version 2013 2.2; X SCAQMD CEQA Handbook; 2012 SCAQMD AQMP; 2003 CV PM 10 State Implementation Plan; application materials) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which Y ` exceed quantitative thresholds for ozone precursors)? (CaIEEMod Version 2013 2.2; SCAQMD CEQA Handbook; 2012 SCAQMD AQMP; 2003 CV PM 10 State Implementation Plan; application materials) d) Expose sensitive receptors to substantial pollutant concentrations? (CaIEEMod Version 2013 2.2; SCAQMD CEQA Handbook; 2012 X SCAQMD AQMP; 2003 CV PM 10 State Implementation Plan; application materials) e) Create objectionable odors affecting a substantial number of people? (application X materials) f) Generate greenhouse gas emissions either directly or indirectly, that may have a significant X impact on the environment? (CaIEEMod Version 2013 2.2; SCAQMD CEQA Handbook; 2012 SCAQMD AQMP; 2003 CV PM 10 State Implementation Plan; application materials) g) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the X emissions of greenhouse gases? (CaIEEMod Version 2013 2.2; SCAQMD CEQA Handbook; 2012 SCAQMD AQMP; 2003 CV PM 10 State Implementation Plan; application materials) III. a) No Impact. The Coachella Valley, including the project area, is located within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SSAB. All development within the SSAB is subject to SCAQMD's 2012 Air Quality -8- Management Plan (2012 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). The project will be developed in accordance with all applicable air quality management plans. The AQMP is based, in part, on the land use plans of the jurisdictions in the region. The proposed project is consistent with the goals and policies of the City of La Quinta General Plan and, therefore, the project is consistent with the intent of the AQMP. No impacts associated with compliance with applicable management plans are expected. b, c) Less Than Significant Impact. Criteria air pollutants will be released during both the construction and operational phases of the proposed project. The California Emissions Estimator Model (CaIEEMod) was used to project air quality emissions that will be generated by the project. Table 1 summarizes short-term construction -related emissions, and Table 2 summarizes ongoing emissions generated during operation. Construction Emissions The construction period includes all aspects of project development, including site preparation, grading, hauling, paving, building construction, and application of architectural coatings. It also includes demolition of the existing 30,000± square foot building and paved parking lots. For analysis purposes, it is assumed that construction will occur over a 6 -month period from January 2015 to June 2015. 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, unmitigated, over the 6 -month construction period, including summer and winter weather conditions. Construction emissions include the demolition and removal of an existing 30,000 square foot building and parking lot pavement. The data are conservative because they represent unmitigated emissions. Implementation of standard reduction measures during construction will further reduce emission levels. Such measures include, but are not limited to, the implementation of dust control plans in conformance with SCAQMD Rule 403, proper maintenance and limited idling of heavy equipment, and the use of low -polluting architectural paint and coatings. Air quality impacts for criteria pollutants from construction of the proposed project, therefore, are expected to be less than significant. Table 1 La Quinta Square Maximum Daily Construction -Related Emissions Summary (pounds per day) CO NOx ROG SO2 PMIO PM2.5 Construction Emissions) 48.22 59.28 15.79 0.07 21.31 12.81 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceed? No No No No No No 'Average of winter and summer emissions, unmitigated, 2015. Source: CaIEEMod model, version 2013.2.2 output tables generated 10.3.14 In Operational Emissions Operational emissions are ongoing emissions that occur over the life of the project. They include area source emissions, emissions from energy consumption (electric and natural gas), and mobile source (vehicle) emissions. Table 2 provides a summary of projected emissions during operation of the proposed project. Table 2 La Quinta Square Operation -Related Emissions Summary CO NO. ROG SO2 PM10 PM2.5 Operational Emissions' 213.96 38.73 30.09 0.15 9.74 2.92 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceed? No No No No No No 1 Average of winter and summer emissions, unmitigated, 2015. Source: CaIEEMod model, version 2013.2.2 output tables generated 10.3.14 As shown in Table 2, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants. The data are conservative and reflect unmitigated operations; implementation of standard reduction measures will further reduce pollutant emissions. These include, but are not limited to, the use of low-VOC architectural paints and coatings and energy-efficient appliances. Non -Attainment Historically, the Coachella Valley, in which the project site is located, has been classified as a "non -attainment" area for PM10 and ozone. The proposed project will contribute to an incremental increase in regional ozone and PM10 emissions. However, given its limited size and scope, cumulative impacts are not expected to be considerable. Project construction and operation emissions will not exceed SCAQMD thresholds for PM10 or ozone precursors (NOx), and appropriate standard reduction measures 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 Impact. The nearest sensitive receptors are single-family residences located on Washington Street (frontage road), approximately 90 meters west of the project site. To determine if the proposed project has the potential to generate significant adverse localized air quality impacts, the mass rate Localized Significance Threshold (LST) Look -Up Table was used. The City of La Quinta and subject property are located within Source Receptor Area 30 (Coachella Valley). Given the project's size and proximity to existing housing, the 2 -acre site tables at a distance of 100 meters were used. Table 3 shows on-site emission concentrations for project construction and the associated LST. As shown in the table, LST will not be exceeded under unmitigated conditions for CO, NOx and PM10. PM2.5 will not exceed LST thresholds under mitigated conditions, which includes best management practices and standard dust -10- control measures (SCAQMD Rule 403). Therefore, air quality impacts to nearby sensitive receptors will be less than significant. Table 3 La Quinta Square Localized Significance Thresholds CO NOx PM10 PM2.5* Construction 48.22 59.28 21.31 6.75 LST Threshold 3,409.00 296.00 44.00 12.00 Exceed? No No No No Emission Source: CalEEMod model, version 2013.2.2 output tables generated 10.3.14 LST Threshold Source: LST Mass Rate Look -up Table, SCAQMD. * Shows mitigated emissions for PM2.5. Mitigation measures include best management practices and standard dust control measures such as site watering during earth moving activities. These measures will also reduce PM10 emissions. e) Less Than Significant Impact. The proposed project includes a fast food restaurant and food market, which will generate odors from food, grease, and oils. Future operations in the multi -tenant retail building could also generate odors; however, they can be expected to be limited and consistent with general commercial uses. The proposed project is consistent with surrounding land uses, and impacts will be less than significant. f, g) Less Than Significant Impact. The project will generate greenhouse gas (GHG) emissions during construction and operation. Construction -related emissions will be temporary and will end once the project is built. As such, impacts to air quality resulting from the emission of greenhouse gases associated with construction activities will be less than significant. Construction -related emissions will be minimized during construction by limiting idling times of construction equipment, adequate maintenance of heavy machinery, and efficient scheduling of construction activities to minimize combustion emissions. Operation of the project will create ongoing greenhouse gases through the consumption of electricity and natural gas, moving sources, and the transport and pumping of water. Table 4 describes annual (unmitigated) operational GHG generation. Table 4 La Quinta Square GHG Emissions from Construction and Operation (Metric Tons/Year) CO2 CH4 N20 CO2e Construction Activities 194.16 0.04 0.00 194.97 Operational Activities 2,419.14 1.92 0.00 2,493.21 CalEEMod model, version 2013.2.2 output tables generated 10.3.14. Values shown represent the total annual, unmitigated GHG emission projections for construction and operation of the proposed project, 2015. -11- State legislation, including AB32, aims for the reduction of greenhouse gases to 1990 levels by 2020; however, there are currently no thresholds for greenhouse gases as they relate to small-scale commercial centers such as the proposed project. 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 regulations pertaining to the release and generation of GHGs. The City implements its Greenhouse Gas Reduction Plan for private projects, and will apply measures from that Plan to the proposed project. Statewide programs and standards will further reduce GHG emissions generated by the project, including new fuel-efficient standards for cars and newly adopted Building Code Title 24 standards. The proposed project will have a less than significant impact on the environment from the emission of GHGs and will not conflict with any applicable GHG plans, policies, or regulations. -12- IV. a) Less Than Significant Impact. The subject property is located within the urbanized Highway 111 corridor and surrounded on all sides by roads and regional commercial development. The entire 3.9± -acre site was developed as a commercial car dealership and auto body repair shop for more than 30 years. No native vegetation or habitat features are located onsite; vegetation is limited to palm trees and other plants in a 10± -foot wide landscape perimeter on the east, south, and west sides of the property. The site is located outside of habitat areas where special status species have been documented and areas where species-specific studies are required. The proposed project will result in redevelopment of the entire site, removal and/or replacement of existing landscaping materials, and the addition of new landscaping -13- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or X regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (General Plan Chpt. III and Exhibit III -2; project materials) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (General Plan Chpt. III and Exhibit III -3; project materials) 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, Y ` marsh, 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 X wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree X preservation policy or ordinance? (Municipal Code) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, X regional, or state habitat conservation plan? (MSHCP Figure 4-1; General Plan Chpt. III) IV. a) Less Than Significant Impact. The subject property is located within the urbanized Highway 111 corridor and surrounded on all sides by roads and regional commercial development. The entire 3.9± -acre site was developed as a commercial car dealership and auto body repair shop for more than 30 years. No native vegetation or habitat features are located onsite; vegetation is limited to palm trees and other plants in a 10± -foot wide landscape perimeter on the east, south, and west sides of the property. The site is located outside of habitat areas where special status species have been documented and areas where species-specific studies are required. The proposed project will result in redevelopment of the entire site, removal and/or replacement of existing landscaping materials, and the addition of new landscaping -13- materials. Given the urbanized nature of the site and its immediate surroundings, the project is not expected to result in direct or indirect impacts that would adversely impact a special status biological species. b -c) No Impact. The subject property has been fully developed for commercial purposes for more than three decades. Neither the site nor surrounding properties contains wetlands, riparian habitat or other sensitive natural communities, blueline steams, or creeks. The project will have no impact on sensitive natural communities identified in local or regional plans. d) No Impact. The subject property is entirely surrounded by roadways (State Highway 111 and Simon Drive) and commercial development in an urban setting. It is not known to serve as a wildlife corridor or nursery site. Therefore, the proposed project will have no impact on the movement of wildlife species. e) No Impact. The proposed project will not conflict with any local ordinances protecting biological species and will be required to comply with the landscaping and other appropriate requirements of the Municipal Code. f) No Impact. The subject property is located within the boundaries of the Coachella Valley Multiple Species Habitat Conservation and Natural Community Conservation Plan (MSHCP), to which the City is a participant and signatory. The project proponent will be required to pay the Local Development Mitigation Fee to mitigate any potential impacts to species protected under the Plan. The subject property is not located within a MSHCP Conservation Area, and therefore, no additional development -specific parameters will apply. -14- V.a-b) No Impact. The subject property includes a structure that was built in 1982 and served as a car dealership and auto body service and repair shop. It does not meet the 45 -year old age requirement or other parameters necessary for designation as a historically significant structure. The building will be demolished as part of the proposed project. Like much of the City, the project area was previously surveyed for cultural resources. Neither the subject property nor its immediate vicinity is identified as containing historically significant buildings or resources, being within a thematic historic district, or containing archaeological resources. The property is not listed on the City's Historic Resources Inventory Database. Its surface and subsurface soils were disturbed and developed approximately 32 years ago, and it is not anticipated that archaeological resources will be found onsite or that the proposed project would adversely impact any such resources. C) No Impact. The subject property is located in an area characterized by recently deposited sand dunes in which the potential for paleontological resources is low or undetermined. Onsite soils have been heavily disturbed by development of car dealership improvements, including grading of soils, construction of a parking lot and building, and installation of 6 underground storage tanks (USTs) for storage of motor oils and fuels, which have been removed, and a septic tank which has been abandoned. The proposed project is not expected to adversely impact paleontological resources. -15- 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 defined in '15064.5? (General Plan Exhibit III -4; City -Wide Historic Resources Survey and Update, 1996-1997 and 2006, CRM Tech, revised August 23, 2012; X City of La Quinta Historic Resources Database and Inventory Map, www.la-quinta.org, accessed October 3, 2014; Phase I Environmental Site Assessment, Odic Environmental, December 19, 2011). b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to '15064.5? (General Plan Exhibit III -4; Phase I X Environmental Site Assessment, Odic Environmental, December 19, 2011) c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (General Plan p. III -50 and Exhibit III -5; X Phase I Environmental Site Assessment, Odic Environmental, December 19, 2011) d) Disturb any human remains, including those interred outside of formal cemeteries? (Phase I X Environmental Site Assessment, Odic Environmental, December 19, 2011) V.a-b) No Impact. The subject property includes a structure that was built in 1982 and served as a car dealership and auto body service and repair shop. It does not meet the 45 -year old age requirement or other parameters necessary for designation as a historically significant structure. The building will be demolished as part of the proposed project. Like much of the City, the project area was previously surveyed for cultural resources. Neither the subject property nor its immediate vicinity is identified as containing historically significant buildings or resources, being within a thematic historic district, or containing archaeological resources. The property is not listed on the City's Historic Resources Inventory Database. Its surface and subsurface soils were disturbed and developed approximately 32 years ago, and it is not anticipated that archaeological resources will be found onsite or that the proposed project would adversely impact any such resources. C) No Impact. The subject property is located in an area characterized by recently deposited sand dunes in which the potential for paleontological resources is low or undetermined. Onsite soils have been heavily disturbed by development of car dealership improvements, including grading of soils, construction of a parking lot and building, and installation of 6 underground storage tanks (USTs) for storage of motor oils and fuels, which have been removed, and a septic tank which has been abandoned. The proposed project is not expected to adversely impact paleontological resources. -15- d) No Impact. As described above, onsite surface and subsurface soils have been heavily disturbed due to prior development and installation of underground storage tanks and a septic system. No cemeteries are known to occur onsite, and it is unlikely that human remains will be uncovered or disturbed as a result of the proposed project. -16- VI. a)i. No Impact. The subject property is not located within a currently delineated Alquist- Priolo Earthquake Fault Zone, and no active faults are mapped in the immediate vicinity of the site. Development of the proposed project will not expose people or structures to hazards associated with fault rupture. a)ii. Less Than Significant Impact. The closest active fault to the subject property is the San Andreas Fault, approximately 6 miles northeast of the site. Historical earthquake magnitudes measured in the vicinity of the subject property range from less than 2.0 to 4.0. The property could experience moderate to severe ground shaking from earthquakes originating on this and other local and regional faults. Earthquake - resistant construction methods prescribed by the Building Code will be implemented to minimize potential structural damage. At a minimum, seismic design will be required to comply with the most recent version of the California Building Code (CBC). -17- 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 X Geologist for the area or based on other substantial evidence of a known fault? (General Plan Exhibit IV -2) ii) Strong seismic ground shaking? (General Plan X Exhibit IV -2) iii) Seismic -related ground failure, including liquefaction? (General Plan Exhibit IV -3; X Engineering Bulletin #09-03, City of La Quinta Public Works Department, June 18, 2010) iv) Landslides? (General Plan Exhibit IV -3) X b) Result in substantial soil erosion or the loss of X topsoil? (General Plan Exhibit IV -5) c) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or X e General Plan Exhibit IV -4; "Soil property? Survey of Riverside County, CA, Coachella Valley Area," US Dept. of Agriculture, 1980) d) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water X disposal systems where sewers are not available for the disposal of waste water? VI. a)i. No Impact. The subject property is not located within a currently delineated Alquist- Priolo Earthquake Fault Zone, and no active faults are mapped in the immediate vicinity of the site. Development of the proposed project will not expose people or structures to hazards associated with fault rupture. a)ii. Less Than Significant Impact. The closest active fault to the subject property is the San Andreas Fault, approximately 6 miles northeast of the site. Historical earthquake magnitudes measured in the vicinity of the subject property range from less than 2.0 to 4.0. The property could experience moderate to severe ground shaking from earthquakes originating on this and other local and regional faults. Earthquake - resistant construction methods prescribed by the Building Code will be implemented to minimize potential structural damage. At a minimum, seismic design will be required to comply with the most recent version of the California Building Code (CBC). -17- a)iii. No Impact. Due to its soil composition and depth to groundwater, the project site and it vicinity are not subject to liquefaction. The site is also outside of areas identified as having the potential for subsidence, seismically -induced settlement, and collapsible soils. a)iv. No Impact. The subject property is approximately 0.3 miles east of the nearest slopes of the Santa Rosa Mountains. It is not susceptible to slope instability, including landslides, rock falls, or soil slumps. The proposed project will not expose people or structures to hazards associated with slope instability. b) Less Than Significant Impact. Development of the proposed project is not expected to result in significant soil erosion or loss of topsoil. Nearly all of the subject property was cleared, graded, and developed more than 30 years ago, and it currently contains a 30,000± square foot building and paved parking lot. Onsite soils are limited to a landscape perimeter approximately 10 feet wide along the north, east, and south sides of the property. Nonetheless, the property is located in an area with a high to very high wind erodibility rating, and some erosion could occur during project construction. A dust management plan will be part of the standard requirements imposed through conditions of approval to minimize fugitive dust generated during the building process. C) Less Than Significant Impact. The subject property is generally underlain by wind - laid dune sand (Qs) and alluvial sand and clay of valley areas (Ql/Qa), which have a low shrink/swell potential. The proposed project will not create substantial safety risks associated with expansive soils. d) No Impact. The proposed project will connect to existing sewer lines, and no alternative waste water disposal systems are proposed or required. -18- -19- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? ("Phase I Environmental Site Assessment," Odic X Environmental, December 19, 2011; "Phase II Environmental Site Assessment," Odic Environmental, March 29, 2012) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? ("Phase X I Environmental Site Assessment," Odic Environmental, December 19, 2011; "Phase II Environmental Site Assessment," Odic Environmental, March 29, 2012) c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? (General Plan; "Phase I X Environmental Site Assessment," Odic Environmental, December 19, 2011; "Phase II Environmental Site Assessment," Odic Environmental, March 29, 2012) d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Envirostor database, CA Dept. X of Toxic Substances Control, accessed October 6, 2014; "Phase I Environmental Site Assessment," Odic Environmental, December 19, 2011; "Phase II Environmental Site Assessment," Odic Environmental, March 29, 2012) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard X for people residing or working in the project area? ("Riverside County Airport Land Use Compatibility Plan," Riverside County Airport Land Use Commission, October 14, 2004) f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard X for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or X emergency evacuation plan? (General Plan) h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to X urbanized areas or where residences are intermixed with wildlands? ("Fire Hazard Severity Zones" -19- maps, CA Dept. of Forestry and Fire Protection, 2007, 2010) VII. a -b) Less Than Significant Impact. Proposed Project The project proposes a fast-food restaurant, grocery market, and multi -tenant retail building. Onsite materials will be limited to those associated with general retail and food sales, as well as routine facility and landscape maintenance. The project will result in the transport and storage of limited quantities of potentially hazardous or flammable products, such as cooking fuels and oils, and cleaning products. Disposal of grease, oils, and other wastes from the fast-food restaurant and food market will be required to comply with applicable regulations of the City, Riverside County Department of Environmental Health, and California Regional Water Quality Control Board. There is no foreseeable risk of release of hazardous chemicals into the environment that would pose a significant threat to the public. Phase I Environmental Site Assessment An onsite Phase I Environmental Site Assessment was performed in 2011 to evaluate the historic and existing conditions of vacated onsite improvements that formerly served as a car dealership and full service auto repair facility. In addition to a commercial building, improvements include 8 in -ground hydraulic vehicle lifts, 3 sand/grease interceptors, a 240 -gallon waste antifreeze double -walled aboveground storage tank, and a free-standing car wash. In 1993, a small dispensing line leak was found in one of the property's underground storage tanks (USTs). In 1994, 6 USTs containing gasoline, diesel fuel, motor oil, waste oil, antifreeze, and automatic transmission fluid were removed from the site. In 1998, a 3,500 gallon septic tank and seepage pits were abandoned. The State's Leaking Underground Storage Tank (LUST) database identifies the property's status as "Completed — Case Closed." The California Regional Water Quality Control Board's online property database indicates that 75 cubic yards of petroleum -impacted soil were excavated in 1997, and case closure was granted in 2001. Phase II Environmental Site Assessment A Phase II Environmental Site Assessment was prepared in 2012 to determine whether the onsite subsurface environment was impacted by contaminants from the former auto facility. No environmental impacts of regulatory concern were detected, and no further actions were recommended. Development of the proposed project is not expected to be adversely impacted by existing surface or subsurface conditions. C) No Impact. No schools are located within 1/4 -mile radius of the subject property, and no handling of hazardous materials or waste is anticipated that could pose a risk to an existing or proposed school. d) No Impact. The project site is not located on or near a site included on a list of hazardous materials sites by the California Department of Toxic Substances Control pursuant to Government Code Section 65962.5 and, therefore, the proposed project will not create a significant hazard to the public or environment. -20- e -f) No Impact. The project site is located approximately 2.5 miles southwest of the Bermuda Dunes Airport and 9.5 miles northwest of the Jacqueline Cochran Regional Airport. It is not located within an airport land use plan or within 2 miles of a public or private airport, and therefore, will not result in an aviation safety hazard for people working or residing in the area. g) No Impact. The proposed project will not physically interfere with emergency response or evacuation plans. Access to/from the site will be provided at 3 points on the existing street grid (Highway 111 and Simon Drive). The project will be required to comply with police and fire department regulations to assure adequate emergency access and vehicle turn -around space. h) No Impact. The subject property and immediate project vicinity are within the developed Highway 111 commercial corridor and approximately 0.25 miles from the nearest wildlands (Santa Rosa Mountains). According to CalFire fire hazard mapping, the subject property is not located within a fire hazard severity zone. The proposed project will not expose people or structures to a significant risk associated with wildfire hazards. -21- -22- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIII. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or waste discharge requirements? ("Preliminary Water Quality Management Plan for La Quinta Square," X Kimley-Horn and Assoc., July 2014;"Preliminary Drainage Study, La Quinta Square," Kimley-Horn and Assoc., Aug. 8, 2014 ) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not X support existing land uses or planned uses for which permits have been granted)? (application materials, "Coachella Valley Water Management Plan Update Final Report," Coachella Valley Water District, January 2012.) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? ("Preliminary Water Quality Management X Plan for La Quinta Square," Kimley-Horn and Assoc., July 2014;"Preliminary Drainage Study, La Quinta Square," Kimley-Horn and Assoc., Aug. 8, 2014 ) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off- X site? ("Preliminary Water Quality Management Plan for La Quinta Square," Kimley-Horn and Assoc., July 2014;"Preliminary Drainage Study, La Quinta Square," Kimley-Horn and Assoc., Aug. 8, 2014 ) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? ("Preliminary X Water Quality Management Plan for La Quinta Square," Kimley-Horn and Assoc., July 2014;"Preliminary Drainage Study, La Quinta Square," Kimley-Horn and Assoc., Aug. 8, 2014 ) f) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard X delineation map? (General Plan Exhibit IV -6) g) Place within a 100 -year flood hazard area structures which would impede or redirect flood X flows? (General Plan Exhibit IV -6) -22- VIII. a) Less Than Significant Impact. The proposed project will not violate any water quality standards or waste discharge requirements. Buildings will be connected to the existing sewer system operated by the Coachella Valley Water District (CVWD). CVWD implements all the requirements of the Regional Water Quality Control Board (RWQCB) as they relate to wastewater discharge requirements and water quality standards. The fast-food restaurant and any food service areas within the grocery market will provide sanitary sewer connections for disposal of wash water. Disposal of grease and oil will comply with Riverside County Department of Environmental Health and RWQCB regulations. As described in the project's Preliminary Water Quality Management Plan, the project will implement Best Management Practices (BMPs) to address the management of pollutants of concern that may be generated onsite. Proposed BMPs include the use of perimeter landscaping, curb inlet filters, vegetated swales, and infiltration wells to collect runoff, facilitate filtration and retention, and slow the flow of onsite runoff. A routine BMP maintenance program will be established to assure ongoing implementation. b) Less Than Significant Impact. Domestic water will be supplied to the subject property by the Coachella Valley Water District (CVWD) through existing water infrastructure. CVWD has prepared a Water Management Plan Update (2012) to help evaluate and plan for current and future water demand and supply in its service area. The Plan demonstrates that CVWD has available, or can supply in the future, sufficient and reliable water supplies to serve future development in the project area. Water will be consumed by the proposed project during both the construction and operational phases. In the short-term, onsite water will be required during site grading as part of the dust mitigation program. Over the long-term, water consumption will be that required by a standard fast-food restaurant, grocery market, and regional retail tenants. The project will be required to use drought -tolerant planting materials and limited irrigation water for landscaping. Onsite buildings will be equipped with water efficient fixtures in compliance with Building Code requirements to minimize water consumption. The project will not substantially deplete groundwater supplies or interfere with groundwater recharge. c -e) Less Than Significant Impact. The subject property does not contain any streams, rivers, or other water features. It is developed with one commercial building and paved parking lots. Other than a 10± -foot wide landscaping perimeter along the northerly, easterly, and southerly property boundaries, the site is completely impervious. Existing runoff sheet flows onto Highway 111 and Simon Drive, where it is captured by existing curb and gutter improvements. The proposed project will not significantly change drainage patterns onsite or in the surrounding area, and is expected to decrease runoff volumes generated onsite. Under the proposed project, storm water runoff will surface flow to parking lot curb inlets located along the northerly, easterly, and southerly property boundaries. Runoff will discharge into landscaped areas and into 3 drywells where it will be filtered to remove debris and pollutants. The 100 -year overflow will drain onto Highway 111 and Simon Drive to existing inlets near Washington Street. Compared to current conditions, the -23- proposed project represents an increase in onsite landscaping and a decrease in impervious surfaces, which is expected to reduce site -generated runoff under both 10 - year and 100 -year conditions. f, g) No Impact. The subject property is not located within a designated flood zone. The proposed project will not place housing or other structures in a flood zone. -24- IX. a) No Impact. The proposed project will not physically divide an established community. The site is located within the Highway I I I commercial corridor and is surrounded on all sides by roads and commercial development. It was previously used for commercial purposes and will continue to be under the proposed plan. b) No Impact. The subject property is designated for "General Commercial" purposes in the General Plan and "Regional Commercial" in the Zoning Ordinances. Proposed land uses are consistent with these designations. The project will not conflict with any plans, policies, or regulations with jurisdiction over the project. C) No Impact. The City has adopted the Coachella Valley Multiple Species Habitat Conservation Plan (MSHCP), and the subject property is located within the boundaries of the Plan. As such, the project proponent will be required to pay the Local Development Mitigation Fee (LDMF) as mitigation for any potential impacts to sensitive biological species covered by the Plan. Fee payment will assure the project is consistent with MSHCP requirements. -25- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? }' (aerial photographs; project site plan) 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 X the purpose of avoiding or mitigating an environmental effect? (application materials; General Plan Exhibit II -1; La Quinta Zoning Map) c) Conflict with any applicable habitat conservation plan or natural community X conservation plan? (Coachella Valley Multi- Species Habitat Conservation Plan) IX. a) No Impact. The proposed project will not physically divide an established community. The site is located within the Highway I I I commercial corridor and is surrounded on all sides by roads and commercial development. It was previously used for commercial purposes and will continue to be under the proposed plan. b) No Impact. The subject property is designated for "General Commercial" purposes in the General Plan and "Regional Commercial" in the Zoning Ordinances. Proposed land uses are consistent with these designations. The project will not conflict with any plans, policies, or regulations with jurisdiction over the project. C) No Impact. The City has adopted the Coachella Valley Multiple Species Habitat Conservation Plan (MSHCP), and the subject property is located within the boundaries of the Plan. As such, the project proponent will be required to pay the Local Development Mitigation Fee (LDMF) as mitigation for any potential impacts to sensitive biological species covered by the Plan. Fee payment will assure the project is consistent with MSHCP requirements. -25- X. a, b) No Impact. The proposed project will not result in the loss of availability of a locally or regionally important mineral resource. The California Department of Conservation Division of Mines and Geology has mapped the City's mineral resources and designated the project site as "MRZ-1," which represents areas where adequate geologic information indicates that no significant mineral deposits are present, or where it is judged that little likelihood for their presence exists. The City General Plan designates the subject property and surrounding properties for "General Commercial" land uses. -26- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the X region and the residents of the state? (General Plan Exhibits II -1 and III -1) b) Result in the loss of availability of a locally - important mineral resource recovery site delineated on a local general plan, specific plan X or other land use plan? (General Plan Exhibits II - 1 and 111- 1) X. a, b) No Impact. The proposed project will not result in the loss of availability of a locally or regionally important mineral resource. The California Department of Conservation Division of Mines and Geology has mapped the City's mineral resources and designated the project site as "MRZ-1," which represents areas where adequate geologic information indicates that no significant mineral deposits are present, or where it is judged that little likelihood for their presence exists. The City General Plan designates the subject property and surrounding properties for "General Commercial" land uses. -26- XI. a -d) Less Than Significant Impact. Development of the proposed project will require demolition of an existing approximately 30,000 square foot building and paved parking surfaces covering nearly all of the remainder of the site. Demolition and materials removal will require the use of heavy construction equipment such as excavators, bulldozers, jack hammers, and hauling trucks, which can generate high noise levels and groundborne vibrations. Redevelopment of the site will require the use of grading, construction, and paving equipment. Construction Noise While demolition and construction noise impacts could be substantial at times, they will be temporary and will cease once the project is complete. Surrounding land uses are limited to roadways (Highway 111 and Simon Drive) and commercial -27- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. 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 noise ordinance, or X applicable standards of other agencies? (Zoning Ordinance Sections 9.100.210 and 6.08.050; project materials) b) Exposure of persons to or generation of excessive groundborne vibration or groundborne X noise levels? (Zoning Ordinance Sections 9.100.210 and 6.08.050; project materials) c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Zoning Ordinance X Sections 9.100.210 and 6.08.050; project materials) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Zoning X Ordinance Sections 9.100.210 and 6.08.050; project materials) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing X or working in the project area to excessive noise levels? ("Riverside County Airport Land Use Compatibility Plan," Riverside County Airport Land Use Commission, October 14, 2004) f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise X levels? ("Riverside County Airport Land Use Compatibility Plan," Riverside County Airport Land Use Commission, October 14, 2004) XI. a -d) Less Than Significant Impact. Development of the proposed project will require demolition of an existing approximately 30,000 square foot building and paved parking surfaces covering nearly all of the remainder of the site. Demolition and materials removal will require the use of heavy construction equipment such as excavators, bulldozers, jack hammers, and hauling trucks, which can generate high noise levels and groundborne vibrations. Redevelopment of the site will require the use of grading, construction, and paving equipment. Construction Noise While demolition and construction noise impacts could be substantial at times, they will be temporary and will cease once the project is complete. Surrounding land uses are limited to roadways (Highway 111 and Simon Drive) and commercial -27- development, which are not highly sensitive to noise. The nearest sensitive receptors are residences approximately 90 meters west of the site on Washington Street. Construction noise is exempt from the noise standards set forth in Section 9.100.210 of the Zoning Ordinance; however, it is restricted to certain days of the week and times of day (Section 6.08.050). Adherence to these limitations will minimize construction -related impacts to less than significant levels. Operational Noise During the long-term operational phase, groundborne vibration will be non-existent or undetectable, and noise levels will be comparable to similar general commercial development in the project area. Principal noise sources will be vehicles accessing the site for shopping and deliveries. Limited noise may be emitted by onsite mechanical equipment, such as heating, air conditioning, and ventilation systems. Given the proximity of the site to Highway 111 traffic and commercial development on adjacent properties, the project will not result in a substantial permanent increase in ambient noise levels over existing conditions. It will be required to comply with the noise levels established in the Zoning Ordinance. e, f) No Impact. The subject property is not located within an airport land use plan or within 2 miles of a public airport or private airstrip. The project will not expose people working or residing in the project area to excessive noise levels. -28- XII. a) No Impact. The proposed project will not directly or indirectly induce substantial population growth. It consists of a general retail project that is relatively limited in size (29,270 square feet on 3.9± acres). It will occur on a site that was formerly used for commercial purposes and is already served by existing roadways, public utilities, and other infrastructure. b, c) No Impact. The subject property contains a vacant commercial structure and parking lot. The project will not result in the displacement of any people or existing housing, or necessitate the construction of replacement housing elsewhere. -29- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for X example, through extension of roads or other infrastructure)? (application materials) b) Displace substantial numbers of existing housing, necessitating the construction of X replacement housing elsewhere? (application materials) c) Displace substantial numbers of people, necessitating the construction of replacement X housing elsewhere? (application materials) XII. a) No Impact. The proposed project will not directly or indirectly induce substantial population growth. It consists of a general retail project that is relatively limited in size (29,270 square feet on 3.9± acres). It will occur on a site that was formerly used for commercial purposes and is already served by existing roadways, public utilities, and other infrastructure. b, c) No Impact. The subject property contains a vacant commercial structure and parking lot. The project will not result in the displacement of any people or existing housing, or necessitate the construction of replacement housing elsewhere. -29- XIII. a) Less Than Significant Impact. Fire and Police Protection The proposed project will result in less than significant impacts to fire and police protection services. The subject property is located on the Highway 111 commercial corridor and easily accessed by the Riverside County Fire and Sheriff's Departments, which provide fire and police services for the City. The nearest fire station is located at 44555 Adams Street, approximately 1 mile northeast of the project site. The City's Civic Center Community Policing Office is located at 78495 Calle Tampico, approximately 2.5 miles south of the project site. The property is accessible from the existing roadway network. Project plans will be required to provide adequate emergency access and vehicle turnaround space and comply with other fire and police requirements, such as installation of sprinkler systems. The project will be required to pay development impact fees for fire protection services. Schools, Parks, and other Public Facilities The proposed project is a commercial project that is not expected to substantially induce population growth. As such, it is not expected to directly impact area schools or parks. Nonetheless, the project proponent will be required to pay development impact fees to mitigate potential impacts to schools and other public facilities, including the Civic Center. -30- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. 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? (General Plan, application X materials) Police protection? (General Plan, application X materials) Schools? (General Plan, application materials) X Parks? (General Plan, application materials) X Other public facilities? (General Plan, application X materials) XIII. a) Less Than Significant Impact. Fire and Police Protection The proposed project will result in less than significant impacts to fire and police protection services. The subject property is located on the Highway 111 commercial corridor and easily accessed by the Riverside County Fire and Sheriff's Departments, which provide fire and police services for the City. The nearest fire station is located at 44555 Adams Street, approximately 1 mile northeast of the project site. The City's Civic Center Community Policing Office is located at 78495 Calle Tampico, approximately 2.5 miles south of the project site. The property is accessible from the existing roadway network. Project plans will be required to provide adequate emergency access and vehicle turnaround space and comply with other fire and police requirements, such as installation of sprinkler systems. The project will be required to pay development impact fees for fire protection services. Schools, Parks, and other Public Facilities The proposed project is a commercial project that is not expected to substantially induce population growth. As such, it is not expected to directly impact area schools or parks. Nonetheless, the project proponent will be required to pay development impact fees to mitigate potential impacts to schools and other public facilities, including the Civic Center. -30- XIV. a, b) No Impact. The proposed project is a retail commercial development that is not expected to substantially induce population growth. No impacts to neighborhood or regional parks and recreation facilities are anticipated. The project does not propose and will not require the construction or expansion of recreational facilities. -31- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial X physical deterioration of the facility would occur or be accelerated? (project materials) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an X adverse physical effect on the environment? (project materials) XIV. a, b) No Impact. The proposed project is a retail commercial development that is not expected to substantially induce population growth. No impacts to neighborhood or regional parks and recreation facilities are anticipated. The project does not propose and will not require the construction or expansion of recreational facilities. -31- XV. a -b) Less Than Significant Impact with Mitigation. The subject property is located immediately west of the intersection of Highway 111 and Simon Drive. Primary access to the site will be provided by a right-in/right-out driveway along Highway 111. Secondary access will be provided by two full access driveways along Simon Drive, one east of the site and one south of the site. Traffic Impact Analysis and Significance Thresholds A project -specific traffic impact analysis was prepared to evaluate existing conditions in the project area and future conditions associated with build out of the proposed project. The analysis evaluated 11 key intersections and 12 roadway segments in the project vicinity. The City of La Quinta requires that signalized intersections operate at -32- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. 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 increase in either the number of vehicle trips, the X volume to capacity ratio on roads, or congestion at intersections)? ("La Quinta Square Traffic Impact Analysis," Kimley-Horn, August 2014) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for X designated roads or highways? ("La Quinta Square Traffic Impact Analysis," Kimley-Horn, August 2014) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial X safety risks? (application materials, aerial photography) d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm X equipment)? ("La Quinta Square Traffic Impact Analysis," Kimley-Horn, August 2014; application materials) e) Result in inadequate emergency access? X (application materials) f) Result in inadequate parking capacity? (application materials; "La Quinta Square Traffic X Impact Analysis," Kimley-Horn, August 2014; Zoning Code) g) Conflict with adopted policies, plans, or programs supporting alternative transportation X (e.g., bus turnouts, bicycle racks)? (application materials; General Plan; www.sunline.org) XV. a -b) Less Than Significant Impact with Mitigation. The subject property is located immediately west of the intersection of Highway 111 and Simon Drive. Primary access to the site will be provided by a right-in/right-out driveway along Highway 111. Secondary access will be provided by two full access driveways along Simon Drive, one east of the site and one south of the site. Traffic Impact Analysis and Significance Thresholds A project -specific traffic impact analysis was prepared to evaluate existing conditions in the project area and future conditions associated with build out of the proposed project. The analysis evaluated 11 key intersections and 12 roadway segments in the project vicinity. The City of La Quinta requires that signalized intersections operate at -32- Level -of -Service (LOS) D or better. However, at intersections along roadways identified in the Riverside County Congestion Management Plan (CMP) System of Highways and Roadways, the minimum required level—of-service is LOS E. Within La Quinta, Highway 111 is designated as a CMP facility. The City also requires that the volume -to -capacity (V/Q ratio not exceed 0.90 (LOS D) for roadway segments. Existing Conditions (2013) Under existing (2013) conditions, all of the studied intersections operate at LOS D or better, and all of the roadway segments operate at LOS A and B, which have V/C ratios of less than 0.90. Proposed Project The proposed project is estimated to generate 4,832 total new daily trips, with 93 new trips occurring during the AM peak hour, 343 new trips occurring during the mid-day peak hour, and 414 new trips occurring during the PM peak hour. Background Growth (2015) Without the Project The proposed project is expected to be operational by year 2015. Projections of 2015 traffic conditions without the project indicate that all evaluated intersections will continue to operate at LOS D or better, and all roadway segments will continue to operate at LOS A or B. Background Growth (2015) Plus Project Peak hour traffic conditions for 2015 were added to projected traffic conditions generated by the proposed project. With the addition of the project, the studied intersections will continue to operate at LOS D or better during the AM and PM peak hours. Study area roadway segments will continue to operate at LOS A or B. Cumulative Conditions (2035) Without the Project The intersections and roadway segments in the project area were also evaluated under year 2035 conditions, consistent with General Plan buildout. In year 2035, 4 studied intersections will operate at LOS F conditions during at least one peak hour. One (1) studied roadway segment will operate at LOS E, and 1 segment will operate at LOS F. The intersections and roadway segment are listed below. Intersections: • Highway 111 at Depot Drive (LOS F) • Highway 111 at Jefferson Street (LOS F) • Washington Street at Fred Waring Drive (LOS F) • Washington Street at Miles Avenue (LOS F) Roadway Segments: • Highway 111, from La Quinta Center Drive to Adams Street (V/C ratio = 0.913)(LOS E) • Washington Street, from Fred Waring Drive to Miles Avenue (V/C ratio = 1.051)(LOS F) Cumulative Conditions (2035) Plus Project When the proposed project is added to 2035 traffic conditions, the four studied intersections operating at LOS F without the project would have increased delays, but no additional intersections would degrade to substandard LOS. A third roadway -33- segment will operate at LOS E, as identified below. Intersections and roadway segments operating at less than acceptable levels include: Intersections: • Highway 111 at Depot Drive (LOS F) • Highway 111 at Jefferson Street (LOS F) • Washington Street at Fred Waring Drive (LOS F) • Washington Street at Miles Avenue (LOS F) Roadway Segments: • Highway 111, from La Quinta Center Drive to Adams Street (V/C ratio = 0.949)( LOS E) • Washington Street, from Fred Waring Drive to Miles Avenue (V/C ratio = 1.067)(LOS F) • Washington Street, from Miles Avenue to Highway 111 (V/C ratio = 0.914)(LOS E) Project Impacts The proposed project will not significantly impact traffic in the project vicinity at buildout (year 2015). However, over the long-term (year 2035), it will contribute to decreases in levels -of -service at several area intersections and roadway segments. Mitigation Measures XV (a) and XV (b): The following mitigation measures shall be implemented to reduce project impacts to less than significant levels: MM1: Intersection of Highway 111 and Simon Drive The project shall contribute its fair share of costs associated with restriping the northbound and southbound approaches to include a separate left -turn lane and a shared through right lane in each direction, as well as signal modification to provide separate northbound and southbound left -turn signal phases. MM2: Intersection of Washington Street and Miles Avenue The project shall contribute its fair share of costs associated with adding a dedicated westbound right -turn lane and converting the existing westbound shared through right lane to a through only lane, as well as adding a westbound right -turn overlap phase. Monitoring XV (a) and XV (b): A. Prior to issuance of grading permits and authorization to proceed, the City Engineer shall assure that fair share costs for the projects listed above are paid by the applicant. Responsible Parties: City Engineer or staff designee C) No Impact. The subject property is located more than 2 miles from the nearest airport, and the project does not propose any facilities or activities that will affect air traffic patterns or levels. -34- d) Less Than Significant Impact. The project will not result in any sharp curves or vehicle incompatibilities. The vehicle mix accessing the site will be consistent with background traffic accessing other commercial development in the area. Three access driveways are proposed onsite. According to the traffic impact analysis, the proposed right -turn auxiliary deceleration lane proposed at the Highway 111 access drive is slightly shorter in length than the required distance due to adjacent physical constraints. However, the existing traffic shoulder provides enough room for turning vehicles to decelerate and transition into through traffic. The traffic impact analysis found that all access points will operate at acceptable conditions during all build out scenarios. e) No Impact. Emergency vehicles will use the existing roadway network and three access driveways along Highway 111 and Simon Drive to access the subject property. Project plans will be subject to Fire Department review and approval to assure that adequate fire lanes and vehicle turnaround space is provided. 0 No Impact. Parking layouts and drive aisles are aligned to provide adequate internal circulation. For Retail Commercial (general retail uses under 50,000 sq. ft.) land uses, the Zoning Code requires 1 parking space per 200 square feet GFA, and therefore, the proposed project will require 152 spaces. The site plan provides 155 parking spaces, plus distance for stacking approximately 21 vehicles in the fast food drive-through lane. g) No Impact. Highway 111 is designated in the General Plan as a Class II bicycle path (on road bicycle lane); however, no marked bike lanes currently exist adjacent to the project site. The project will not impact bike facilities, plans, or policies. Highway 111 is also part of Sunline Transit Agency's Line 111 bus route that runs along Highway 111 from Palm Springs to Indio. The nearest bus turnout is located on the north side of Highway 111, west of Simon Drive, across the street from the proposed property. The project will not interfere with bus operations or policies. -35- XVI. 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 (WQCB). The project will connect to existing sewer lines in the project area, and wastewater will be transported to and processed by the Coachella Valley Water District (CVWD) at its Water Reclamation Plant 4 (WRP-4) in Thermal. CVWD implements all the requirements of the WQCB as they relate to wastewater -36- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? ("Preliminary Water Quality Management X Plan for La Quinta Square," Kimley-Horn and Assoc., July 2014; application materials) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental X effects? ("Coachella Valley Water Management Plan Update, Final Report," CVWD, January 2012; application materials) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X ("Preliminary Drainage Study for La Quinta Square," Kimley-Horn and Assoc., August 8, 2014) d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? ("Coachella Valley Water Management X Plan Update, Final Report," CVWD, January 2012; application materials) e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the X provider's existing commitments? ("Coachella Valley Water Management Plan Update, Final Report," CVWD, January 2012; application materials) f) Be served by a landfill with sufficient permitted capacity to accommodate the project's X solid waste disposal needs? (General Plan; application materials) g) Comply with federal, state, and local statutes and regulations related to solid waste? (General X Plan; application materials) XVI. 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 (WQCB). The project will connect to existing sewer lines in the project area, and wastewater will be transported to and processed by the Coachella Valley Water District (CVWD) at its Water Reclamation Plant 4 (WRP-4) in Thermal. CVWD implements all the requirements of the WQCB as they relate to wastewater -36- discharge and water quality. No additional WQCB permits or approvals are required for the project. Although the project will increase wastewater flows to the CVWD treatment plant it will not adversely impact water quality standards or waste discharge requirements. b -e) Less Than Significant Impact. Water and Wastewater The proposed project will require water and generate wastewater consistent with a food market, fast food restaurant, and retail building. Given the comparatively small scale of the project (30,270± square feet of building area on 3.9 acres), project -related impacts to water and wastewater supplies and services will be less than significant. The subject property falls within the jurisdiction of the Coachella Valley Water District (CVWD) for domestic water and wastewater treatment services. CVWD's Water Management Plan 2010 Update (2012) demonstrates that the District has available, or can supply in the future, sufficient water to serve additional development in its service area. The water management plan includes a combination of continued groundwater extraction, conservation programs, additional water sources and source substitution, and groundwater recharge opportunities. The project will not require new or expanded water entitlements. The average annual flow to WRP-4 is approximately 4.75 million gallons per day (mgd), but it has a capacity of 9.9 mgd. Therefore, the plant has more than sufficient capacity to serve additional development, including the proposed project. Stormwater Drainage CVWD is also responsible for regional stormwater management. The drainage plan for the proposed project involves allowing stormwater runoff to surface flow across the site to curb inlets that discharge into landscaped areas along the Highway 111 and Simon Drive property frontages. Runoff will flow to 3 drywells to be infiltrated onsite, then be conveyed along Highway 111 and Simon Drive into existing stormwater inlets near Washington Street. The project decreases the percentage of impervious surfaces than currently exists onsite, and will result in corresponding reductions in discharged runoff. The project will not require the construction or expansion of stormwater management facilities. f, g) Less Than Significant Impact (f) and No Impact (g). Solid waste generated by the proposed project will include that typical of a food market, fast food restaurant, and general retail establishments, such as food waste, product packaging, and office papers and supplies. Construction waste, such as wood and concrete, will be generated during the demolition and construction processes. Much of the waste may be recyclable. Burrtec will provide solid waste collection and disposal services to the proposed project. Solid waste will be hauled to the Edom Hill Transfer Station in Cathedral City, then to one of three regional landfills (Lamb Canyon, Badlands, or El Sobrante), each of which have sufficient long-term capacity to accommodate waste generated by the proposed project. Burrtec is required to meet all local, regional, state, and federal standards for solid waste disposal, and the project will have no impact on its ability to do so. -37- a) Less Than Significant Impact. As described in Section IV (Biological Resources) of this Initial Study, project -related impacts to biological resources will be less than significant. The entire property was graded and developed more than 30 years ago and, until recently, operated as a car dealership and auto repair facility. The property is entirely surrounded by urban development, including roads and commercial development, and is approximately 1/4 mile from the nearest open space in the Santa Rosa Mountains. Onsite vegetation is limited to urban landscaping materials on a narrow landscape perimeter, and no special status species or communities are known to occur onsite. Potential impacts to sensitive biological species will be mitigated through the payment of the Local Development Mitigation Fee. The proposed project will have no impact on archaeological, historical, or paleontological resources. Existing onsite buildings are not historically significant. The likelihood of the site containing significant artifacts is considered very low given -38- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. 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 X of long-term environmental goals? 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) Less Than Significant Impact. As described in Section IV (Biological Resources) of this Initial Study, project -related impacts to biological resources will be less than significant. The entire property was graded and developed more than 30 years ago and, until recently, operated as a car dealership and auto repair facility. The property is entirely surrounded by urban development, including roads and commercial development, and is approximately 1/4 mile from the nearest open space in the Santa Rosa Mountains. Onsite vegetation is limited to urban landscaping materials on a narrow landscape perimeter, and no special status species or communities are known to occur onsite. Potential impacts to sensitive biological species will be mitigated through the payment of the Local Development Mitigation Fee. The proposed project will have no impact on archaeological, historical, or paleontological resources. Existing onsite buildings are not historically significant. The likelihood of the site containing significant artifacts is considered very low given -38- the extent to which the site was previously graded, and the previous construction and removal of underground storage tanks and septic system. b) Less Than Significant Impact. The proposed project constitutes the redevelopment of a commercial parcel that contains a vacated building. It is consistent with surrounding development and existing land use designations and policies. The property is accessed by the existing roadway network and already served by public utilities and infrastructure. It will contribute to improved stormwater absorption and remove the nuisances associated with a vacant building. Short-term and long-term environmental impacts are not expected to be significant. C) Less Than Significant Impact. The project will result in incremental environmental impacts typically associated with a commercial development, such as increased emission of criteria pollutants during demolition and grading, and increased demand for water and wastewater services. However, the project is limited in size (30,270± square feet, 3.9 acres), and impacts are expected to be less than significant when considered in conjunction with the effects of other projects. d) Less Than Significant Impact. The project will not cause substantial adverse impacts, either directly or indirectly, on human beings. The property is not subject to environmental hazards, such as rockfalls or flooding, and no hazardous land uses, structures, or activities are proposed. -39- XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. No other earlier analyses were used. 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. None. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. None. -40- CITY OF LA QUINTA MONITORING PROGRAM FOR CEQA COMPLIANCE DATE: November 6, 2014 ASSESSORS PARCEL NO.: 643-220-007 CASE NO.: Environmental Assessment 2014-635; Site PROJECT LOCATION: The west side of Washington Street, south of XV. TRAFFIC Development Permit 2014-1005; Tentative Avenue 47. Parcel Map 2014-1003, Minor Adjustments The project shall contribute its fair 2014-0008 and 2014-0009 EA/EIR NO: 2014-1002 APPROVAL DATE: In Process APPLICANT: La Quinta Square Prior to grading permit THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE DECLARATION FOR THE ABOVE CASE NUMBER SUMMARY MITIGATION MEASURES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE XV. TRAFFIC The project shall contribute its fair share of costs associated with City Engineer Prior to grading permit Payment of fees. restriping the northbound and southbound approaches to include a separate left -turn lane and a shared through right lane in each direction, as well as signal modification to provide separate northbound and southbound left -turn signal phases. The project shall contribute its fair City Engineer Prior to grading permit Payment of fees. share of costs associated with adding a dedicated westbound right -turn lane and converting the existing westbound shared through right lane to a through only lane, as well as adding a westbound right -turn overlap phase. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 1 OF 18 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 Tentative Parcel Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. This Tentative Parcel Map shall expire on December 9, 2016, two years from the date of Planning Commission approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160 (Extensions of time for tentative maps). 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 Works Clearance) for Building Permits, Water Quality Plan(WQMP) Exemption Form - Whitewater River Region, 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 Sheet (Public Management Improvement PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 2 OF 18 • 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 improvement 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 Discharge 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 TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 3 OF 18 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 inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required and 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 Tentative Parcel Map shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 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 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 4 OF 18 and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 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. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department Counter prior to Certificate of Occupancy. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. The applicant shall offer for dedication on the Final Map all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 5 OF 18 appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 15. When the City Engineer determines that access rights to the proposed street rights- of-way shown on the approved Tentative Parcel Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 16. The applicant shall create perimeter landscaping setbacks along all public rights-of- way as follows: A. Hwy 1 1 1 - 50 -foot from the R/W-P/L. B. Simon Drive - 10 -foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 17. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 18. Direct vehicular access to Highway 1 1 1 and Simon Drive is restricted, except for those access points identified on the tentative parcel map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 19. 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. 20. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 6 OF 18 Engineer. STREET AND TRAFFIC IMPROVEMENTS 21. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF-SITE STREETS 1) Highway 1 1 1 - The applicant should provide an eastbound right -turn deceleration at the Highway 1 1 1 project access drive as specified by the traffic impact study. B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS 1) Highway 1 1 1 and Simon Drive - The applicant shall pay his fair -share (5.07% calculated in the traffic impact study) towards restriping the northbound and southbound approaches and completing a traffic signal modification to provide exclusive left -turn lanes in both directions at the intersection of Highway 111 and Simon Drive. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. 2) Washington Street and Miles Avenue - The applicant shall pay his fair - share (1 .88% calculated in the traffic impact study) towards adding an exclusive westbound right -turn lane and associated right -turn overlap phase at the intersection of Washington Street and Miles Avenue. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. 22. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 23. General access points and turning movements of traffic are limited to the following: A. Highway 111: Right turn in, right turn out are permitted. Left turn movements in and out are prohibited. B. Simon Drive -Right turn in, right turn out, left turn in and left turn out PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 7 OF 18 movements are permitted. 24. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid - block street lighting is not required. 25. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 26. 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. PARKING LOTS and ACCESS POINTS 27. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans so that ADA accessibility issues can be evaluated. 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 30 feet as shown on the grading plan or as approved by the City Engineer. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 8 OF 18 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. 28. 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. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 29. 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. 30. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 31. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 32. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. FINAL MAPS 33. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 9 OF 18 of the Final Map. The Final Map shall be 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 34. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 35. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Precise Grading Plan (Commercial) 1 " = 20' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. Off -Site Signing & Striping Plan 1 " = 40' Horizontal E. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal Separate Storm Drain Plans if applicable 1 " = 40' Horizontal, 1 " = 4' Vertical 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. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 10 OF 18 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. "Precise Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with the submittal requirements of the Building & Safety Division. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the tentative parcel map 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. 36. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 37. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 38. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the EOR can make site visits in PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 11 OF 18 support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 39. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 40. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 41. 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. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on- site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 42. Depending on the timing of the development of this Tentative Parcel Map, and the PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 12 OF 18 status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative parcel map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 43. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 44. 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 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 13 OF 18 surety to complete the improvements. GRADING 45. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 46. 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. 47. 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 a professional 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. A WQMP prepared by an authorized professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 48. The applicant shall maintain all open graded, undeveloped land in order to prevent PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 14 OF 18 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. 49. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 50. Building pad elevations on the precise 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. 51. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 52. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 53. 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 Tentative Parcel Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 54. 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 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 15 OF 18 certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 55. Stormwater handling shall conform with the approved hydrology and drainage report for La Quinta Square, SDP 2014-1005 / Parcel Map 36791, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 56. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 57. 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. 58. 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. 59. 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. 60. Stormwater may not be retained in landscaped parkways or landscaped setback lots unless approved by the City Engineer. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 61. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 16 OF 18 62. 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. 63. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 64. 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. 137-2013-0011 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ. 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. R7-2013-001 1. 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. LJTII ITIFS 65. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 66. 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, PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 17 OF 18 but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 67. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 68. 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. CONSTRUCTION 69. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. PUBLIC SERVICES 70. The applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. MAINTENANCE 71. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 72. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 18 OF 18 73. 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. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 1 OF 19 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. 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 2014-1005 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Parcel Map 36791 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 December 9, 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) P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 1 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 2 OF 19 • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement 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 Discharge 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. P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 2 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 3 OF 19 C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. 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 P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 3 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 4 OF 19 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 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. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department Counter prior to Certificate of Occupancy. 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. Direct vehicular access to Highway 1 1 1 and Simon Drive are restricted, except for those access points identified on the approved Site Development Permit. 14. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 4 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 5 OF 19 construction, permanent slopes, or other encroachments will occur. STREET AND TRAFFIC IMPROVEMENTS 15. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Highway 1 1 1 - The applicant should provide an eastbound right -turn deceleration at the Highway 1 1 1 project access drive as specified by the traffic impact study. B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS 1) Highway 1 1 1 and Simon Drive - The applicant shall pay his fair -share (5.07% calculated in the traffic impact study) towards restriping the northbound and southbound approaches and completing a traffic signal modification to provide exclusive left -turn lanes in both directions at the intersection of Highway 111 and Simon Drive. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to recordation of Final Map 36791. 2) Washington Street and Miles Avenue - The applicant shall pay his fair - share (1 .88% calculated in the traffic impact study) towards adding an exclusive westbound right -turn lane and associated right -turn overlap phase at the intersection of Washington Street and Miles Avenue. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to recordation of Final Map 36791. 16. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 17. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 5 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 6 OF 19 PARKING LOTS and ACCESS POINTS 18. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans so that ADA accessibility issues can be evaluated. 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 30 feet as shown on the Site Development Plan site plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 19. 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. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 20. 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 P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 6 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 7 OF 19 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. 21. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 22. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 23. 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. 24. 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). 25. 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 P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 7 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 8 OF 19 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. Precise Grading Plan (Commercial) B. PM 10 Plan C. WQMP NOTE: A and C to be submitted concurrently. D. Off -Site Signing & Striping Plan 1 " = 20' Horizontal 1 " = 40' Horizontal (Plan submitted in Report Form) 1 " = 40' Horizontal E. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal Separate Storm Drain Plans if applicable 1 " = 40' Horizontal, 1 " = 4' Vertical 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. "Precise Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 8 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 9 OF 19 Building Code accessibility requirements associated with each door. The assessment must comply with the submittal requirements of the Building & Safety Division. 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. 26. 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. 27. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 28. 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. GRADING P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 9 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 10 OF 19 29. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 30. 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. 31. 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 a professional 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. A WQMP prepared by an authorized 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. 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. 23. Prior to any grading improvements, the applicant shall submit grading performance security valued at 100% of the cost of the grading improvements in accordance with La Quinta Municipal Code 8.80.050, or as approved by the City Engineer. P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 10 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 11 OF 19 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. 32. 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. 33. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 34. 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 a substantial conformance review. 35. 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. nRAINAC;F 36. Stormwater handling shall conform with the approved hydrology and drainage report P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 11 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 12 OF 19 for La Quinta Square, SDP 2014-1005 / Parcel Map 36791, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 37. 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. 38. 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. 39. 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. 40. Stormwater may not be retained in landscaped parkways or landscaped setback lots unless approved by the City Engineer. 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). 41. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 42. 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. 43. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 44. 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 P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 12 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 13 OF 19 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 post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-001 1. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-001 1 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. UTILITIES 45. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 46. 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. 47. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 48. Underground utilities shall be installed prior to overlying hardscape. For installation P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 13 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 14 OF 19 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. LANDSCAPE AND IRRIGATION 49. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 50. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 51. 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). 52. 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. 53. 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. P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 14 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 15 OF 19 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. 54. If a building permit for the future development pad has not been issued within two years of the Planning Commission's approval, the applicant shall submit a Final Landscaping plan to the Community Development Department for review and approval of temporary landscaping. Plant palette and placement shall be compatible with the overall site's perimeter landscaping and as determined to be appropriate by the Community Development Director. MAINTENANCE 55. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 56. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 57. 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 58. The required fire flow shall be available from 4 Super hydrant(s) (6" x 4" x 21/2" x 21/2") and shall be capable of delivering a fire flow 3500 GPM per minute for three hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 59. 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 P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 15 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 16 OF 19 approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 60. 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. (Submit separate underground plans showing FDC,PIV,four hydrants and fire risers,etc... ) 61. 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) 62. 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. 63. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 64. 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. 65. 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. P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 16 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 17 OF 19 66. 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 67. 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. 68. 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. 69. 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. 70. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2013 California Building Code. 71. Electrical room doors, if applicable, shall be posted "ELECTRICAL ROOM" on outside of door. 72. Fire Alarm Control Panel room doors, if applicable, shall be posted "FACP" on outside of door. 73. Fire Riser Sprinkler room doors, if applicable, shall be posted "FIRE RISER" on outside of door. 74. Roof Access room door, if applicable, shall be posted "ROOF ACCESS" on outside of door. 75. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 17 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 18 OF 19 76. 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 77. 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 78. This building has not been reviewed or approved for high pile/rack storage. Prior to such use, building(s) shall be approved for high -piled storage (materials in closely packed piles or on pallets, or in racks where the top of storage exceeds 12 feet in height, 6 feet for Group A plastics and/or certain other high hazard commodities) or aerosols products. High -piled and aerosol stock shall be approved prior to materials being stored on site. A licensed Fire Protection Engineer or a Fire Department approved consultant must prepare plans for high -piled storage or aerosol storage in accordance with the California Fire Code and adopted standards. 79. 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. 80. 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. 81. 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. P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 18 of 19 PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 19 OF 19 82. 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. P:\Reports - PC\2014\PC 12-9-14\PH 3 LA QUINTA SQUARE\PH 3 (5) SDP 14-1005 LQ SQUARE PC SDP COAS - RECOMMENDED.doc Printed December 5, 2014 Page 19 of 19 ATTACHMENT 1 Project Information CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2014-1002 TENTATIVE PARCEL MAP 2014-1003 (TPM 36791) SITE DEVELOPMENT PERMIT 2014-1005 MINOR ADJUSTMENT 2014-0008 MINOR ADJUSTMENT 2014-0009 SIGN PERMIT APPLICATION 2014-1001 APPLICANT: latel:01 all ��►_ ARCHITECT: LANDSCAPE ARCHITECT: ENGINEER: PREST VUKSIC ARCHITECTS ACM LA QUINTA IV -B, LLC PREST VUKSIC ARCHITECTS APD ARCHITECTURE, INC. KIMLEY-HORN KIMLEY-HORN REQUEST: CONSIDERATION OF CENTER, INCLUDING RESTAURANT, AND DEVELOPMENT A NEW COMMERCIAL RETAIL A MARKET AND DRIVE-THROUGH A RETAIL PAD FOR FUTURE LOCATION: 78-611 HIGHWAY 111 GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL �Y� -' �1�1►1�71�[r ZONING/LAND USES: NORTH: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT SOUTH: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT EAST: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT WEST: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT . • La Quinta Square P orjeArea ct Site S' Map . l ATTACHMENT 2 CLARKS !' ;'. .i. . ,r , •. ... ..'.: a x gip, HE AGE WAY Pollvi W4 Y AS - • - ++ � �t ,- ' ' ' a. # of � ,` ✓ .. i A). n liftILL 4 119 all + ^ j=P y November 19, 2014 N SAND:OWER PLS �`� �r"� � ,3=� City of La Quinta �i�•'r - ' a i I Planning Division Community Development Department ATTACHMENT 3 rll LA QUINTA SQUARE A COMMERCIAL RETAIL DEVELOPMENT HIGHWAY 111 & SIMON DRIVE LA QUINTA, CALIFORNIA 92253 OCTOBER 23, 2014 RECEIVED 07,J cm OF LA QUOTA ,CGrAAWmoftl dYiowwr --% a.` '..7. VICINITY MAP LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 CZ9711 xfill 91.1707 :115 IIA Ire] M OWNER ACM Le Quints IV B, LLC (Kevin Staley l Madin SI.mer) 1800 AVENUE OF THE STARS, SUITE #105 LOS ANGELES, CA 90067 APPLICANT PRIEST VUKSIC ARCHITECTS 44-530 SAN PABLO AVE., STE. 200 PALM DESERT, CA 92260 LEGAL DESCRIPTION APN 643220807 Parcel 1 of parcel map no. 1 B41B, In the cityof La Ouinta, County of Riverside, slate of C,Iifomia, as shown by map on III. in book 113, pages 49 and 50 of parcel maps, record. of ,heralds county, CaI'Ifpmia, PROJECT DESCRIPTION/LOCATION Commercial Retail Conte, - PrepWy will be parcellzed Into three parcels for a drive th. restaurant, a market and a retail pad for a 8,500 of retail building ZONING ZONING: CR- REGIONAL COMMERCIAL AREA DATA SITE ACREAGE: 196,748 s.f. (3:9 —L 29,250 s.f BUILDING AREA: 15 % of GROSS/NET SITE AREA 123,155s.f HARDSCAPED AREA: 63% of GROSS/NET SITE AREA 43,323 s.i. LANDSCAPED AREA: 22% of GROSS/NET SITE AREA PARKING DATA REQUIRED PARKING RETAIL COMMERCIAL:1 GENERAL USE UNDER 50,000 SF GFA =1 SPACE PER 200 SF 30,270 / 200 SF =151 35 155 SPACES REQUIRED 176SPACESPROVIDED ACCESSIBLE PARKING O PARKING SPACES REQUIRES 8 ACCESSIBLE SPACES 7 ACC 7 ACCESSIBLE SPACES PROVIDED BUILDING DATA OCCUPANCY M & A2 TY PEOFCONSTRUCTION VB 5PRINKLED YES NO OF STORIES 1 GREATEST HEIGHT (50-17 MAX ALLOWABLE) 3941, BUILDING AREA TABULATIONS FLOOR AREA TOTAL 3,7W a.f. ALPI FLOORAREATOTAL 17,02091. aff'k FLOORAREATOTAL 8,500 s.f. FLOOR AREA TOTAL 29,250 16% GROMMET OF TOTAL CONSULTANTS ARCHITECT(IN & OUT) ARCHIIECT(AL01) �N. IT) III °neeiTeae'` z• "I`.�°s"; 11 1111 LANDSCAPEARCHITECT CIVIL ENGINEER (Tlµe ip1-111 n� ITI It SIGNAGE ELECTRICALENGINEER ITI e.R 111 acs 11 venal szec lv . REALTOR cf 31Bo91v. N"— ITI Te �isE eescne Retail MR Lease Propertles Inc. THE MAGELLAN GROUP DEVELOPER `y PREST • VUKSIC A R C H I T E C T S 44-530 SAN PABLO AVE. STE PALM DESERT, GA T: 760779.5393 F: 760, 779.5395 INDEX/ VICINITY MAP Scale: Date: OCTOBER23,2014 Sheat: AO r 01 WEST BIRD'S EYE VIEW SOUTHWEST SIDE LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 k NORTH SIDE AERIAL VIEW —fir' . _ SOUTH SIDE NORTH NORTHEAST SIDE EAST SIDE SOUTHEAST SIDE PREST ` V UKSIC EXI SITE PHHOTOT SITE A R C H I T E C T S S..J. Oats: OCT03ER 23, 2694 44-536 SAN PABLO AVE STE PALM DESERT, CA mm I SM1est: �O.O^L T. 760 ]]9,5393 E: ]66.]]9 5395 CIVIL _ M IIJ/aRSS9Jlsc H IG H W A Y s. III �� rouarsroafD PEa rrvls rear M o��JT vacareD 8 FA a;a` I P.mB /doJO FSpaB05NE0 ar RECOR°aNGlF5aN0 P 1\,1 DISfANGES fROm SU40N ohm R anm a NSF+m T ...z71<• 'z7 alw --- N 9 ----ro eE vaca wcrvwar/ � lwEOv Ps CSOL3 PROPERrr coaNER � S IM O N D R IV E a LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 12� Il L. s.11NaeEWeEcoR IF,aN0 PA O1Sl1.1E EImaPIB IB Pm9 „FED LAND OFFsWORK a(elil xv vaiioF la vzlol �/y�,j�� . NavroNSKlmlev.NORNcom Kimley»)Horn PREST • VUKSIC P A R C H I T E C T S 4 �' i � 101 B 9111EEi, AIItE 9D0. 9AN DIEGO. CA 93101 PHONE: 919-39h9411 44530 SAN PABLO AVE, STE PALM DESERT, CA WNW.NIMIEY-NONN.COM T: 760779.5393 F: 7607795395 4W Scale: 1"=30' DATE. 10/2112014 SM1eel: C- 7 TENTATIVE PARCEL MAP NO. 36791 ,DPw inNMM91f9[ y y.Rso LE AL PESCRIPTIOU, PaRCEL 101 PaRCFI— IB 1& 11111 nrcalA owNra. couNry Or R1vEFs1oE. SrarEOF CAOFORNIO,AS SHOWN BK IAP ON n1—BOOK 113,1-1F AND 50 Of PARCEE mous. RECORDS SITEADDRESS.' ca roFNa 0 BASIS OF BEARINGS sNowN as N. +�Bzrw r rl assrlowN cEl mA. 9++B Pme 137<s. -,w ASSESSORS PARCEL NUMBER: EXISTING EASEMENTS; PROPOSED EASEMENTS. �' vu °FoeoavvnRsosgs nrlDlsirui alREclvEo siEs oaEilifeiNcivi'oirx'avcrir'vEroviair lv ' N .31162 or lar REFcoaoi ro reP. 2 CSDfNCLPUFPO5E5 All PARKING SrAtLJKING FASfmCNr PROPOSED OVEF sH ON_ POF PARCEE NAP. IOPEVACArtO. ,Pa RCEY W" OM: wNOROEgCArFOON- E 619RFE 11OOf°%1-11 Frrinati9l9 A PW90N Of WHICN !O N 9[S rOKEa I9R MIS MIP MONUMENT LEGEND/NOTES; O 1—or rHE for°NE w rHF OF LEGENDPAl-„ uNlEss owFRwrsE Nolro — - - — cams PFovos pAI BouNDaRv aGA;« Ear rNIEf — – — ------ - EME rl1NE r IFF}FIGHrSOFACCE55 Ea ous co PEFPaRC—P— 9618 ¢ �EN,ERIrNE CURVE DATA TABLE Jaa9n n--Di°s33s szer 1 &- 1&5421 - PARCEL SUMMARY: NumeeaOFvuuoPON srovecrti s PROPOSED LOTSUMMARY: ora n�rnlovsuBDlvr 19ouNDAFv= orotic. SHEET INDEX: Fvvu umnNvo--0 PUN LAND OFFsWORK a(elil xv vaiioF la vzlol �/y�,j�� . NavroNSKlmlev.NORNcom Kimley»)Horn PREST • VUKSIC P A R C H I T E C T S 4 �' i � 101 B 9111EEi, AIItE 9D0. 9AN DIEGO. CA 93101 PHONE: 919-39h9411 44530 SAN PABLO AVE, STE PALM DESERT, CA WNW.NIMIEY-NONN.COM T: 760779.5393 F: 7607795395 4W Scale: 1"=30' DATE. 10/2112014 SM1eel: C- 7 UNDERDRAIN FOR /- ITR !"C�1- 1"���T- VTOR�ORAIL R ER�RFLOW' IN ! P ET LANE STRIPE !O 10--RSTORM EVEN15. '91 _ •rt wwivex _I R"NEL TRAFFlC 1 i rle� LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 FFE = 78.30 PAD 77,55 ( I l I i 11� � 111 hY SIGH i" 4 `TT P -r IF ECT i0 rcr1i _ '-+ -fX Si FN - 119. re) - E 5 G SEN£ V (�. 5s) � XISr B SEN£R EXIST. /1" LVWD WATER 0 PRELIMINARY UTILITY AND GRADING � F VICINITY MAP NOTroscaLf — k M EX. SEWEF Ex �As R SEWER iEX. MANHOLE C EX. LIGHT POLE X. FIRE HYDRANT ARGER r EX. CWTWRS 1a EX. WALL PRGGERT LINE 1 +� L EE EASEMENT GRADE BREAK FIRE � �F�OPOSED _ - POSEO - PROPOSED WAER +� HIC PROPOSED CONTOURS �— IROW Wvv LINE ACCESSIBLE ROUTE -"-------T I� 1 M I SANITARY SEWER CONSTRUCTION NOTES Oi INS VATE SANITARY SEWER MAIN pO INSTALL 4 SANITARY SENER MANHOLE PER CVNO 510 5-5. O INSTALL 45' BEND WITH CLEANOUT PER — STD —A IO INSTALL TEMPORARY 8' PLUG AT BECOING 1-1 OF CONN 5O INSTALL CREASE NERCEPTOR PER MEP PLANS 1 IF COAWELLA VALLEY Wa TER 015lRICT (760) 388-1651 WATER: COACHELLA VALLEY WATER DISTRICT (]60) .198-4851 IDISSOUTHERN CALIFORNIA GAS COMPANY (600) 91I-1000 ELECTRIC: SWRIERN CALIFORNIA .11.(BOD) 880-77ea BEANCHW CITY OFLA OUINTA 6ENGHMARK BEING A J' NG5 BRA55 DISK, STAMPED v 461. LOCATED 115' SOU RIERLY OF CHINAC,' /11. AGROSS FROM CLIFF HOUSE EN7RANCEE E1.EVA710N: 84.]6/ FEET DA NM: —A (M S L ) SOURCE OF TOPOGRAPH ERBRNC TOPOGRAPHY SHOWNON THIS PLAN IS BASED UPON CO IECTONAL FIELD SURVEY METHODS DATE 3/1/1014 BY KIMLEY-NORN AND ASSOCIATES, INC REFERENCE DRAWINGS AMEN DRIVE STORM OftaIN IMPROVEMENT PLAN, PROJECT N0. 2008 -IS HIGHWAY 111 ,=LAN PARCEL J. e NO. 31040 SIMON ORPV£ AA ER i PLANOWC.IMPROVEMN! PLANS, DWG. NO. 31381 SANITARY 5— SYSTEM ORESTE DRIVE. ONG NO. 10073 [£NERAL NOTES I. GRADING SHOW IS APPROXIMAIf AND SUBJECT TO CHANGE IN FINAL DESIGN, 2. MAXIMUM LOPESARE 2'I•T �.C/LL STORE Arv0 iR ASNORM wa EREPRIOR WALAm. r 1-�p ✓•'4 iY STGMT SYSTEM WILL RM w REsT.' DISCHARGED f• �N x NOT CON— EARTHWORK OUANRRES cur_......... ..... Fut...... _..... _.. __. ___.-'. NET EXPtwr.............. ......... NOT. EARIHWGRK OUANRRES . WATER CONSTMX7MN NOTES INSTALL 2' PVL WATER MAIN. IN:IZ 1' SERVICE CGNN ANC METER PER CVNO STD. W-11 1 TARL I' RATE VALVE STALL EMPGRA IN RY 2' PLUG AT BUILDING PONT Of CONN. FFF CONSTRUCTKNM NOTES *INSTALL B' PVC FIRE MAIN (PRIVATE) L� INSTALL MUELLER A-10806 POST INDICATOR VA INSTALL a TEE FlTIING PER [VIVO SSEMBLYI4. INSTALL FIRE DEPARTMENT CONN a 3 ' DOUBLE CHECK BACKFLOW PREVENTER ASSEMBLY PER cvNn sro. -sD. O6 INSTALL TEMPORARY 1' PLUG AT BUILDING POINT OF CONN O] INSTALL PRIVATE FlRE HYOFANT STORM DRAW CONSTAUC7ION NOTES L1 INSTALL RACE STORM DRAN LINE, 52E PEP PLAN �2 INSTALL 36'X36' BROOKS LATCH BASIN. �j INSTALL BIGLYEAN CURB INLET. © INSTALL MAXNELL PLDS ORYN£LL 5l INSTALL BUILDING RODE DRAIN CONN. ,imleylMorn PREST • VUKSIC bl B STREET, SUITE 600, SAN DIEGO, CA 84101 A R C H I T E C T S PHONE: 618-234-6411 44- 530 SAN PABLD AVE STE PALM DESERT, GA ww XIMIEY-HORN.CON T; 760779:5393 F: 760.7794386 A� Scale'. 1"-30' DATE'. 10/22/2014 8Heal: C- /1 I ILJ_ L I SITE CRM SECTION A -A MEST ¢ x $T L .o q sa" mF &MTM tEW s # LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 f SECTIONS ,riw i,im OrM CRM SECTION 8-B 'roER_SCALC I''R. SSrT CROW SECTION D -D SCALE. I'M'0• htl.E SSrT CROW SECTION D -D SCALE. I'M'0• E% �pLf/�W E�Si E% NEST MEST MIKE tt warm °$ Kimley>))Horn ,Ot B SiBEEi, SMIIE M. SN! PECO. CA 02191 a" DME NEU- Fm PREST • VUKSIC A R C H I T E C T S S.M.: r=3o• DATE:lW21 i 44.W SAN PABLO AVE. STE PALM DESERT, CA Sheat M LMLEY—HORKOOM T. 760,779.5393 F: 760.779, 5395 / ////1111 �— J//�� PARCEL 1 -DETENTION SCALE 1" = 20' 1 ID a LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 it, PARCEL2-DETENTION, SCALE 1"= 20' DETAILS (TRASH QTc )9.39 PARCEL3-DETENTION SCALE 1" = 20' Kimley>>>Horn PREST • VASIC P A R C H I T E C T S 101 B SWEET. SUITE SAN DIEGO. CA 9T101 Sale V=30 z ATE: 10,22, 4 19 PHONE: 918-3]1-9111 PABLO AVE STE PALM DESERT, CA Sheel: WMN.NIMLEY—HORN.COM T: 760 79 T: )fi0 779 5393 F: 70—,— C-4 ENTRANCE LANE STRIPING Vw -- - _ 1 4 .: 11W l LA QUINTA SQUARE 78-811 Highway 111, La Quinta, CA 92253 KimleyoHorn PREST • VUKSIC 15 3D N E BB F,q y4 A �p 1 �F,pry 401 B 91REET, SIIIiF B00, 5•Vl df W, CA BRI01 PXd1E: 11B-21MWI1 MWN.IOYIET-HCRN.CCM A R C H I T E C T S 44-530 SAN PABLO AVE STE PALM DESERT, CA T: 760 ]795393 F:7607795395 � mm Ee,e:,=3tt DATE:1014212014 SM1eeL C— 5 LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 0 Kimley>>>Horn bl B STREET, SJDE SAN OCA 82101 PHONE: 014-19- 2J1-841111 - 1YnM.NI4LEY-XdiN.CgA PHASED GRADING OF RETAIL PAD I PREST • VASIC A R C H I T E C T S 44-530 SAN PABLO AVE STE PALM DESERT. CA T: 7607795393 F, 7607795395 lo,�` 4 � Scale:-30DATE'. 1012212014 —.1: C-6 ARCHITECTURAL SITE PLAN SITE INFORMATION SITE ADDRESS: 78-611 HIGHWAY 111 APN: 643-220-001 OVERALL SITE: 3.9 ACRE (169,730 S.F.m) ZONING: CR- REGIONAL COMMERCIAL PARCEL SUMMARY SQUARE FEET wRESI PARCEL # 1 78,078 S.F. (1.79 AC.) PARCEL#2 59,122 S.F. (1,36 AC.) PARCEL#3 32,548 S.F. (0.75 AC.) TOTAL: 169,746 S.F. (3,9 AC.) BUILDING AREAS AUDI MARKET = 17,020 SF RESTAURANT(INO) = 3,750 SF (IND OUTDOOR SEATING) = 1,000 BE RETAIL = 8,500 SF TOTAL SQUARE FOOTAGE 30,270 BE PARKING CALCULATIONS RETAIL COMMERCIAL: 1. GENERAL USES UNDER 50,000 BE GFA = 1 SPACE PER 200 SF 30,270 /200 SF = 151.35 SPACES REQUIRED PARKING: 152 SPACES RETAIL PARKING PROVIDED: 155SPACES IND STACKING PROVIDED: 21 SPACES TOTAL PARKING 176 SPACES ACCESSIBLE PARKING: 151 - 200 PARKING SPACES REQUIRES 6 ACCESSIBLE SPACES 7 ACCESSIBLE SPACES PROVIDED- 3 VAN SPACES PROVIDE CONSTRUCTION NOTES _ - NEW MONUMENT SIGN, SEE SIGN PROGRAM ' NEW CONCRETE SIDEWALK PER CITY STANDARDS NEW CONCRETE CURB PER CITY STANDARDS NEW QUW.FIETE L'URB AND GUTTER PER CITY STANDARDS _ NEW CONCRETE FLATWORK (E) SIDEWALK TO BE REMOVED :(E) SIDEWALK TO REMAIN _. __...— (E}FIRE HYDRANT '+ IN) IID TRANS'rORMER LOCATION SPEED TABLE DEMOJE1 CUA8 TU ALLOW 1000NTINUE I7TT. SHOULDER TO BE USED AS DECEL LANE RELOCATED EXISTING PALM TREES PROTECT (E; CURB IN PLACE IN) [,ONCRETE CURB PER CRY STANDARDS (NI FIRE DEPARTMENT CONNECTION n (E) PAINTED TRAFFIC LINE (E) STORM DRAIN _ . f DRIVE IHNU WIN(KM (E) SET HIGH LYAU WALL AT PROPERTY LINE {N) POST INDICATOR VALVE {N) FIRE HYDRANT I% CARTSTORAGE t OUTDOOR SEATING «� 311 INCH HIGH SCREEN WALL CEMENT PIASTER' STONE VENEER a. 24 INCH HIGH GARDEN WALL, STONE VENEER TRA,gH BIN _ _ _ i SM1NI.L RETAIL. LEN1EH![N:Ni1FK:uVTN"%N SIGN PREST VUKSIC PRELIMINARY LA QUINTA SQUARE SITE PLAN 78-611 Highway 111, La Quinta, CA 92253 _ . k' v A R C H I T E CTS Scale: DATEDDTDBER13,20,4 9 �L `�MyO%' 44-530 SAN PABLO AVE STE PALM DESERT, CA 55eet: A1.01 YL w . 0 w T: 760 779.6303 F: 760 779 5395 , \ I I LANDSCAPE Highway 111 COLORED LANDSCAPE SITE PLAN PLANT SCHEDULE L ea "I • w xe n.p..a e..w,.,nur� sy .eoc J • ,T m.+ �amnw•smm�nw.aw n+, a...wcd.a,.o-rersw uoc • of a cw...,..+,�,..ea. ew �,sxovm 1. LANOSCAPEAREA:Q,IMSF 2. IRRIGATION SYSTEM TO BE AUTOMATIC AND WILL UTILIZE DRIP IRRIGATION 3. UPON FINAL SUBMISSION LANDSCAPE AND IRRIGATION PLANS WILL COMPLY WITH THE CITY OF LA OUINTA WATER EFFICIENCY ORDINANCE AND THE COACHELLA VALLEY WATER DISTRICT'S LANDSCAPING AND IRRIGATION SYSTEM DESIGN ORDINANCE KEYNOTES 1. CONCRETE PAVER (RED) 2. CONCRETE SCORE PATTERN (TAN) limon unve r - -.-_� , PREST V V KSIC LANDSCAPE LA QUINTA SQUARE Kimley>>>Horn ARCHITECTS Scale: DATEAUGUST 15, 2D14 CONCEPT DESIGN -t:•' : 78-611 Highway 111, La Quinta, CA 92253 44-530 SAN PABLOAVE STE PALM DESERT, CA sneer L1.00 T: 160.179, 5393 F:1-1195385 i L i i i LANDSCAPE PLANTING IN NATIVE SOIL, DECOMPOSED GRANITE iD.G.I TO 6E ADDED ON COM- PLETION OF THIS PHASE. I PROPOSED ALDI SOUTHEAST ELEVATION 25LANDSCAPEOW(&--'1 —'+. (HWY-111J B 2 -WAY PARKING LOT2-WAY WALK PEDESTRIAN CROSSING SIDEWALK DRIVE AISLE LANDSCAPE 151 AND DRIVE AISLE ERM 3' HIGH SCRCEN WALL SECTION A -A' - NORTHEAST TO SOUTHWEST, LOOKING NORTHWEST N-OUIDRIVE THRUEXIT f%ISI TO REIAMSALONG II TO -� HWY-I REMN FIST.) EAST PROPERTY LINE SIMON DRIVE WEST PROPERTY LINE�r,� ,., COMPACT 2 -WAY PARKING PARKING 2 -WAY PARKING WALK NORTH -SOUTH PROPOSED IN -N -OUT PARKING DRIVE AISLE DRIVE AISLE PRIMARY % SW ELEVATION PAR KING LOT LANDSCAPE ISLAND 2 -WAY WALK-UP ENTRY DOORS` -DRIVE THROUGH LANE DRIVE AISLE HA' RSEATING SECTION B -B' —NORTHWEST TO SOUTHEAST, LOOKING NORTHEAST PREST VUKSIC I LANDSCAPE LA QUINTA SQUARE CONCEPT DESIGN Kimley>>)Horn A R C H I T E C T S Stale', DATE: AUGUST 15, 2019 78-611 Highway 111, La Quinta, CA 92253 j� 49.530SAN PABLOAVE STE PALM DESERT, EA Sheet: L2.00 1 11 0 T. 760.779.5303 F. 760 77 -- LA QUINTA SQUARE Kimley)))Horn PREST - VUKSIC 78-611 Highway 111, La Quinta, CA 92253 QI 8 -T. W � ISI SAN DIEGO. CA 921DI A R C H I T E C T S S.N. I -=K CATE I-- - S11-2-1.11 44-530 SAN PABLO AVE STE PALM DESERT, CA Shlt: L3.00 -114-H-COM T 760 779 5393 F. 7607793395 LE PLANT SCHEDULE � CAL *VC 0 A. 'AL.. 0 PM 7 l-.. 1-1. 110., III -CONNED CCO ZE OGNT 3B4CjNp Cu€ S, 6E AA.- A. -I OR AR III I A- ..-A o Roo I A -T -N (D 1p 1. A. I sm.nak. wl As sHGIN 0 A e - S,,M ASR. - 0 GA III E-- Al.,- 1-,-h- w A66B- 0 R, 111 50 (D Rv - A,, 1. A (D AS 0 T-ICI.lTP-,,G-- 5w1 IS 0 R Ra I A. SH. - [ON, GO, LANDSCAPE AREA CALCULATIONS - -T1 I -F IIIT 1-1. AREA I-RO-ID TO K NO APED, NO ,A =E WN _IA -1 -Al (NOTE 1111 IN -L GTI I 1111ER ALONG HIG-Y 111) 11 TO 11 1AI-All., LA QUINTA SQUARE Kimley)))Horn PREST - VUKSIC 78-611 Highway 111, La Quinta, CA 92253 QI 8 -T. W � ISI SAN DIEGO. CA 921DI A R C H I T E C T S S.N. I -=K CATE I-- - S11-2-1.11 44-530 SAN PABLO AVE STE PALM DESERT, CA Shlt: L3.00 -114-H-COM T 760 779 5393 F. 7607793395 LE LEGEND —.1— PAT— ...P. BPRBAo 1►LeZKum+ LA QUINTA SQUARE Klmley*Horn PREST • VUKSIC "° ,'. YPrWHpM.£815-3JtB411 - - 78-611 Highway 111, La Quinta, CA 92253 bl B BE.SlE Bd. BAN NEW. CA WIN ARCH ITECTS - P=30 LATE: q45305AN PABLO AITE PALM DESERT, CA N-NOCM T: 7N)779093 F:_"I9 .I I—, .L4.00 iWZ Y9,4 SITE LIGHTING LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 em CONULT P R ES T V KS I C &RGTNIGSANTSS HI U 72-880 ALM OESERTT.. GA 9218 DR. SUITE cn A R C H I T E C T S ]60.340.9005 T ]60.340, 9100E 44-530 SAN PABLO AVE STE PALM DESERT, CA WWW.MRC-ECOM T: 760]]95393 F: 7607!95395 SITE LIGHTING RENDERING Scale: DATE: AUGUST 15, 2014 5"ae' E0.1 LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 9 N IfiGIE1110NALENGINEERS is, X W & LIGHTING CONSULTANTS le 72 80 FRED WARING DR. SUITE Gil PALM DESERT.CA W260 711:111 1111T ]69.3 40.9100 N,.D F W MRC-ECW STATISTICS PREST VUKSIC A R C H 44-539 SAN PABLO AVE. T 760 779 5393 I T E C T S STE PALM DESERT, CA F. 760 779.5395 mm rap SITE PHOTOMETRIC ANALYSIS PLAN DATE AUGUST 15,2014 Sh..I: EO.2 N TESTA R f`7*°, —AA--M—UAUS.- 56WEtt-LEDI 56 Watt - LED (4) 11 Watt - LED 8 W.tt - LED FIXTURE TYPE'SA'- @ 20'-0" FIXTURE TYPE'SA'- @ 20'-0" FIXTURE TYPE'SB'- @ 12'-0" FIXTURE TYPE'SC'- @ 0'-6" LEB WALL SCONCE EVOKE® GENERATION 2 HP E2 mo -max -RP ifflimsm WILL MOOM CATSKILL ........... _j log, r 00 T 15 Watt -LED all 17 Watt LED LED FIXTURE TYPE'BA'- @ 8'-0" FIXTURE TYPE BB' -@10'-O" FIXTURE TYPE'BC'- @ 110-4- FIXTURE TYPE 'BD' @ 6-10" 0 P1101EMONALENGINEEIS LIGHT FIXTURE LA QUINTA SQUARE I LIGITING CONSULTANTS PREST VASIC CUTSHEETS 72-880FRED WARING OR., SUITE Cll 78-611 Highway 111, La Quinta, CA 92253 PALM DESERT, CA 92260 A R C H I T E C T S Scale: DATE, AUGUST 15,2014 11 Bl: �l �' �l �l 11.1 T 44 53D SAN PABLO AVE. STE PALM DE ECT , CA 760.340.9100 B 1 U F s WWW,MRC-E COM T. 760,779.5393 1: 7607795395 EO.3 lNoNnOUT i� BURGER � .ORTH ELEVATION a. EAST ELEVATION _- PREST VUKSIC COLORED LA QUINTA SQUARE - ` ELEVATIONS �N-N-OUT ARCHITECTS 78-611 Highway 111 - La Quinta, CA 92253 i VV o —..16 -1 � ode Aua 9 Y I I SAN PABLO AVE S E PALM DESERT, CA Sheal . a 3z ®® BURGER tl ���»853� F 7 7,es3� A2.10 SOUTH ELEVATION � vie•1 v1e• r� ,vSae ST ELEVATION --- PREST • VUKSIC LA QUINTA SQUARE ARCHITECTS 78-611 Highway 111 - La Quinta, CA 92253 �� �� 4d-530 SANPABLOAVE.9TE PAL..W1T,1 U }' 411.1R$ER T:—.—saes P: leo 1-- a 3 e 1r 3z• COLORED ELEVATIONS 3cele: N16— T -a — Aua —,zotd s"°° A2.11 LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 I nl IN N- O UT 0 a 6 32 ®0 BURGER FL000" R Vn EAST ELEVATION 1 Y'=i J tow 0j, c .TION KEYNOTE LEGEND NO: DESCRIPTION is 716'(3 COAT) EXTERIOR PUH[ LAND -MEN I PILAS I ER WITH ACRYLIC SMOOTH SAND FINISH, SEE PAINT SCHEDULE FOR COLOR 10 716"(3 COAT) EXTERIOR PORTLAND CEMENT PILASTER WITH ACRYLIC LIGHT DASHED FINISH, SEE PAINT SCHEDULE FOR COLOR 2 STONE VENEER, MFR: CORONADO STONE, PATTERN: PLAYA VISTA LIMESTONE, COLOR: CREAM 3 GLASS STOREFRONT DOOR, NATURAL ANODIZED ALUMINUM FRAME 4 TENANT SIGNAGE PER SEPARATE SIGNAGE PACKAGE AND TENANT SPECIFICATIONS 5 314' REGLET JOINT #15 SHEET METAL CONTROL JOINT I IN N,OUT AWNING PAINT LEGEND NO _ DESCRIPTION Pt MFR: DUNN EDWARDS, COLOR BONE CHINA DEM39 P2 -MFR: DUNN EDWARDS. COLOR', ALMOND [ATTE DE6143 P3 MFR: BENJAMIN MOORE, COLOR: VALLEY FORGE _BROWN _ P4 MFR: DUNN EDWARDS. COLOR: HOT JAZZ DEA107 P: MFR: DUNN EDWARDS COLOR: GOLDENROD DEA120 P R EST - V U KS I C Fc ELEVATIONS ARC H ITECTSScale. 31,6'=,-0" Date: OCTOBER 23, 20,4 44-530 SAN PABLO AVE STE PALM DESERT CA Sheel. n . T: 760 779 5393 F'. 760.779 5395 9 — A of LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 I INT -N -OUT I LJ I p0 BURGER 6' 3' fi 12 32 KEYNOTE LEGEND NO DESCRIPTION ta ]IB"(3CUAT)EXTERIORPORTIANUCEMENTPLASTER WITH ACRYLIC SMOOTH SAND FINISH, SEE PAINT MFR: DUNN EDWARDS, COLOR: BONE CHINA DEW339 MFR: DUNN EDWARDS. COLOR: ALMOND LATTE DE6143 SCHEOULEFOR COLOR _ 16 ]/8"(3 COAT) EXTERIOR PORTLAN D CEMENT PLASTER WITH ACRYLIC LIGHT DASHED FINISH, SEE PAINT SCHEDULE FORCOLOR 2 STONE VENEER. MFRCORONADO STONE. PATTERN: P4MFR: PLAYA VISTA LIMESTONE, COLOR: CREAM • 3 GLASS STOREFRONT DOOR, NATURAL ANODIZED _ ALUMINUM FRAME 4TENANT SIGNAGE PER SEPARATE SIGNAGE PACKAGE ELEVATIONS AND TENANT SPECIFICATIONS 5 3/4'REGLETJOINT 6 k15 SHEET METAL CONTROL JOINT ] .IN -N -OUT AWNING PAINT LEGEND NO: DESCRIPTION Pi P2 MFR: DUNN EDWARDS, COLOR: BONE CHINA DEW339 MFR: DUNN EDWARDS. COLOR: ALMOND LATTE DE6143 _ P3 MFR: BENJAMIN MOORE, COLOR'. VALLEY FORGE BROWN AMON P4MFR: DUNN EDWARDS, COLOR HOT JAZZ DEA107 P5 MFR: DUNN EDWARDS, COLOR: GOLDENROD DEA120 PREST - VASIC ELEVATIONS A R C H I T E C T S sale: 3/16.-1-4- C (.:OCTOBER23,2u14 44- 530 SAN PABLO AVE STE PALM DESERT, CA T: 76D]]95393 F:]60.]]9.5395 - Sh— A2. L 3 f MECHANICAL EQUIP TYP s MECHANICAL I I I I � MECHANICAL EQUIP, TYP--_ i ACC ESS DOOR BEYOND TO BE BELOW PARAPET PREST • VUKSIC SECTIONS LA QUINTA SQUARE SECTION 'A' 3'fi� T' o• K_-�ARCHITECTs ' N - N - O U ] Scale: 3116" = 1'-0" Dale: OCTOBER 23, 2014 78-611 Highway 111 - La Quinta, CA 92253 �I-- - � „-s3oSAN PABLOAVE sTE PALM DESERT, CA IN snaal, 0 3' 6 12' 32 ®D B U R G E R T: 160.]]9 5393 F: ]fi0 ]]9.5395 A2.14 LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 IN -N -OUT ®7\ BURGER HIGHWAY 111 VIEW LOOKING SOUTHEAST PREST • VUKSIC A R C H I T E C T S 1111 SAN YAII O III SI[ LMD—RI. CA— 171 —1 1 161 711111 IMi RENDERING soz e- ... DCTD.ERel M A2.20b LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 IN=N -OUT ®7\ BURGER HIGHWAY 111 LOOKING SOUTHWEST 's rlrCT1ANDSCAPINCREMOVEDTOSHOWAR HJTECTURE PREST • VUKSIC ol A R C H I T E C T S 44530 SAN PABLD AVE STr PAI M nnSERT, CA TT60 779.5393 F'. 760 779 5395 RENDERING S'- Dal,, OCTonrR 23, M4 A2.21 a LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 HIGHWAY 111 LOOKING SOUTHWEST _ PREST • VASIC ARCH I T E C T S _ 44 530 PABLO AVE STE PALM DESERT. CA ®O BURGER 17607795393 F,]607795395 IN -N -OUT RENDERING Scale: flare: OCTOBER 23, 2014 Sh- A2.21 b PARKING LOT VIEW LOOKING NORTHEAST ' 3ELLCI LANDSCAPING RLMGVLU TU 11 1— W ARCI IITLCTURL LA QUINTA SQUARE ,�° PREST - V UKSIC p RENDERING ARC AV ITE CTS N - N - 0 U T ��e Dxte OCTGBER �3 r�„ 78-611 Highway 111 - La Quinta, CA 92253 � 4a-SADSAN PAGLOAVF STF PAI mDFSFaICA Sl,ep, c�7 BURGER T1.7111,13 1'. 7.111,111 A2.22a LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 •�► IN-N•OUT ®O BURGER PARKING LOT VIEW LOOKING NORTHEAST 1.11 PREST • VUKSIC A R C H I T E C T S 44-530 SAN 4' 1-0 AVE. STE PALM DESERT, CA I'. 160]]95393 F'. 169 119 5 39 5 scale: dale:Q ToeER212014 sl-,, A2.22b LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 f 1111-N•OUT ®—\ BURGER PARKING LOT VIEW LOOKING NORTHWEST PILO I IAN—APING RtMOVtU TO SHOW ARCHITECTURE PREST • VASIC A R C H I T E C T S lid --SAN PAULO AVL STE PALM DESERT G/ T -1795J93 x7697295395 — - RENDERING Sr',Ic:: Dile: 1(;T13ER 23, ILPT A2.23a LA QUINTA SQUARE 78-611 Highway 111 - La Ouinta, CA 92253 n� BURGER PARKING LOT VIEW LOOKING NORTHWEST PREST • VASIC A R C H I T E C T S 90-630 SAN PABLO AVE STE PALM DE, -T, CA T'.-711531 171f T19!i345 - RENDERING S: A. D- _-FOBER 23. 2014 A2.23b 0— - Y c I I I THRU WALL SCUPPER f—y t �> I I I P Y I 1 I _ kiI I I I P.,. Y a FR UPPER R- O,F DRAIN TO LOWER ROOF BELOW .JtI � 4 oi,i F'-aE�IoFhij w hI ! "ACC�ESS DOOR OOR SLOPE 16'/'�-0 . WAC RIDGE LINE WAC r• . ` ACCE93000R d ecDEss 000R $ TOP24'-0' UPPER ROOF DRAIN TO LOWER tip?. MT ROOFBELOW T.0 P. 16-0" I 1 T.O.P. 22'-6=YIJIM PT Y' I I I BATTERED WALL M T.O. P. 11'-10" FF " ` f REST V UI�/SI�` ROOF PLAN LA QUINTA SQUARE Mi ( A R C H I T E C T Smm S9le Y16-,-0" Osla OCTOBER23,2014 78-611 Highway 111 - La Quinta, CA 92253LJ I IN -N -OUT 44-530 SANPABL .STE PALM DESERT, CA SAeel: 0' 3' 6- 12" 32' ate► BURGER % ` T 760.779.5393 F: 760.T/9.5395 A2.30 0. To`"P Y-0" 11j VC "4`G' WI 1W + I I p _ 1141 •f4 -to' +ss DRIVE TRRU mW � a1re" a` -.e^ f'a a•-ws- - e'-]vr �a ii r H 71 -.• V I i I FIRE RESER I — RESTAURANT I EXTERIORSEATING _ v ��a ; yy .. �•.�-----------4a. � _ 4 I I I 4`2' . • 4'L9' J P R EST - V U KS I C FLOOR PLAN LA QUINTA SQUARE IN - A R C H I T E C T S I� scale: 3It6-=ra- Date: ocroeER23, zota 78-611 Highway 111 - La Quinta, CA 92253 ��= 44-530 SAN PABLOAVE STE PALM DESERT, CAm Sheet 0--J �O BURGER T: 750]]9.5393 F:]60.]]95395 A2.40 0 3 6 32 F 34 COpn'idlEOlE14L MLI. NORTH WEST SOUTH EXTERIOR ELEVATION LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 EAST FLOOR PLAN FLOOR PLAN 0 PREST - VUKSIC I TRASH ENCLOSURE A R C H I T E C T S 8.1. Date: OCTOBER 23,2014 44530 SAN PABLO AVE. STE PALM DESERT, CA Sheet T: 760.779.M93 R 760.779)5395mm A2.50 AfMNFa-- FLOOR PLAN FLOOR PLAN 0 PREST - VUKSIC I TRASH ENCLOSURE A R C H I T E C T S 8.1. Date: OCTOBER 23,2014 44530 SAN PABLO AVE. STE PALM DESERT, CA Sheet T: 760.779.M93 R 760.779)5395mm A2.50 P1 - PAINT PLASTER COLOR: BONE CHINA -DEW339 MANUF: DUNN EDWARDS LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 P2 - PAINT PLASTER COLOR: ALMOND LATTE-DE6143 MANUF: DUNN EDWARDS P4 - PAINT PLASTER (ACCENT) COLOR: HOT JAZZ -DEA107 MANUF: DUNN EDWARDS P3 - PAINT PLASTER COLOR: BROWN VALLEY FORGE - HC -74 MANUF: BENJAMIN MOORE P5 - PAINT PLASTER (ACCENT) COLOR: GOLDEN ROD- DEA120 MANUF: DUNN EDWARDS PREST • VUKSIC IN-AOUT MATERIAL BOARD � � � � A R C H I T E C T S S� 1, 12. D- A,9-15 2014 �4-5305AN PABLO AVE STE PALMBESERT,CA ""' *'z BURGER T, 760 779 5393 F: 7607795395 MAT. BD. 1 't S1 -STONE VENEER PATTERN: PLAYA VISTA LIMESTONE COLOR:CREAM MANUF: CORONADO STONE PREST • VUKSIC IN-AOUT MATERIAL BOARD � � � � A R C H I T E C T S S� 1, 12. D- A,9-15 2014 �4-5305AN PABLO AVE STE PALMBESERT,CA ""' *'z BURGER T, 760 779 5393 F: 7607795395 MAT. BD. 1 F" 'eVe. f —111 —pie b0a'd 4 GNorth Elevation - —IF 1a , South Elevation —E-E.1- ALI 1-1-1101ERIF East Elevation West Elevation LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 APD Architecture, Inc. . I .' —4 V NY 1456 PREST VUKSIC COLORED ELEVATIONS A R C H I T E C T S DATE OCTOBER 22,2014 44-530 SAN PABLO AVE STE PALM DESERT CA Sh-: T: 760.779.5393 F. 760 779 5395 A3.1 0 EXTERIOR FINISH SCHEDULE o0. /No. IAUITLII 1111111111 EIIE—I-1 North Eleva South Elevation East Elevation --- �Vvusl Elevation LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 PREST VUKSIC ELEVATIONS APD Architecture, Inc. A R C H I T E C T S DATE OCTOBER22.2014 615 Fishers R,, 144— V,,,.,, NY 14564 44 MSANFABLOAVE.STE PALM DESERT, CA Sheet: 760,779.5393 F: 760 779.M95 A3.11 yroioweaeiFlser+,ieevorvoi__ /"`� BUILDING SECTION BU MING LA QUINTA SQUARE; PREST VUKSIC SECTION 78-611 Highway 111, La Quinta, CA 92253 APD Architecture, Inc. A R C H I T E C T S sGie: DATE OCTOBER 22.2014 ° 615 Fishers Run ' Vicl"rNY14564 94330SANPABLOAVE.STE PALM DESERT, DA s^aa^ A3.20 mm T: ]fi9.]]9 5393 F: ]60.]]9.5395 VIEW LOOKING SOUTHWEST 'LANDSCAPING REMOVED TO SHOW ARCHITECTURE NOTE: MOUNTAINS ARE FOR REPREEEN—INAL PURPOSES —4NU NOT INOICATNE OF THE U OUINTA MOUNTAIN RANGES BUILDING PERSPECTIVE -H. N,_ LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 NOTE. —N—A ARE FOR REPRESENTATIONAL FU—SES ONL. AHN NOT wVIEW LOOKI NGASOU Mll APDArchitecture, Inc. Vict,F NY's 14564 PREST VASIC A R C H I T E C T S 44-530 SAN PABLO AVE STE PALM DESERT, CA T: 760 — 5393 E: 76U 779 5395 RENDERING Scale: DATE'. OCTOBER 22, 2014 sh- A3.30 VIEW LOOKING SOUTH ANDSCAPING REMOVED TO SHOW ARCHITECTURE NOTE NOUNTAINSARE EOR REPRESENTATIONAL PURPOSES ONLY AND NOT INDICATIVE OE THE LA OUINTA MOUNTAIN RANGES BUILDING PERSPECTIVE LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 VIEW LOOKING SOUTH NOTE. MOUNTAINS ARE I OR RRPRESENITIDNAL PORAL—Ill AHD NOT INDIOATWE OF THE Ll CUINTA MOUNTAIN RANGES ' y } APD Architecture, Inc. Viiii rl�UVs 4564 PREST VASIC A R C H I T E C T S 44-530 SAN PABLO AVE STE PALM DESERT, CA T'. 760 779 5393 E. 720 719 5395 RENDERING ScaleDATE OCTOBER 22. 21H4 Eh- A3.31 VIEW LOOKING NORTHWEST 'LANDSCAPING REMOVED TO SHOW ARCHITECTURE NOTE. MOUNTAINS ARE FON IFF—ENTATIONAL PVRPOSE6 III All III INolcan I OF THE lA GONTA MOUNTAIN RANGES ` BUILDING PERSPECTIVE LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 NOTE. MOUNTAINS ARE FOR REINESENTARINALPNNPNSEs IILv ANO NOT No ,2(nl NQNNIA - NORTHWEST PREST VUKSIC x y... APD Architecture, Inc.. A R C H I T E C T Ss aie. 615 F", Itu� Victo56 r, NY 144 44-530 SAN PABLO AVE. STE PALM DESERT, CA E Sh— Vf T 760 779 5393 F: END 779 5395 RENDERING DATE. OCTDBER22,2014 A3.32 VIEW LOOKING NORTH 'LANDSCAPING REMOVED TO SHOW ARCHITECTURE NOTE. MOUNTAINS ARE FOR REPRESENTATIONAL PURPOSES ONLY AND NOT INDDATIVE OF THE IA OUINTA MOUNTAIN RANGES A VIEW LOOKING NORTH NOTE. MOUNTAINS ANE FOR REPRESENTATIONAL PUNROSESONLYANO NOT INOICATIVEOF THE IA OUINTA MOUNTAIN RANGES i BUILDING PERSPECTIVE LA QUINTA SQUARE PREST V ASIC RENDERING 78-611 Highway 111, La Quinta, CA 92253 y+ APD Architecture, rnc, A R C H I T E C T S Scale: DATE,OGTOBER22,2014 6,15 Fishers Run VIe'% NY 14564 44530 SAN PABLO AVE. STE PALM DESERT, S^G0h A3.33 Ti 760.779.5393 F: 780 ]]9.539595 =11411 VIEW LOOKING EAST 'LANDSCAPING REMOVED TO SHOW ARCHRECTORE NOTE, MONNTAINI ARE POR R 115ENTATIONAL PURPOSES ONLY AND NOT INDICATIVE OFTHE UOUINTA MOUNTAIN RANGES NOTE. MDUNTAws ARE FOR REPRESENTATIONAL PURP05E50N AND NOT INDICATIVI Al E av22KII w :rAiST BUILDING PERSPECTIVE VASIC I LA QUINTA SQUARE 78-611 Highway 111, La Quints, CA 92253 Rx APD Architecture, Inc. I c Vlcior ,NYg 14564 PREST VASIC A R C H I T E C T S 44-530 SAN PABLO AVE STE PALM DESERT, CA T: 760.779,5393 F:]60]]95395 RENDERING Scale,'_ DATE: OCTOBER 22.2014 5h- A3.34 ! Roof Plan LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 Iw.,xwav enEx I .,• .. 1 rowEre oaniry rvw, I –1 1 nreossgorcowwlrswo nxn�arecouwcnn.Erecsoenn creoF ra.E. Z. aeeEa a�EM����aE e Q �renwrxao��xre�F am QIY I I I Exxnuss vsxs ssE rnecx oas sTjseoPpPlFtf- II i, 1AT 11 "_PnrenrErs ...+ I wuxwar vnos oaA II LTJ iGy.F", rvo II 1-111A sonex 1 t caKxe� �II � a rr 1 ! 1 1� I rxrecucx aooE — 1 I iusuinlory r 1 �xE or EnEq�oae .�RrPI 9' �.� 1 � I � o reniseo raw,r II _ — 1 PREST VUKSIC ROOF PLAN APD Architecture, Inc. A R C H I T E C T S $pale: DATE: OCTOBER 22,2014 Run he F 615 isrs AVE.TE PALM DESERT, CA Sheet ^ ^ O VicF', Y 14564 44-530 SAN PABLO SS/", L} T: 760 779.5393 F: 760 779 5395 ...ivd sxra. ----�rvrvrxEnrEa�,�E�f ouu xeo cooler leE�awl �I o� �I 5 »G Iw.,xwav enEx I .,• .. 1 rowEre oaniry rvw, I –1 1 nreossgorcowwlrswo nxn�arecouwcnn.Erecsoenn creoF ra.E. Z. aeeEa a�EM����aE e Q �renwrxao��xre�F am QIY I I I Exxnuss vsxs ssE rnecx oas sTjseoPpPlFtf- II i, 1AT 11 "_PnrenrErs ...+ I wuxwar vnos oaA II LTJ iGy.F", rvo II 1-111A sonex 1 t caKxe� �II � a rr 1 ! 1 1� I rxrecucx aooE — 1 I iusuinlory r 1 �xE or EnEq�oae .�RrPI 9' �.� 1 � I � o reniseo raw,r II _ — 1 PREST VUKSIC ROOF PLAN APD Architecture, Inc. A R C H I T E C T S $pale: DATE: OCTOBER 22,2014 Run he F 615 isrs AVE.TE PALM DESERT, CA Sheet ^ ^ O VicF', Y 14564 44-530 SAN PABLO SS/", L} T: 760 779.5393 F: 760 779 5395 ...ivd sxra. PLAN LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 O 1 umnr IL r ... LJ 11� [Ell i --1 -1 :J� 1 D O E:j ZI 5i ox'ry PREST V FLOOR PLAN b S UKSIC APDArchitecturc,Inc. ARC H ITE CTS I scale: DATE: OCTOBER 22, 2914 615Fict, NY 14564 Run I M— SAN PABLO AVE. STE PALM DESERT, CA SM1eet A3.50 T: 760.]]95393 F: 760.])9, 5395 P1 - PAINT PLASTER COLOR NO.: 3/4 1945 FINISH: 20/30 SAND MANUR OMEGA PRODUCTS INTERNATIONAL P2 - PAINT PLASTER P3 - PAINT PLASTER COLOR NO.: 1/2 71 COLOR NO.: TO MATCH METAL FINISH: 30/30 SAND FINISH: 20/30 SAND MANUF: OMEGA PRODUCTS MANUF: OMEGA PRODUCTS. INTERNATIONAL INTERNATIONAL LA QUINTA SQUARE 78-611 Highway 111 - La Quinta, CA 92253 1 A" Al - METAL- WALLS & FASCIA COLOR NO.: SILVER METALLIC FINISH: ALUMINUM A2 - METAL - WALLS & FASCIA COLOR NO.: SLATE GREY FINISH: ALUMINUM S1 -STONE VENEER. PATTERN: PLAYA VISTA LIMESTONE COLOR:CREAM MANUF: CORONADO STONE PREST • VUKSIC ALDI MATERIAL BOARD APD Architecture, Inc. ( A R C H I T E C T S Scale. 12' = 1'-0' Del A19ust 15, 2614 5151•iNY Run 445305ANPADLOAVE STE PALM DESERT, CA Sheet MAT. BD. 2 Vl15F,,hY 145'4 T: 760 779 5393 F: 750 7]9 SJ95 LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 Sign Program PREST • VUKSIC A R C H I T E C T S 44-530 SAN PABLO AVE. STE PALM DESERT, CA IM T: ]60.]]9.5393 F: 160.]]9.5396 TITLE PAGE SC.1.: DATE. OCTOBER 17, 2014 S" S P 1 Sign Program La Qua ell The purpose of the sign Program for La Quinta Square is to ensure: design guidelines, production, implementation, consistency, quality coordination, proportion, enhancement, image compatibility between all signs within the Sign Program area. As such, the Sign Program is intended to address placement, color, style, sign material, and their consistency on the property. It will also assure visually appealing signage which also meets Corporate defined sign criteria for National Trademarked tenants. This program also serves to communicate particular tenant sign parameters to compliment the project as a whole, while achieving a unified, attractive balanced appearance. Although the Sign Program exhibits establish letter and sign dimensions, all signage shall comply with applicable provisions of the Zoning Ordinance and land use plans of the city of La Quinta unless described or shown differently within this program. Applicability: A sign program is a coordinated sign plan for an individual building or a group of buildings. For those signs requiring a program, no permit shall be issued for an individual sign unless and until a Sign Program for the lot on which the sign will be erected has been submitted and approved by the City in conformance with the City of La Quinta Sign Ordinance. General Requirement, Standards and/or Provisions: All signs shall be constructed, installed and maintained in accordance with the following standards' 1, All sign (s) shall comply with the Sign Program, current local zoning, meet with the provisions of the Uniform Building and electrical codes, be maintained in good structural condition and appearance, and MUST be Underwriters Laboratory (U.L.) and BEAR the U.L. listing. 2. Prior to sign fabrication or installation, tenant/owner shall submit three (3) copies of the proposed signage to the City of La Quinta for approval. In the case of a "tenant", they shall submit the (3) three copies to the owner of the building they reside for approval before submitting to the City of La Quinta. Drawings must include sign location, size, layout design and colors(s), including lettering and /or graphics. See "Submittal Requirements", "Approvals" and "Final Inspection of Sign Installation" for further information. 3. Once a City of La Quinta sign permit is obtained, a copy of the permit shall be provide to the ownership of the tenant's building (if applicable) 4. All costs of signs, installation and permits shall be at the sole expense of the owner/tenant and their California C45 licensed Sign Contractor are responsible for fulfillment of all requirements of this sign program. 5. Sign Contractor shall provide Owner's Association with Certificate of Insurance naming Owners Association and any other designated party as additional insured showing evidence of worker compensation and public liability insurance against all damage suffered or done to any and all persons or property while engaged in the construction or erection of signs in the amount of $1,000,000.00 per occurrence. LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 a fidw PREST • VUKSIC A R C H I T E C T S 44-530 SAN PABLO AVE. STE PALM DESERT. CA T: 780.779.5393 R 780.779.5395 INTRODUCTION DATE: OCTOBER 17.2014 SP 2A Sign Program � yj °; vests ' f, 6. Sign Contractor shall warrantee the entire sign display for (2) years from date of installation again defects in material and workmanship. Defective part shall be replaced without charge 7. The tenant, the tenant's agent and/or the tenant's sign contractor and/or general contractor shall be responsible for obtaining any and all permits required. 8. Maintenance of Signs is the responsibility of the owner/tenant to maintain all element of its sign in a first class condition at all times 9. Former tenant(s) shall be responsible for the removal of the signage, including: sealing patching, painting, and electrical disconnect (s). Removals to be completed within a 10 (ten) day period of lease termination at the tenant's expense. It is required that you use a sign contractor for signage and signage component removal and electrical disconnect, and a painting contractor for finishing and painting work. All repair work must match the building color and texture. Working area must be left in a neat and clean condition and the surface that held the sign be left in a new -like or original appearance (a patch like appearance is unacceptable) at the departing owner's/tenant's sole expense. 10. Prohibited Signs include the following: a. Signs emitting audible sounds, orders or visible matter. b. Flashing, animated, moving, pulsating, electronic, and reflective and/or search lighting or sign(s) not specifically mentioned herein shall be permitted. C. Banners or pennant signs, except for temporary banners for new businesses, limited to 30 days. d. Light bulb strings e. Sign which simulate in color or design a traffic sign or which uses characters, symbols, or works in a manner that may interfere with, mislead or confuse pedestrian or vehicular traffic. f. Changeable copy signs, either electronically or manually controlled. Allowed Portable Signs: a. Chalkboards, sandwich boards or A -frame sign to be in compliance with City codes. 11. It is the responsibility of the sign applicant to verify all sign locations and/or field condition, conduit and primary and electrical locations and services, prior to installation of any sign(s) 12 No exposed raceways, crossovers, conductors, wiring, or junction boxes. Transformer boxes will be used to cover and/or conceal transformers. All bolts, fastenings, and clips shall be non "rust prone" and painted to match the exterior building color permitted. (Exception: when the designated sign location(s) has support beams, no access, and/or a non -working and/or building inspector area behind the designated sign location a raceway may be incorporated if the raceway is designed to be an architectural element that is aesthetically pleasing.) 13. Tenant will be responsible for its sign contractor to indemnify, defend and hold harmless the Owners Association and its agents from any damage or liability resulting from the contractor's work. LA QUINTA SQUARE P R EST - V U KS I C INTRODUCTION 78-611 Highway 111, La Quinta, CA 92253 - ySMM. s -e: CATE:OCTDBER,1. \;A � ara 44-530 SAN PABLO AVE. STE PALM DESERT. CA Sheet: ^ /� T: 760.779.5393 F: ]60.119.5395 P L Sign 1 La Square 14. Sign labels that pertain to construction and installation shall be permitted and placed in a conspicuous location for inspections and/ or emergencies 15. Penetrations of the building structure required by installation (s) shall be neatly sealed in a "water tight" condition and painted to match exterior surface,. 16. Sign(s) shall have access and/ or adequate "crawl space" for inspection(s) and servicing. 17. No live and/ or simulated animals or humans may be used as a sign 18. No sign(s) shall be permitted that pose a nuisance or hazard. 19. No exposed lamps, tubing, and/or bulbs, shall be permitted. Shielded neon or LED Tube lighting shall be permitted with Landlord and City of La Quinta approvals 20. Roof sign(s) or projected sign(s) shall not be permitted. 21. Temporary identification signs such as: construction, developer, seasonal promotions and/or compliance non -illuminated advertising displays permitted as per La Quinta City Code. Some time restrictions may apply. 22. Sign(s) that project onto the public right-of-way shall not be permitted. 23. The tenant will be responsible for the maintenance of their sign (s). Repairs may be required within 30 (thirty) days of repair/ servicing. If not mitigated within 30 (thirty) days, the Landlord may repair and/or service the sign at the tenant's expense. 24. Owner's association shall reserve the right to have architectural control over the retail buildings except for the Market and Drive-thru Restaurant buildings not withstanding any agreements in existing Development Agreements. 25. Sign contractor to obtain structural construction documents and visit project site to confirm shear wall locations prior to installing signage. No penetrations of any kind in existing shear walls will be allowed without Architect of Record's review/approval and written documentation approving location or locations and sizes of penetration by a Structural Engineer licensed in the State of California. Excludes the Market and Drive-thru Restaurant building. LA QUINTA SQUARE P R EST - V U KS I C INTRODUCTION 78-611 Highway 111, La Quinta, CA 92253 �, , A R C H I T E C T S s gle: DATE DCTDEER17,2010 �,r T: 760. 5AN 9.5393 GAVE. STE PALM OESERT, CA Sheat: SP 2C T: ]80.]]9.5393 F: ]80.]]8.5395 Sign Program La Qu�nft --] IV zn �. Specifications for Retail Building Signs: 1. Signs shall be individual mounted illuminated LED Reverse Channel lettering, pan channel lettering, enclosed neon or L.E.D.. All other letter styles as approved by landlord and City. 2 Reverse Channel lettering and logo (s) to be fabricated from aluminum, formed into a pan Channel configuration with approximately 2" —4" return and "pinned" of the building fascia approximately 1 %". 3. Sign illumination may range from 4500— 6500 neon or equal with 30MA transformers. LED maybe supplemented in place of neon. 4. Maximum Sign Area is limited to one (1) square foot for each linear foot of business frontage, leaseline to leaseline, not to exceed fifty (50) square feet. Sign length shall not exceed 75% of the business frontage of building panel upon which it is placed, whichever is shorter. 5. Quantity allowed: a. Tenants occupying interior suites shall be allowed (1) one sign on front of suite (1) sign on rear of suite b. Tenants occupying end suites shall be allowed (3) signs, (1) one each elevation, Front Rear and Sides. C. Tenants occupying entire building (stand -a -lone) shall be allowed (1) one sign per each elevation. 6. Tenant signs shall include the business name only as registered on the lease agreement. 7. Lettering to be single line or double line copy as noted and shown on elevation. 8. Lettering referenced herein shall be consistent with tenant's national branding identity. Signage may be any color approved by the Landlord and the City that is considered complementary to the color palette of the commercial park. The Landlord reserves the right to alter the hue of any color to make it more subdued. Logos referenced herein shall be aesthically tasteful and subject to approval by landlord and City of La Quinta. 9 Tenant (s) with nationally recognized lettering and/or logo (s) I.E., trademarks and/or franchises must provide the Landlord and sign contractor copies for permitting. The tenant is responsible for conformance to the type of sign signage area allocations and must be approved by the Landlord and the City Of La Quinta. *SEE PROVISIONAL CLAUSE LA QUINTA SQUARE PREST - VU KS IC INTRODUCTION ARCHITECT S Scele' DATE'. OCTOBER IT 2014 78-611 Highway 111, La Quinta, CA 92253 Air E 44.530 SAN PABLOAVE.STE PALM DESERT, CA SBeeII SP 2D T: ]60.778.5393 F: ]60.]]9.5395 Sign / 1 La M,M , , w ,I, t ., R?� square 10- In general, lettering height should not exceed 12" as shown in the attached elevations. Exceptions may be considered for short signs that could have slightly larger letters without looking out of scale. Logo areas are in addition to this and shall not exceed 9 sq.ft. Signs and logos to stay within the zones outlined on the attached elevations. 11. Federally Registered corporate colors are allowed or colors as approved by applicable governmental agencies. 12 For future retail building's signage, owner/tenant(s) will need to submit exterior elevations showing designated areas for signage, sign exhibits and materials that meet the sign program for City of La Quinta's approval. Specifications for Drive-thru Restaurant: 1. See attached exhibits for Drive-thru Restaurant Building Sign Specifications for Market Building Signs: 1. See attached exhibits for Market Building Sign Specifications for project identification signs: 1. One project identification sign per entry shall be permitted. 2 Project identification Sign(s) shall be double sided with a maximum of 50 sq. ft. on each side per sign. 3. Project Identification Sign(s) shall have a maximum height that shall not exceed eight (8) feet, measured from top of monument curb. An architectural accent element may exceed the maximum height if it is clearly an aesthetic enhancement and does not contain any signage. 4 Signs shall be tenant cabinet lit thru face, halo -lit reversed channel lettering and/or face lit pan channel lettering. Sign(s) to blend with architecture of building, as depicted on exhibit. LA QUINTA SQUARE P R EST - VU'I C INTRODUCTION 78-611 Highway 111, La Quinta, CA 92253 , A R C H I TEC T S Sp,¢: DATE,..TD R,,,2 , qy fg� 44-530 SAN PABLD AVE. STE PALM DESERT, CA ShW: S P 2 E F T: 76D.779.5393 F: �fiO.]�9.5395 Sign Program La square k h 5. Color options: Color as depicted on exhibit or as approved by Landlord and the City of La Quinta. 6, Sign(s) to blend with architecture of building, as depicted on exhibit. 7. Tenant(s) sign placement will be arranged on the monument sign(s) per Owner's association agreement with each tenant Sign construction and lettering to be approved by Landlord and City. 8. For Sign Program purposes, a building shall be mutually exclusive and "stand alone". 9 Letter type as approved by landlord and City or per national branding needs subject to approval by Landlord and City, 10. Lettering to be vinyl if on removable panels, or machine cut metal or plastic if individually mounted to a surface. 11. See attached Exhibit for monument signs: Specifications for window signs (Secondary) 1. One for parking lot side only. 2. Not to exceed 18" x 18", includes hours of operation. 3. Copy shall be matching cut vinyl lettering. 4. Lettering to be at least 1" in height. 5. Lettering type to be Helvetica (Medium) or Optima, or as approved by landlord and City. 6. Lettering to be face or reverse/ second surface applied. If timing prevails on window, it is recommended that a face application process is used. LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 PREST • VUKSIC A R C H I T E C T S Yl - ncrama 44-530 SAN PABLD AVE. STE PALM DESERT, CA IM PPPP T; 760.779.5393 F: 760.]79.5395 INTRODUCTION Scale: DATE: OCTOBER 17.2014 5ha'" SP 2F Sign • • square �. 7. Lettering color to be Eggshell Submittal Requirements: A sign application consistent with this program shall consist of the following: For each proposed sign application on the building, the following shall be specified or drawn to scale and dimensioned plans (Min. 11x17= 1 Yz" = V-0): 1. A dimensioned location of each sign in the building and/ or property. 2. Sign dimensions including letter height, color, sign length and sign projection from the building. 3. Color scheme. 4. Type style or graphic style. 5. Material being used. 6. Method of installation/ attachment/ cross-section 7. Site plan indicating the location of the occupant space on the site. 8. Fabrication and installation details, 9. Provide a Photoshop representation of signage and graphic logo superimposed on a photograph where signage is to be located. Provide a photograph to include entire storefront and neighboring tenants. All permits for sign (s) and their installation shall be obtained by the sign applicant (s). The sign applicant shall satisfy all requirements and specifications herein LAQUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 PREST • VUKSIC ARCHITECTS +: 44530 SAN PABLO AVE. STE PALM DESEftT, CA S11eet: T: 760.779.5393 F: 760.]]8.5385 INTRODUCTION DATE: OCTOBER 17,2014 SP 2G Sign Program Laa m*mu ,quare Binding Effect: No sign shall be erected, constructed, installed, displayed, altered, placed or maintained except in conformance with this program. In case of any conflict between the provisions of this program and any other provisions of Chapter 9.160 of the City Zoning ordinance, the City Zoning Ordinance shall prevail. Approvals: The design and construction of the tenant's signage must receive written approval by the Landlord/ Owner and the City of La Quinta before fabrication and installation. The owner's or manager's written approval shall be submitted to the City, along with a completed City application, approved plans, and fees. Owner's approval shall be based on the following: 1. Conformity to the provisions of this sign program. 2. Complete information, i.e. contractor's name, company name, address, license number, and workers compensation number. To secure the owners approval, 3 (three) copies of the design drawing of the signage must be submitted directly to the Owner. Final Inspection of Sign Installation: 1 The installing sign contractor shall call the City for a final inspection after having installed the sign. 2 The Final Inspection Card must be maintained on file with the Sign Contractor. 3 Signs that deviate from this Sign Program will be removed at the tenant's expense LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 PREST • VUKSIC A R C H I T E C T S 44-530 SAN PABLO AVE. STE PALM DESERT, CA T: ]60.7]9.5393 F: 760.779.5365 INTRODUCTION Scale: DATE'. OCTOBER 17 2014 Zt SP 2H *Provisional Clause: This Sign Program is intended to address nearly all sign types while adhering to City sign codes and facilitating business operations. It is understood that a tenant could have sign needs that may not "fit" the Sign Program. With this understanding and in all fairness to applicants, landlord and the La Quinta Community Development Department will reserve the right to review proposals on a "case by case" basis. Applicants that fall into this category are strongly encouraged to meet with the landlord and the Community Development Departmentrp for to sign design to review and exhaust all options prior to using said provision due to legal sensitivity and extended lead times of provision: The following situations are candidates for this provision: Franchise/ Business Opportunities/ Operations Systems that specifically mandate certain lettering and/ or logos. Hardships as set forth in the City Code. A letter will be required from tenants on corporate letterhead indicating the business noted on #1 above plus an approval from the owner approving provision. THIS MUST BE SUBMITTED WITH APPLICATION TO SATISFY CITY OF LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT SIGN APPLICATION REQUIREMENTS. BE ADVISED: This clause is set forth to be fair and just. If it is determined that if this provision has been disregarded, abused, altered or falsified in any way, the offending tenant will be cited, and the sign may be removed by Landlord within 30 days of citation, and legal action may be initiated. LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 Y1�41 - PREST • VUKSIC gT A R C H I T E C T S S a,e: 44-530 SAN PABLO AVE. STE PALM DESERT, CA Sh.1: T: 760.779.5393 F: )60.]'/8.5396 INTRODUCTION DATE: OCTOBER 17 2010 SP 21 Sign Program La QWMU N nor N_ Insurance: Sign contractor shall provide Owners Association with Certificate of Insurance naming Owners Association and any other designated party as additional insured showing evidence of workers compensation and public liability insurance against all damage suffered or done to any and all persons or property while engaged in the construction or erection of signs in the amount of $1,000,000.00 per occurrence. Guarantee: Entire sign display shall be warranted by sign contractor for two (2) years from date of installation against defects in materials and workmanship. Defective parts shall be replaced without charge. Maintenance of Signs: It is the responsibility of the owner/tenant to maintain all elements of its sign in a first class condition. Any future damage caused to the building by removal of its sign must be properly repaired, patched and painted to achieve a like -new condition at the sole cost of the owner/tenant. LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 PREST • VUKSIC A R C H I T E C T S 44-530 SAN PABLO AVE. STE PALM DESERT, CA &.1.: GATE: OCTOBER IT 2010 ShB - S P 3 SOUTH BI MON DRIVE DOUBLE SIDED MONUMENT 49,8 SQUARE FEET 7.5" Letter Heig ht (MAXIMUM ALLOWABLE 50 SQUARE FEET) — _ _ I --OUT BURGER 711 Height Tenant Panner, FOOD MARKS Routed Aluminum Almc Painted DE6143 Almond Lane V Not far Color Match _ 07 1/2"Push-Thru AcryNc Digitally Printed Vinyl Face 1 21 °' X 86" TENANT I Coronado Stone Play Vista Cream Not For Color Match I � NOTFOR COLOR MATCH 92* NOTE: TENANT POSITIONS AS SHOWN ON THE MONUMENT SIGNS ARE ILLUSTRATIVE ONLY LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 HWY 111 DOUBLE SIDED MONUMENT 49,8 SQUARE FEET 7.5" Letter Height (MAXIMUM ALLOWABLE 50 SQUARE FEET) FOOD MARKET 7.5" rHeight Tenant Panels LO 21" X 86rr TENANT Routed Aluminum Painted DE6143 Almond Latta v Net For Calor Match i 0b 1/2" Push-Thru Acryle Digitally Printed Vinyl I ` w UT Coronado Stone BURGER Play Vista Cream _ No For Color Match NOTFOR COLOR MATCH 92 PREST - VUKSIC MONUMENT DETAIL AR C H I T E C T S Seale: DATE: OCTOBER 17.2014 io 44530 SAN PABLO AVE. GTE PALM DESERT, CA V 55eat: V I T: 750.779.5393 F: 760.779.5395 i SP 4A 36" • Quinta Square, Logo i Routed Aluminum Panel 15.0 SQUARE FEET (MAXIMUM ALLOWABLE 50 SQUARE FEET) 1/2"Acrylic Pus -Thr Brushed Aluminum Face Painted DE6139 Summerville Brown EAST Not Her Color Match BRADN DRIVE DOUBLE SIDED MONUMENT SOUTH BI MON DRIVE DOUBLE SIDED MONUMENT 49,8 SQUARE FEET 7.5" Letter Heig ht (MAXIMUM ALLOWABLE 50 SQUARE FEET) — _ _ I --OUT BURGER 711 Height Tenant Panner, FOOD MARKS Routed Aluminum Almc Painted DE6143 Almond Lane V Not far Color Match _ 07 1/2"Push-Thru AcryNc Digitally Printed Vinyl Face 1 21 °' X 86" TENANT I Coronado Stone Play Vista Cream Not For Color Match I � NOTFOR COLOR MATCH 92* NOTE: TENANT POSITIONS AS SHOWN ON THE MONUMENT SIGNS ARE ILLUSTRATIVE ONLY LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 HWY 111 DOUBLE SIDED MONUMENT 49,8 SQUARE FEET 7.5" Letter Height (MAXIMUM ALLOWABLE 50 SQUARE FEET) FOOD MARKET 7.5" rHeight Tenant Panels LO 21" X 86rr TENANT Routed Aluminum Painted DE6143 Almond Latta v Net For Calor Match i 0b 1/2" Push-Thru Acryle Digitally Printed Vinyl I ` w UT Coronado Stone BURGER Play Vista Cream _ No For Color Match NOTFOR COLOR MATCH 92 PREST - VUKSIC MONUMENT DETAIL AR C H I T E C T S Seale: DATE: OCTOBER 17.2014 io 44530 SAN PABLO AVE. GTE PALM DESERT, CA V 55eat: V I T: 750.779.5393 F: 760.779.5395 i SP 4A Sign Program I N=N= UT e�o,zs'cowcry rcumr ERC3BUR � �N,aN,°o�Nn�xn G � �.BUCN IOUttINn OxosUrvlaC[ Gi LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 HWY 111 DOUBLE SIDED MONUMENT 49.8 SQUARE FEET 7.5" Letter Height (MAXIMUM ALLOWABLE 50 SQUARE FEET) r r FOOD MARKET —' — — 7.5"1 "'- rHeight Tenant Panels 21 %� ss" TENANT Routed AluminumT Painted DE6143 Almond Latte Not For Color Match pD 1/2" Push-Thru Acrylic Digitally Printed Vinyl Face N=N=OUT Coronado Stone BURGER Play Vista Cream Not For Color Match . F. 1�..�.� r.za-�y �. • Y II_j '� � RI 711_ v` P%T.�.. ` 1..� a. F �� I NOT FOR COLOR MATCH 92 PREST • VUKSIC A R C H I T E C T S 44-530 SAN PABLO AVE. STE PALM DESERT, CA T: ]60.]79.5393 F: 760.779.5395 MONUMENT DETAIL &.I°: DATE. OCTOBER 17, 2014 Sha SP 4B �'' r�M � � •;« r it .1� y ® = LARGE MONUMENT LOCATIONS (2) TWO TOTAL ® = SMALL MONUMENT LOCATIONS (1) ONE TOTAL u PIT ppII II EXISTING I II RETAIL b � II I I 6 HIGHWAY 111 -._-___ - - I SIMON DRIVE I SIGNAGE SITE PLAN PREST � V �JKSI� MONUMENT LA QUI NTA SQUARE SITE PLAN 78-611 Highway 111, La Quinta, CA 92253 A R C H I T E C T S scale: DATE OCTOBER 17 2014 44-530 SAN PABLO AVE. STE PALM DESERT, CA Shee,: S P 5 T: 780.779.5393 F: ]90.7]9.5395 I • M • • CHANNEL LETTER SECTION L.E.D. HALO ILLUMINATION 3' ALUMINUM RETURNS EACH LETTER FASTENED BY MINIMUM OF 4 #10 SCREWS WITH STUCCO APPROVED ANCHORS te.F ALUMINUM FACE L.E.D. MODULES 3A 6" POLYCARBOMATE BACKS MAIF NUTS Low VOLTAGE WIRE :RS PEGGED OFF WALL 1-112'SPACERS ALL WALL PENETRA➢ONS TO BE SEALED WITH UL LISTED SILICONE SEALANT U.L. 48 NEC ELECTRICAL CODE 2010 THI5 5IGN 15 INTENDED TO BF IN5TALLED IN ACCORDANCE WITH REQUIREMENTS OF ARTICLE 600 ON THE NATIONAL ELECTRIC CODE AND OR OTHER APPLICABLE LOCAL CODE5. THI5 INCLUDE5 PROPER GROUNDING AND BONDING OF THE SIGN. CHANNEL LETTER CONNECTION DETAIL HOU5E POWER TRANSFORMER U.L. LISTED AND LABELED COMPLIES WITH 2013 CA ELECTRIC CODE, ARTICLE 600 LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 Specifications for Retail Building Signs: 1. Signs shall be individual mounted illuminated LED Reverse Channel lettering, pan channel lettering, enclosed neon or L.E.D. All other letter styles as approved by landlord and City. 2. Reverse Channel lettering and logo (s) to be fabricated from aluminum, formed into a pan Channel configuration with approximately 2" —4" return and "pinned" of the building fascia approximately 1 %:". 3. Sign illumination may range from 4500 — 6500 neon or equal with 30MA transformers. LED may be supplemented in place of neon 4. Maximum Sign Area is limited to one (1) square foot for each linear foot of business frontage, leaseline to leaseline, not to exceed fifty (50) square feet. Sign length shall not exceed 75% of the business frontage of building panel upon which it is placed, whichever is shorter. 5. Quantity allowed: a. Tenants occupying interior suites shall be allowed (1) one sign on front of suite (1) sign on rear of suite. b. Tenants occupying end suites shall be allowed (3) signs, (1) one each elevation, Front Rear and Sides. C. Tenants occupying entire building (stand -a -lone) shall be allowed (1) one sign per each elevation. 6. Tenant signs shall include the business name only as registered on the lease agreement. 7. Lettering to be single line or double line copy as noted and shown on elevation. 8. Lettering referenced herein shall be consistent with tenant's national branding identity. Signage may be any color approved by the Landlord and the City that is considered complementary to the color palette of the commercial park. The Landlord reserves the right to alter the hue of any color to make it more subdued. Logos referenced herein shall be aesthetically tasteful and subject to approval by landlord and City of La Quinta. 9. Tenant (s) with nationally recognized lettering and/or logo (s) I.E., trademarks and/or franchises must provide the Landlord and sign contractor copies for permitting. The tenant is responsible for conformance to the type of sign signage area allocations and must be approved by the Landlord and the City Of La Quinta. * SEE PROVISIONAL CLAUSE 10. In general, lettering height should not exceed 12" as shown in the attached elevations. Exceptions may be considered for short signs that could have slightly larger letters without looking out of scale. Logo areas are in addition to this and shall not exceed 9 sq.ft. Signs and logos to stay within the zones outlined on the attached elevations. 11. Federally Registered corporate colors are allowed or colors as approved by applicable governmental agencies. 12. For future retail building's signage, owner/tenant(s) will need to submit exterior elevations showing designated areas for signage, sign exhibits and materials that meet the sign program for City of La Quinta's approval. PREST • VUKSIC A R C H I T E C T S S.M.: 44-530 SAN PABLO AVE. STE PALM DESERT, CA S".t: T: ]fi0.]]9,53B3 F: ]60.)]9.5395 CHANNEL LETTER CONSTRUCTION DATE: OCTOBER I], 2014 SP 6 Sign Program Ls Quints Square FUTURE RETAIL BUILDING'S SIGN ELEVATIONS TO BE SUBMITTED WHEN FUTURE RETAIL BUILDING IS SUBMITTED FOR ENTITLEMENT WITH THE CITY OF LA QUI NTA PLANNING DEPARTMENT LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 PREST • VUKSIC A R C H I T E C T S 44530 SAN PABLO AVE. STE PALM DESERT, CA IN T: 780.779.5393 F: ]80.]]9.5385 RETAIL ELEVATIONS Scale: DATE: OCTOBER 17, 2014 S" SP 7 Sign / • IQ M N wrM1r•, rill � r • r IH' 6�10 lei, Tl -1iN-N-our 5/1 MONUMENT SITE PLAN DATE: OCTOBER 17,2014 SP 8 ELEVATION VIEW SIOE VIEW SIGN SPECIFICATIONS: SQUARE FOOTAGE CALCULATIONS: S/F INTERNALLY ILLUMINATED ALUMINUM CHANNEL LETTER SIGN DISPLAY WITH FORMED COPY & ARROW. COLORS/ MATERIAL PER BELOW: - - UPPER ARROW: 11.6 S.F. ARRONL. FABRICATED CHANNEL WITH RETURNS PAINTED TO MATCH "BONE CHINA" SP 514 BY DUNN EDWARDS W/ SATIN FINISH, FORMED COPY: 7.9 S.F. YELLOW #2037 ACRYLIC FACES WITH 1"YELLOW TRIMCAP. LED ILLUMINATION. .COPY: LOWER ARROW: 0.5 S.F. FABRICATED CHANNEL WITH RETURNS PAINTED TO MATCH "BONE CHINA" SP 514 BY DUNN EDWARDS W/SATIN FINISH, FORMED RED #211-1 ACRYLIC FACES WITH 1" GOLD TRIMCAP. REO LED ILLUMINATION (SEE ABOVE). TOTAL SIGN AREA: 20.0 S.F. CHANNEL LETTERS TO BE 4" DEEP/ ALL SIGNS TO BE U.L. LISTED & INSTALLED ONTO BUILDING AS REQUIRED. SIGN STANDARDS 12/10 LA QUINTA SQUARE PREST • VU SIC 78-611 Highway 111, La Quinta, CA 92253 IgnMM ARCHITECTS Bce,e: 44-630 SAN PABLO AVE. STE PALM DESERT, CA T; 760,]]9.5793 1: ]60.]]9.5395 Seel: MONUMENT SITE PLAN DATE: OCTOBER 17,2014 SP 8 ihs• • �Y'` ��w ■ r -!r r r' L � I LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 C SOUTH ELEVATION ,, WEST ELEVATION PREST + VUKSIC A R C H I T E C T S '+ 44-530SANPABLOAVE.STE PALM DESERT, LA T:7 0.179.53B3 F: 780.119.S395 IN -N -OUT ELEVATION Scale: WE OCTOBER 17.2014 .Z.t SP 9A Sign Program LA QU I NTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 z EAST ELEVATION PREST • VUKSIC ■�/ A R C H I T E C T S 44-530 SAN PABLO AVE. STE PALM DESERT, CA T T: 760.779.5393 F: 760.119.5395 IN -N -OUT ELEVATION Scale: DAT E: OCTOBER 11, 2014 S SP 9B Sign • • square 7 is jp,U. DETAIL CONSTRUCTION & ELECT, a /"_p SCNL 1/pY.I'_p " LoTJ D "SLATE GRAY" (abinet(olor io 1 is tr +I +' IJ' N' qY 9 vuu. i2a SIDE SECTION SrrlG i/Y•i'-p MONO L NIM W wnm -17 LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 NLLAR(:FD SECTION SCALE: 4'-1'-0- C6LORMATCHING a,aNNN ELECTRICAL SPECS 5.9 TOTAL AMPS (i) CIRCUIT REQUIRED 7' x G' ILLUMINATED WALL SIGN Sharp Corner / S-ngle-Faced PREST - VUKSICALDI SIGN SPECS - A R C H I T E C T S Scele: DATE OCTOBER 17.2014 44-530 SAN PABLO AVE. STE PALM DESERT. CA MM sheat. S P 10 T: 760.779.5393 F: 760.19.5395 Sign Program La qwntsl LA QUINTA SQUARE 78-611 Highway 111, La Quinta, CA 92253 (. i�orin uevanon South Elevati n r"East Elevation west tievarion J PREST • VUKSIC A R C H I T E C T S s 44530 SAN PABLO AVE, STE PALM DESERT, CA T: 730.779.5393 F: 760.779.5395 L ti ALDI ELEVATIONS DATE'. OCTOBER 17 2014 SP 11 I� PREST •VUKSIC A R C H IT E C TS August 15, 2014 Jay Wuu Associate Planner City of La Quinta Community Development Department 78495 Calle Tampico La Quinta, CA Project: La Quinta Square ATTACHMENT 4 Re: Request for stand-alone buildings be allowed (4) four sign (one per building elevation) Dear Jay, We are requesting that La Quinta Square's stand-alone buildings be allowed to have (4) four frontage signs, one per side. The City's sign ordinance 9.160.090 E. Sign Adjustments allows for additional signs if planning commission determines one or more of the findings as listed in this ordinance. This project has (3) three stand alone buildings where two national tenants will be occupying their own buildings. Aldi is a 17,020 square foot market and the second is an In -n -Out drive thru restaurant with 3,750 square foot. The third stand-alone building is a future 8,500 square foot retail building. There are three findings that are being requested for consideration. The first is to overcome a disadvantage as a result of an exceptional setback between the street and the sign and due to orientation of the sign locations to allow for visibility from various offsite vantage points. The second finding to be considered is that both stand-alone tenants have incorporated their signage as part of the building's graphic art which continues to complement the building's architecture. The Third finding is commonality in the area where (4) signs (one per building elevation) have been allowed. 44530 SAN PABLO AVE SUITE 200 PALM DESERT CA 92260 T • 760 779 5393 F . 760 779 5395 In -n -Out INO (In -n -Out) is located at the NE corner of the project and the exterior elevation with the tenant's identity sign is approximately 68 ft from Hwy 111 south curb. Please see attached site plan exhibit which will help explain why signs on all 4 building sides is warranted. The 50ft setback is very well landscaped with desert trees and shrubs which now continues the pedestrian "desert-scaped" parkway from Washington Street to Simon Drive as it runs to the east and continues along Hwy 111. The west sign elevation was placed to identify INO when people travel east from the Washington and Hwy 111 intersection. The north sign identifies INO from Hwy 111 and the retail center to the north. The east sign identifies INO from the intersection of Simon Drive and Hwy 111 intersection traveling west. (This is a signalized intersection) The south sign is placed for people traveling on Simon Drive from Washington who enter the retail center from the south. INO's signage has been a historical icon since it was updated in 1954, with its bold In -in -Out letters and arrow this iconic logo became part of the building's graphic art. Since then this iconic logo has been refined to what is now seen on INO's drive-thru restaurants. The INO sign is colorful, tastefully design and integral to the architecture. The La Quinta Square INO building's architectural forms were considered when placing these signs so that they worked hand in hand to provide an aesthetically pleasing result. The signage, in essence, completes the design. Generally, if INO buildings have four sided exposure it is corporate policy to provide identification signs on the building's four elevations. Aldi Aldi sits at the southwest corner of the site and was placed to allow strong visibility through the site creating a more open feeling and to prevent blocking visibility to other stand-alone buildings from Hwy 111. Aldi is 280 feet from Hwy 111 with a well landscaped 50ft setback and a field of landscaped parking to the north. At this time Aldi is showing three tenant building signs, a tower element at the entry containing two of the signs. One on the north elevation and one on the east elevation. The third sign is located at the southwest corner of the south elevation. As mentioned above, similar to INO, Aldi's main exposure is to the primary traffic off Hwy 111. The Aldi building is blocked by the development to the west as one approaches for the site from the west. Due to its distance from Hwy 111 and store entrance at the northeast corner, placement of signage is critical for sign visibility from Hwy 111 and defining store entrance. The south identity sign is placed where it can be seen from south Simon Drive at the retail center's south entrance. The Aldi sign is well designed and serves as the graphic art within the building design. Though Aldi has not been around as long as INO, it has the same principles of providing a building that becomes a national icon with identification signage that provides a layer to the architecture. It is an integral part of the building and helps to break up some otherwise plane surfaces with some visually pleasing graphics. Retail At this time the retail building has not been designed due to not having a tenant. It is not known whether it be a one tenant stand-alone building or be a multi -tenant building. The retail building has 0 similar visibility issues as Aldi and sign placement is critical. If the retail building stands alone with one tenant, the request would be to allow the retail building four identification signs. (One per building elevation) This sign design and the locations would go through the normal review process for approval with the City. The retail building signage would be consistent with rest of the development's signs for standalone buildings. Commonality in the Area There other stand-alone buildings along Hwy 111 with in the vicinity that have identification on 4 sides. These include McDonalds, Carl's Jr., Taco Bell, Red Robin, Panera, and Auto Club to mention a few. Conclusion The Sign Program is written to allow for tasteful signage including the national tenants, INO and Aldi. Tenant signs were placed so graphic art of the sign would complement the architecture, provide additional color that will complement other building colors used in the project and provide good visibility for tenant from the Hwy 111 corridor. Finally there are other buildings of commonality that have identification signs on four sides. Jay, if further information is required, please feel free to contact our office. Sincerely, David G. Drake PVA, Senior Project Manager 3 CALL TO ORDER ATTACHMENT 5 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, NOVEMBER 19, 2014 A special meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:03 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, Consultant Principal Planner Nicole Criste, Associate Planner Jay Wuu, and Executive Assistant Monika Radeva Planning Manager Sawyer led the Board into 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 August 13, 2014, as submitted. Motion passed unanimously. BUSINESS SESSION Site Development Permit 2014-942 submitted by Beazer Homes Holdings Corp. proposing the development of a single family subdivision consisting of 82 units, as well as common area facilities on 20.8 acres. Project: Watermark Villas. Location: northwest corner of Avenue 52 and Jefferson Street. Consultant Principal Planner Nicole Criste 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 NOVEMBER 19, 2014 Ms. Kettie Cole, Vice President with Beazer Homes, Brea, CA — introduced herself, gave a detailed presentation of the proposed project, and answered the Board's questions. Mr. David Neault, Landscape Architect with Neault Associates Inc., Temecula, CA — introduced himself and answered the Board's questions with regards to the proposed landscaping, tree palette and specifications. Mr. Vance Graham, AIA, Principal with Bassenian Lagoni, Newport Beach, CA — introduced himself and answered the Board's questions with regards to the project's architectural design, the pool and surrounding recreational facilities, the paseo path, stucco, roofing options, and driveway accessibility in relation to the parking spaces in the courtyard alley street. The Board recommended that staff discuss the potential for right -in -right -out access from Jefferson Street. Motion — A motion was made and seconded by Board Members Gray/McCune recommending approval of Site Development Permit 2014-942, as submitted with staff's recommendations and the addition of the following conditions of approval: • A walking path with dog watering and clean up stations shall be added on the outer (east, west, and south sides) edge of the retention basin. • Benches, trellis, dog watering stations, and layered or meandering landscaping shall be added along the paseo path. • Benches and picnic tables shall be added in the turf area located on the east side of the pool. • Additional and more dynamic color options shall be added to the architectural color palette. • The Olive and Rhus lancia trees shall be 36' boxes, all other trees shall be 24' boxes. • All plantings shall be per specifications in the landscaping plan submitted October 15, 2014. • Only the Rhus lancia tree shall be standard trunk, all other trees shall be multi -trunk. Motion passed unanimously. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 2 NOVEMBER 19, 2014 2. Site Development Permit 2013-936 submitted by Bedros Darkjian proposing the construction of a 6,720 square -foot tire retail and installation store on a 0.89 - acre vacant pad within the Jefferson Square commercial center. Project: American Tire Depot. Location: north of Highway 1 1 1, between Jefferson Street and Dune Palms Road (79-840 Highway 1 1 1). Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Bedros Darkjian, AIA, Project Manager with Darkjian Associates, Pasadena, CA — introduced himself, gave a brief overview of the projects, and answered the Board's questions. Motion — A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2013-936 as submitted with staff's recommendations and the addition of the following condition of approval: • At the front entrance, replace the California Pepper tree with a palm tree. • Reduce the density of trees, while maintaining shading requirements. • Incorporate a darker paint palette. • Utilize a climbing vine (bougainvillea) along the south -facing elevation. Motion passed unanimously. 3. Site Development Permit 2014-1005, Minor Adjustment 2014-0008, and Minor Adjustment 2014-0009 submitted by Prest Vuksic Architects proposing the construction of a new commercial retail center, including a 17,020 square -foot market (ALDI), a 3,750 square -foot drive-through restaurant (In -n -Out Burger), and a 8,500 square -foot retail pad for future commercial development. Project: La Quinta Square. Location: south of Highway 1 1 1, along Simon Drive. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. David Drake, Project Manager with Pres CA — introduced himself, gave a detailed answered the Board's questions. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 3 t Vuksic Architects, Palm Desert, presentation of the project, and SPECIAL MEETING NOVEMBER 19, 2014 Mr. Kevin Staley, Property Owner and Principal with The Magellan Group, Inc., Los Angles, CA - introduced himself and answered the Board's questions with regards to the design of the commercial center. Ms. Katie Sanchez, Development Coordinator with In -N -Out Burger, Baldwin Park, CA - introduced herself and answered the Board's questions with regards to the restaurant's drive-thru operations, standard wait time, accessibility of the service entrance to the delivery trucks and frequency of deliveries. Mr. Walter Deissler, Manager Development and Architecture Architect with In - N -Out Burger, Baldwin Park, CA - introduced himself and answered the Board's questions with regards to the fast-food restaurant's standard service operations and deliveries. Mr. Keith Pelan, AICP, Planner with Kimley Horn, Orange, CA - introduced himself and answered the Board's questions with regards to the proposed architectural design. Motion - A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2014-1005, Minor Adjustment 2014-0008, and Minor Adjustment 2014-0009 as submitted with staff's recommendations. Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Board Members Gray/McCune to adjourn this meeting at 12:07 a.m. Motion passed unanimously. Respectfully submitted, I £ MONIKA RADE6, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 4 NOVEMBER 19, 2014