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2018 04 10 PCPLANNING COMMISSION AGENDA 1 APRIL 10, 2018 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, APRIL 10, 2018 AT 6:00 P.M. CALL TO ORDER ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA 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. The Planning Commission values your comments; however in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS - None CONSENT CALENDAR 1. APPROVE MINUTES OF MARCH 27, 2018 2. APPROVE CONDITIONAL USE PERMIT 2018-0001 REQUESTING A TWO-YEAR TIME EXTENSION OF CONDITIONAL USE PERMIT 2013-152 TO ALLOW THE CONSTRUCTION OF A SINGLE-FAMILY HOME AT 77-210 LOMA VISTA WITHIN THE ENCLAVE MOUNTAIN ESTATES [RESOLUTION NO. 2018-003] Planning Commission agendas and staff reports are now available on the City’s web page: www.laquintaca.org PLANNING COMMISSION AGENDA 2 APRIL 10, 2018 BUSINESS SESSION - None STUDY SESSION - None PUBLIC HEARINGS 1. CONTINUED FROM MARCH 27, 2018 - VARIANCE 2018-0001 SUBMITTED BY LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES PROPOSING A VARIANCE TO ALLOW FOR A NINE FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING, ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY. CEQA: EXEMPT PURSUANT TO SECTION 15301 IN THAT THE PROPOSED PROJECT CAN BE CHARACTERIZED AS AN EXISTING FACILITY. LOCATION: 46300 DUNE PALMS ROAD. [RESOLUTION NO. 2018-004] 2. ZONING ORDINANCE AMENDMENT 2018-0003 SUBMITTED BY THE CITY OF LA QUINTA PROPOSING A ZONING TEXT AMENDMENT TO AMEND TITLE 9 BY ADDITION OF SECTION 9.50.100 AND AN AMENDMENT TO SECTION 9.60.100 OF THE LA QUINTA MUNICIPAL CODE RELATING TO STANDARDS FOR MODIFICATION OF EXISTING SINGLE-FAMILY DWELLINGS THAT RESULT IN ADDITIONAL BEDROOMS. CEQA: EXEMPT PURSUANT TO SECTION 15061(B)(3), REVIEW FOR EXEMPTIONS – GENERAL RULE. [RESOLUTION NO. 2018-005] REPORTS AND INFORMATIONAL ITEMS - None COMMISSIONERS’ ITEMS 1. REPORT ON THE LEAGUE OF CALIFORNIA CITIES PLANNING COMMISSIONERS ACADEMY 2. SILVERROCK EVENT SITE AD HOC COMMITTEE UPDATE STAFF ITEMS - None ADJOURNMENT The next regular meeting of the Planning Commission will be held on April 24, 2018, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Wanda Wise-Latta, Commission Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the outside entry to the Council Chamber at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on April 6, 2018. PLANNING COMMISSION AGENDA 3 APRIL 10, 2018 DATED: April 5, 2018 WANDA WISE-LATTA, Commission Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the Planning Division of the Design and Development Department at 777- 7118, 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 Planning Division of the Design and Development Department at 777-7118. 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 Design and Development Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION MINUTES 1 MARCH 27, 2018 PLANNING COMMISSION MINUTES TUESDAY, MARCH 27, 2018 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:00 p.m. by Chairperson Quill. PRESENT: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill ABSENT: None STAFF PRESENT: Planning Manager Gabriel Perez, Commission Secretary Wanda Wise-Latta and Office Assistant Mirta Lerma PLEDGE OF ALLEGIANCE Commissioner Currie led the audience in the pledge of allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None CONFIRMATION OF AGENDA - Confirmed ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS - None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF MARCH 13, 2018 MOTION – A motion was made and seconded by Commissioners Bettencourt/Proctor to approve the Consent Calendar as submitted with the following amendment to the March 13, 2018 Planning Commission Minutes: Amendment to Page 3, Commissioners’s Items, second sentence to read: “Mr. Perez provided an update on the Vista Santa Rosa Community Council meeting.” Motion passed unanimously. CONSENT CALENDAR ITEM NO. 1 PLANNING COMMISSION MINUTES 2 MARCH 27, 2018 BUSINESS SESSION - None STUDY SESSION – None PUBLIC HEARING 1. VARIANCE 2018-0001 SUBMITTED BY LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES PROPOSING A VARIANCE TO ALLOW FOR A NINE-FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING, ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY. CEQA: EXEMPT PURSUANT TO SECTION 15301 IN THAT THE PROPOSED PROJECT CAN BE CHARACTERIZED AS AN EXISTING FACILITY. LOCATION: 46300 DUNE PALMS ROAD. Planning Manager Perez stated staff received a request from the applicant to continue the item and that the applicant was not present. Mr. Perez presented the staff report, which is on file in the Design and Development Department. He said that the recommended action was for the Planning Commission to continue the item to the April 10, 2018 Commission meeting to allow the Kingdom Hall congregation time to issue an endorsement of the variance request. He stated that an email had been received from the applicant’s legal representative requesting additional time and had been distributed to the Commission prior to the meeting. Chairperson Quill declared the PUBLIC HEARING OPEN at 6:11 p.m. Commission discussion followed regarding the congregation’s endorsement of the varianace request and the impact should the applicant not obtain a variance. PUBLIC SPEAKER: None Motion – A motion was made and seconded by Commissioners Bettencourt/Currie to continue Variance 2018-0001 submitted by La Quinta Kingdom Hall of Jehovah’s Witnesses to the April 10, 2018 Planning Commission meeting in order to allow the Kingdom Hall congregation time to issue an endorsement of the variance request. AYES: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. NOES: None. ABSENT: None. ABSTAIN: None. Motion passed unanimously. REPORTS AND INFORMATIONAL ITEMS COMMISSIONERS’ ITEMS Chairperson Quill advised the Commission of his absence at the upcoming April 10, 2018 Planning Commission meeting. PLANNING COMMISSION MINUTES 3 MARCH 27, 2018 Commissioner McCune provided an update on the March 26, 2018 SilverRock Event Site Ad Hoc Committee meeting and explained the information on the handout that was distributed to the Commission prior to the meeting. STAFF ITEMS Staff stated that the proposed Pavilion Palms shopping center project at the northwest corner of Avenue 50 and Jefferson Street; as well as the proposed Code Amendments for non-bedroom conversions; and the proposed Center at La Quinta development are scheduled to come before the Commission for consideration in April and May. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Proctor/Wright to adjourn this meeting at 6:31 p.m. Motion passed unanimously. Respectfully submitted, WANDA WISE-LATTA, Commission Secretary City of La Quinta, California Page 1 of 2 PLANNING COMMISSION STAFF REPORT DATE: APRIL 10, 2018 CASE NUMBER: CONDITIONAL USE PERMIT 2018-0001 APPLICANT: PREST VUKSIC ARCHITECTS, INC. FOR CASE AND LISA SWENSON PROPERTY OWNER: CASE AND LISA SWENSON REQUEST: A TWO-YEAR TIME EXTENSION FOR A CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A SINGLE- FAMILY HOME AT 77-210 LOMA VISTA, WITHIN THE ENCLAVE MOUNTAIN ESTATES CEQA: THE PROJECT WAS ANALYZED UNDER EA 2013-630. A MITIGATED NEGATIVE DECLARATION WAS APPROVED BY THE PLANNING COMMISSION ON MARCH 8, 2016. THERE HAS BEEN NO CHANGE IN CONDITIONS, NO CHANGE IN THE PROJECT THAT WOULD NECESSITATE FURTHER REVIEW. LOCATION: 77-210 LOMA VISTA LEGAL: APN: 658-200-004 RECOMMENDED ACTION Approve a two-year time extension to March 8, 2020. EXECUTIVE SUMMARY • The Planning Commission approved this Conditional Use Permit (CUP) on March 8, 2016. • A lawsuit was filed by a neighboring homeowner following the rejection of that homeowner’s appeal to the City Council. • The lawsuit failed, but that decision has been appealed. • The applicant has made efforts towards implementing the CUP, including filing grading and building permits that have been put on hold pending resolution of the legal issues. CONSENT CALENDAR ITEM NO. 2 Page 2 of 2 BACKGROUND In May of 2013, the applicant filed a CUP application for the construction of a single- family house on a 3.16-acre parcel located within the Enclave Mountain Estates (Attachments 2 and 3). The plans were modified, extensive technical analysis was prepared, and on March 8 of 2016, the Planning Commission conducted a public hearing on the matter. After considerable public testimony and discussion by Planning Commissioners, the Commission approved the CUP, with conditions of approval (Attachment 4). Shortly thereafter, the Commission’s decision was appealed to the City Council by an adjacent homeowner. On April 19, 2016, the City Council, after considerable public testimony, rejected the appeal and sustained the Planning Commission’s approval of the CUP. The appealing party filed suit against the City in May of 2016. The Court denied the Writ of Mandate in May of 2017. The appealing party has since filed an appeal of that decision, which is still under way. While the original lawsuit was proceeding, the landowner continued to move toward implementing the CUP, and filed rough grading and building permits for review by the City. When it became clear that the court decision was being appealed, the Swenson’s requested that their plan checks be put on hold. PROPOSAL AND ANALYSIS The landowners have demonstrated their intent to proceed with the project by undertaking the grading and building plans, and filing plan checks with the City. They are reticent to proceed to construction while the legal proceedings continue. The time extension, in this case, is warranted, since the delay is due to conditions that are entirely out of the applicant’s control. As is the City’s practice, the conditions of approval were reviewed by staff, to assure that no changes in law or City standards required amendment of the conditions. Both Public Works and Planning divisions have determined that no changes are necessary. Please see Attachment 4, providing the original conditions. Prepared by: Nicole Sauviat Criste, Consulting Planner Attachments: 1. Project Area Map 2. Approved Site Plan 3. Approved Home Elevation 4. Final Conditions of Approval 5. Application & Letter from Applicant PLANNING COMMISSION RESOLUTION 2018 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A TWO- YEAR TIME EXTENSION FOR CONDITIONAL USE PERMIT 1018-0001 (CUP 2013-152) FOR A SINGLE-FAMILY RESIDENCE LOCATED AT 77-210 LOMA VISTA CASE NUMBER: CONDITIONAL USE PERMIT 2018-0001 APPLICANT: PREST VUKSIC ARCHITECTS, FOR CASE AND LISA SWENSON WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10th day of April, 2018, consider a request by Prest Vuksic Architects, on behalf of Case and Lisa Swenson, for approval of a two-year extension of time for a Conditional Use Permit to allow the construction of a single-family home on a 3.16-acre lot within the Enclave Mountain Estates, more particularly described as: APN: 658-200-004 WHEREAS, at said Public Meeting, said Planning Commission did find the following facts, findings, and reasons to justify approval of a two-year extension of time for CUP 2018-0001 (CUP 2013-152): 1. Consistency with General Plan & La Quinta Resort Specific Plan The project site is designated Open Space on the General Plan land use map, and Low Density Residential on the La Quinta Resort Specific Plan land use map. The Specific Plan provides the localized land use designation for the site. The project is consistent with that designation. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code. The Conditional Use Permit has been conditioned to ensure compliance with the zoning standards of the Low Density Residential zoning district and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with California Environmental Quality Act (CEQA) The Planning Commission approved Environmental Assessment 2013-630 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). Conditions have not changed since the approval in 2015, and no changes are proposed to the project plans. No further environmental review is required. 4. Surrounding Uses Planning Commission Resolution 2018- CUP 2018-0001 Two Year Extension for CUP 2013-152 Swenson Residence Adopted: Page 2 of 2 As conditioned, approval of the extension of time will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed single family home is consistent in size and scale with the existing homes in the Enclave subdivision. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That it does hereby approve Conditional Use Permit 2018-0001, a Two- Year Extension of Time for CUP 2013-152, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval (Exhibit A). PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 10th day of April, 2018, by the following vote: AYES: NOES: ABSENT: ABSTAIN: _________________________________ PAUL QUILL, Chairperson City of La Quinta, California ATTEST: _______________________________ GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 1 of 10 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Conditional use 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. This Conditional use Permit 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. 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 Sand Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. 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 EXHIBIT A PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 2 of 10 Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. 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 Permittee 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. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 3 of 10 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. 6. 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). 7. 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. 8. 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 9. 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. 10. 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. 11. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, and common areas. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 4 of 10 12. When an applicant proposes the vacation, or abandonment, of any existing right-of- way, or access easement, the approval of this conditional use permit is subject to the applicant providing an alternate right-of-way or access easement, to those properties. 13. Written approval from IID and CVWD is required for the proposed rockfall protection wall which is within the CVWD and IID easement. SITE IMPROVEMENTS 14. The applicant shall comply with the provisions of LQMC Sections 13.24.100 (Access for Individual Properties and Development) for public streets. 15. The rockfall protection wall and retaining wall shall be designed in accordance with the Earth Systems Southwest recommendations. IMPROVEMENT PLANS 16. 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. 17. 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). 18. 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 1" = 30' Horizontal (20 scale optional) B. PM 10 Plan 1” = 40’ Horizontal (if disturbed area is greater than 1 acre) C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 5 of 10 All plans shall show existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. 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. 17. 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. 18. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 19. 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 20. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 21. 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. 22. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 6 of 10 C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control) if disturbed area is greater than 1 acre, 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 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 PM 10 requirements as required by the City Engineer. 23. 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. 24. Building pad elevations on the grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the CUP exhibits, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 25. 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 CUP exhibits, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 26. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 7 of 10 27. Stormwater handling shall conform with the approved hydrology and drainage report for the Swenson Residence CUP 2013-152, or as approved by the City Engineer 28. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 29. 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. 30. 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. 31. 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. 32. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 33. 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. 34. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 35. 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 Redevelopment Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs for PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 8 of 10 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. R7-2013-0011 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. UTILITIES 36. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 37. The applicant shall obtain the approval of the City Engineer for the location of all above-ground utility structures including, but not limited to, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 38. 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. MAINTENANCE 39. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 40. The applicant shall make provisions for the continuous and perpetual maintenance of landscaping, access driveway, and stormwater BMPs. FEES AND DEPOSITS 41. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 9 of 10 checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. ARCHITECTURE AND LANDSCAPING 42. No lighting shall be permitted on the path to, or within and surrounding the retreat, to the west of the residence. 43. Replace the proposed swing doors for the utility closet within the garage to facilitate the full use of the parking space. 44. Use a cast of the existing on-site rocks in the design of the faux rock wall. 45. Keep overall site disturbance to a minimum including establishment of the overlook area. 46. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 47. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 48. All trees shall have a minimum caliper of 6 inches. 49. All plants shall conform to the approved plant list of the Coachella Valley Multiple Species Habitat Conservation Plan for lands adjacent to conservation areas. 50. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape) 51. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department as a minor final landscape plan, in accordance with the Final Landscape Plan application process. 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. 52. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: Page 10 of 10 has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. 53. 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. MISCELLANEOUS 54. The mitigation measures included in Environmental Assessment 2013-630 shall be implemented for this project. 55. Should any excavation, grading, trenching or other ground disturbing activity result in the unearthing of a potentially historic or archaeological resource, the contractor shall cease all activity until a qualified archaeologist and Tribal member can determine the significance of the find. The City shall be notified immediately. If monitoring or resource recovery occurs, a final report shall be submitted to the Community Development Department prior to the issuance of a Certificate of Occupancy for the project. CALLE MAZATLAN AVENIDA FERNANDO EISENHOWER DRLOMA V I S T A LEGACY DRAVENIDA OBREGONLOS ARBOLESCALLE FLORACAMINO QUINTANAVIA LINDA®CUP 2013-152 LOCATION MAP ATTACHMENT 1 ATTACHMENT 2 ATTACHMENT 3 PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 1 of 10 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Conditional use 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. This Conditional use Permit 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. 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 Sand Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. 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 ATTACHMENT 4 PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 2 of 10 Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. 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 Permittee 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. 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. PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 3 of 10 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. 6. 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). 7. 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. 8. 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 9. 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. 10. 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. 11. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, and common areas. PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 4 of 10 12. When an applicant proposes the vacation, or abandonment, of any existing right-of- way, or access easement, the approval of this conditional use permit is subject to the applicant providing an alternate right-of-way or access easement, to those properties. 13. Written approval from IID and CVWD is required for the proposed rockfall protection wall which is within the CVWD and IID easement. SITE IMPROVEMENTS 14. The applicant shall comply with the provisions of LQMC Sections 13.24.100 (Access for Individual Properties and Development) for public streets. 15. The rockfall protection wall and retaining wall shall be designed in accordance with the Earth Systems Southwest recommendations. IMPROVEMENT PLANS 16. 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. 17. 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). 18. 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 1" = 30' Horizontal (20 scale optional) B. PM 10 Plan 1” = 40’ Horizontal (if disturbed area is greater than 1 acre) C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. 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. PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 5 of 10 All plans shall show existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. 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. 17. 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. 18. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 19. 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 20. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 21. 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. 22. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 6 of 10 C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control) if disturbed area is greater than 1 acre, 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 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 PM 10 requirements as required by the City Engineer. 23. 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. 24. Building pad elevations on the grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the CUP exhibits, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 25. 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 CUP exhibits, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 26. 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 PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 7 of 10 27. Stormwater handling shall conform with the approved hydrology and drainage report for the Swenson Residence CUP 2013-152, or as approved by the City Engineer 28. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 29. 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. 30. 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. 31. 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. 32. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 33. 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. 34. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 35. 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 Redevelopment Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs for PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 8 of 10 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. R7-2013-0011 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. UTILITIES 36. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 37. The applicant shall obtain the approval of the City Engineer for the location of all above-ground utility structures including, but not limited to, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 38. 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. MAINTENANCE 39. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 40. The applicant shall make provisions for the continuous and perpetual maintenance of landscaping, access driveway, and stormwater BMPs. FEES AND DEPOSITS 41. 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 PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 9 of 10 checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. ARCHITECTURE AND LANDSCAPING 42. No lighting shall be permitted on the path to, or within and surrounding the retreat, to the west of the residence. 43. Replace the proposed swing doors for the utility closet within the garage to facilitate the full use of the parking space. 44. Use a cast of the existing on-site rocks in the design of the faux rock wall. 45. Keep overall site disturbance to a minimum including establishment of the overlook area. 46. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 47. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 48. All trees shall have a minimum caliper of 6 inches. 49. All plants shall conform to the approved plant list of the Coachella Valley Multiple Species Habitat Conservation Plan for lands adjacent to conservation areas. 50. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape) 51. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department as a minor final landscape plan, in accordance with the Final Landscape Plan application process. 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. 52. 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 PLANNING COMMISSION RESOLUTION 2016-002 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2013-152 APPLICANT: CASE AND LISA SWENSON ADOPTED: MARCH 8, 2016 Page 10 of 10 has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. 53. 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. MISCELLANEOUS 54. The mitigation measures included in Environmental Assessment 2013-630 shall be implemented for this project. 55. Should any excavation, grading, trenching or other ground disturbing activity result in the unearthing of a potentially historic or archaeological resource, the contractor shall cease all activity until a qualified archaeologist and Tribal member can determine the significance of the find. The City shall be notified immediately. If monitoring or resource recovery occurs, a final report shall be submitted to the Community Development Department prior to the issuance of a Certificate of Occupancy for the project. ATTACHMENT 5 STAFF REPORT PLANNING COMMISSION DATE: APRIL 10, 2018 CASE NO: VARIANCE 2018-0001 APPLICANT: LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES PROPERTY OWNER: ENGLISH CONGREGATION OF JEHOVAH’S WITNESSES REQUEST: VARIANCE TO ALLOW FOR A NINE-FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING, ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROPOSAL IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15301, CLASS 1 (EXISTING FACILITY). LOCATION: 46300 DUNE PALMS ROAD LEGAL: APN: 600-030-019 RECOMMENDED ACTION Determine that the proposed variance is exempt from the California Quality Act, and further recommend approval of Variance 2018-0001. EXECUTIVE SUMMARY • This proposal was considered at the March 27, 2018 Planning Commission hearing, but was continued because additional time was required to allow the Kingdom Hall congregation to issue an endorsement of the variance request. • The City is pursuing property acquisition from the La Quinta Kingdom Hall of Jehovah’s Witnesses (Kingdom Hall) to accommodate the Dune Palms Road widening project planned between Highway 111 and Westward Ho Drive. • The existing Kingdom Hall building and monument sign will conflict with setback standards after completion of the road widening project. PUBLIC HEARING ITEM NO. 1 • The applicant requests variance approval to allow the structures to be placed within the required building and sign setbacks (Attachment 1) BACKGROUND The City of La Quinta proposes to widen Dune Palms Road to its ultimate General Plan width as a Secondary Arterial roadway (Attachment 3) between Blackhawk Way/Westward Ho Drive and approximately 330 feet north of Coachella Valley Storm Water Channel (CVSC). The road along the western edge is at the ultimate street width. The final widened street section will consist of a 72-foot curb-to-curb street section, which includes two 11-foot travel lanes in the north and southbound directions, 12-foot wide raised curb median and 8-foot bicycle/cart lanes. The existing sidewalk along the west side will remain and a new 6-foot wide sidewalk will be placed along the eastern curb line. Due to the required street section, it has been determined that right-of-way will be required from all of the parcels along the eastern edge within the project limits, which included the Authority-owned parcels, the Kingdom Hall site (Attachment 2) and the mobile home park. Acquisition along the Kingdom Hall site will not impact the building structure, but will require relocation of the existing monument sign. The widening project will cause the monument sign and the existing building to be nonconforming structures. PROPOSAL AND ANALYSIS The Kingdom Hall site is 1.82 acres and is improved with two buildings, landscaping, and parking area. The City is attempting to acquire 9 feet of additional street right-of- way along the property’s western street frontage to accommodate the road widening project (Attachment 4). The General Plan land use designation for the subject site is Medium Density Residential. The Zoning designation for the subject site is Medium Density Residential (RM) and the required minimum front building setback is 20 feet measured from a building structure to the street right-of-way as identified in the La Quinta Municipal Code (LQMC) Section 9.50.030, Table of Development Standards (Attachment 5). The existing building is currently 20 feet from the existing street right-of-way and in compliance with existing setbacks. The existing building will be 11 feet from the future right-of-way line and therefore cause the building to be a nonconforming structure upon road widening completion. The existing monument sign serves as an identification sign for Kingdom Hall and is setback approximately 3 feet from the existing street right-of-way. The City’s general sign standards, Section 9.160.030, do not permit signs within 5 feet of a street right- of-way (Attachment 6). The existing sign will be in the planned path of the future sidewalk along Dune Palms Road. Currently, there is no sidewalk along the street frontage of the subject site (Attachment 7). The applicant proposes to relocate the sign three feet from the future sidewalk and within the future right-of-way due to the planned reduction in landscape setback area. The existing Imperial Irrigation District transformer located within the landscape setback limits sign visibility in locations beyond the future right-of-way. The LQMC allows the Planning Commission to consider requests for deviations from the development standards as a Variance if the required findings can be made pursuant to Section 9.120.030, Variances. The applicant requests variance approval to permit relocation of the existing monument sign by encroaching 5 feet into the street right-of-way and allow a 9-foot building front setback for the existing building. Staff is in support of the request, and believes that it is justified due to proposed property acquisition along the street frontage of Kingdom Hall for the road widening project. Staff has prepared variance findings in the attached resolution for consideration by the Planning Commission. AGENCY AND PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on March 12, 2018. All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been incorporated in the recommended Conditions of Approval. Public Notice: The public hearing notice was advertised in The Desert Sun newspaper on March 16, 2018, 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 Design and Development Department has determined that this project is exempt from provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 (Existing Facilities) and the Dune Palms Widening Project was reviewed under Environmental Assessment 2016-0009. A Mitigated Negative Declaration was adopted for the road widening project by the City Council on July 19, 2016. Report prepared/approved by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. General Plan 2035 Circulation Diagram 4. Site Plan- Variance Exhibit 5. Table of Development Standards- Building Setbacks, Section 9.50.030 6. Sign Placement, Section 9.160.030.G 7. Site Photos PLANNING COMMISSION RESOLUTION 2018 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING VARIANCE 2018-0001 TO ALLOW FOR A NINE FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING AND ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CASE NUMBERS: VARIANCE 2018-0001 APPLICANT: LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10th day of April, 2018, hold a duly noticed Public Hearing to consider a request by La Quinta Kingdom Hall of Jehovah’s Witnesses for approval of variance from development standards of the Medium Density Residential district, 46300 Dune Palms Road, more particularly described as: APN: 600-030-019 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on March 16, 2018 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 9.210.030 of the La Quinta Municipal Code to justify approval of said Variance: 1. Consistency with General Plan The proposed Variance is consistent with the goals and policies of the La Quinta General Plan in that the variance will ensure the applicant is able to protect its approved entitlements for existing buildings and structures determined to be consistent with the General Plan under Conditional Use Permit 2011-058, while also accommodating the 102 foot wide road right- of-way for Dune Palms Road in the General Plan 2035 Circulation Diagram Exhibit II-2. 2. Consistency with Zoning Code The variance, as conditioned, is consistent with the provisions of this zoning code as the proposed variance is not eligible for consideration of a minor Planning Commission Resolution 2018 - Variance 2018-0001 La Quinta Kingdom Hall of Jehovah’s Witnesses Adopted: April 10, 2018 Page 2 of 4 adjustment and allows the planning commission at a public hearing to consider proposals not consistent with applicable development standards. Furthermore, the existing building and sign structures were constructed pursuant to the La Quinta Municipal Code. The widening of the Dune Palms Road requires acquisition of additional street right-of-way, which will cause the subject Kingdom Hall building and monument sign to be inconsistent with setback standards. Therefore, the applicant requests variance approval to deviate from the 20-foot front building setback requirement of Section 9.50.030 Table of Development Standards for the Medium Density Residential District by allowing a 9 foot front building setback for the Kingdom Hall building. In addition, the applicant requests that the existing monument sign be permitted to deviate from the sign placement standards of Section 9.160.030.G, Sign Placement, that prohibits freestanding signs within 5 feet of a street right-of-way and allow encroachment within the street right-of-way. 3. Compliance with CEQA The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 (Class 1) of the Guidelines implementing CEQA California Environmental Quality Act in that the proposed project can be characterized as an existing facility. The subject property is 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. Furthermore, Environmental Assessment 2016-0009 was prepared for the Dune Palms Widening Project and a Mitigated Negative Declaration was approved by the City Council on July 19, 2016 and all impacts related to the road widening project can be mitigated to less than significant with the adopted mitigation measures. 4. Surrounding Uses Approval of the proposed variance will not create conditions materially detrimental to public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The existing structures subject of the proposed variance are consistent with an existing land use for a place of worship approved by Conditional Use Permit 2001- 058 and is compatible with zoning on adjacent properties. Planning Commission Resolution 2018 - Variance 2018-0001 La Quinta Kingdom Hall of Jehovah’s Witnesses Adopted: April 10, 2018 Page 3 of 4 5. Special Circumstances There are special circumstances applicable to the subject property such as location or surroundings, which, when the zoning regulations are strictly applied, deprive the property of privileges enjoyed by other properties in the vicinity subject to the same zoning regulations. More specifically, the Dune Palms Widening Project will reduce the size of the Kingdom Hall property and cause the existing building and monument sign in their existing location to be nonconforming structures pursuant to the development standards of Section 9.50.030 Table of Development Standards and Section 9.160.030.G General Sign Standards. 6. Preservation of Property Rights The granting of the variance is necessary for the preservation of a substantial property right possessed by other property in the same vicinity and zoning district and otherwise denied to the subject property. The request for a variance is caused by road widening activities that were not considered when entitlements for the Kingdom Hall facilities were approved. 7. No Special Privileges The variance’s required conditions of approval assure that the adjustment authorized will not constitute a grant of special privileges which are inconsistent with the limitations placed upon other properties in the vicinity subject to the same zoning regulations. 8. No Land Use Variance The approval does not authorize a land use or activity which is not permitted in the applicable zoning district. Land use approvals were previously granted for the Kingdom Hall facility through Conditional Use Permit 2001- 058. 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 15301 (Class 1) of the CEQA Guidelines and consistent with Environmental Assessment 2016-0009 for the Dune Palms Road Widening Project. Planning Commission Resolution 2018 - Variance 2018-0001 La Quinta Kingdom Hall of Jehovah’s Witnesses Adopted: April 10, 2018 Page 4 of 4 SECTION 3. That it does hereby approve Variance 2018-0001, 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 10th day of April, 2018, by the following vote: AYES: NOES: ABSENT: ABSTAIN: _______________________________ PAUL QUILL, Chairperson City of La Quinta, California ATTEST: _______________________________ GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED VARIANCE 2018-0001 LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES APRIL 10, 2018 Page 1 of 1 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Variance 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 future monument sign location shall be submitted for approval by the Design and Development Director to determine consistency with Variance 2018-0001 prior to relocation. 3. Any replacement or modification of the existing monument sign copy will require approval of a separate sign permit. Project Information CASE NUMBER: VARIANCE 2018-0001 APPLICANT: LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES PROPERTY OWNER: ENGLISH CONGREGATION OF JEHOVAH’S WITNESSES REQUEST: VARIANCE TO ALLOW FOR A NINE FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING, ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT LOCATION: 46300 DUNE PALMS ROAD GENERAL PLAN DESIGNATION: MEDIUM DENSITY RESIDENTIAL ZONING DESIGNATION: MEDIUM DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: MEDIUM DENSITY RESIDENTIAL VACANT PROPERTY SOUTH: MEDIUM DENSITY RESIDENTIAL MOBILE HOME PARK EAST: MEDIUM DENSITY RESIDENTIAL SINGLE FAMILY RESIDENTIAL SUBDIVISION WEST: MAJOR COMMUNITY FACILITIES LA QUINTA HIGH SCHOOL ATTACHMENT 1 ATTACHMENT 2 ATTACHMENT 3 ATTACHMENT 4 La Quinta Municipal Code Up Previous Next Main Search Print No Frames Title 9 ZONING Chapter 9.50 RESIDENTIAL DEVELOPMENT STANDARDS 9.50.030 Table of development standards.* *CodeAlert:This topic has been affected by Ordinance No. 562. To view amendments and newly added provisions, please refer to the CodeAlert Amendment List. A. Definitions. See Chapter 9.280. B. Table of Standards. Table 9-2 and the illustrations in Section 9.50.040, following, set forth standards for the development of property within residential districts. However, standards different from those in Table 9-2 shall apply if special zoning symbols described in Section 9.20.030 are designated on the official zoning map. Table 9-2 Residential Development Standards Development Standard District RVL RL RC RM RMH RH Minimum lot size for single-family dwellings (sq. ft.)20,000 7200***7200 5000 3600 2000 Minimum project size for multifamily projects (sq. ft.)n/a n/a n/a n/a 20,000 20,000 Minimum lot frontage for single-family dwellings (ft.)1 100 60 60 50 40 n/a Minimum frontage for multifamily projects (ft.)n/a n/a n/a n/a 100 100 Maximum structure height (ft.)2 28 28 17 28 28 40 Maximum number of stories 2212 2 3 Minimum front yard setback (ft.)3 30 20 20 20 20 20 Minimum garage setback4 (ft.)n/a 25 25 25 25 25 Minimum interior/exterior side yard setback (ft.)5, 7 10/20 5/10 5/10 5/10 5/10 10/15 Minimum rear yard setback (ft.)7 30 20 for new lots and 10 for existing recorded lots8 10 15 15 20 Maximum lot coverage (% of net lot area)40 50 60 60 60 60 Page 1 of 29.50.030 Table of development standards. 3/22/2018http://qcode.us/codes/laquinta/view.php?topic=9-9_50-9_50_030&frames=on ATTACHMENT 5 Minimum livable area excluding garage (sq. ft.)2500 1400 1200 1400 1400 (multifamily: 750) 750 for multifamily Minimum common open area6 n/a n/a n/a 30% 30% 30% Minimum/average perimeter landscape setbacks (ft.)6 10/20 10/20 n/a 10/20 10/20 10/20 Symbol Description of Special Zoning Symbols Used as per Section 9.20.030 60-RM-10,000 17/1 60-foot minimum lot frontage, medium density residential zoning, 10,000 square foot minimum lot size, 17-foot maximum building height at one story RL 10,000 17/1 Low density residential zoning, 10,000 square foot minimum lot size, 17-foot maximum building height at one story RM 17/1 Medium density residential zoning, 17-foot maximum building height at one story RL 17/1 Low density residential zoning, 17-foot maximum building height at one story * As shown on the approved specific plan for the project. ** As provided in the underlying base district. *** A minimum lot size of 20,000 sq. ft. shall be required of new lots created within subdivisions of 10 acres or less in size located south of Avenue 52 and west of Monroe Street. 1 Minimum lot frontage on cul-de-sacs and knuckles shall be 35 feet. Minimum lot frontage for flag lots shall be 15 feet. 2 Not including basements. Also, notwithstanding above table, the maximum structure height equals 22 feet for all buildings within 150 feet of any general plan-designated image corridor, except in the RC zone, which is 17 feet. 3 For non-garage portions of dwelling only. Also, projects with five or more adjacent single family dwelling units facing the same street shall incorporate front setbacks varying between 20 feet and 25 feet or more in order to avoid streetscape monotony. 4 For all but RVL district, minimum garage setback shall be 20 feet if “roll-up” type garage door is used. Also, for side-entry type garages, the garage setback may be reduced to 20 feet in the RVL district and 15 feet in all other residential districts. 5 The following are exceptions to the minimum side setbacks shown: For interior side yards in the RL, RM and RMH districts, if the building is over 17 feet in height, the setback is five feet plus one foot for every foot over 17 feet in height or fraction thereof, to a maximum setback of ten feet. The additional setback may be provided entirely at grade level or a combination of at grade and airspace above the 17-foot building. For RH, five feet minimum plus one foot additional setback for every foot of building height above 28 feet, or fraction thereof, up to a maximum setback of 15 feet when said height above 17 feet is located between five and ten feet from said side yard property line. For interior setbacks, if the building is over 28 feet in height the setback is ten feet plus one foot for every foot over 28 feet in height or fraction thereof, to a maximum setback of 15 feet. The additional setback may be provided entirely at grade level or may be a combination of at grade and airspace above the 28-foot building height. 6 Common open area and perimeter landscape requirements do not apply to single-family detached projects unless a specific plan is required. Common open area equals percent of net project area. Perimeter landscape setbacks are adjacent to perimeter streets: first number equals minimum at any point; second number equals minimum average over entire frontage (thus, 10/20). See Section 9.60.240 and additional landscape/open area standards. 7 Rear and side yard setbacks for residential units abutting the image corridor shall be a minimum of 25 feet with the exception of RVL zone district where it only applies to the side yard. (Ord. 550 § 1, 2016) View the mobile version. Page 2 of 29.50.030 Table of development standards. 3/22/2018http://qcode.us/codes/laquinta/view.php?topic=9-9_50-9_50_030&frames=on La Quinta Municipal Code Up Previous Next Main Search Print No Frames Title 9 ZONING Chapter 9.160 SIGNS 9.160.030 General sign standards. A. Applicability. Signs in the city of La Quinta, including exempt, permanent, semipermanent and temporary signs, are subject to the general standards of this section. B. Planned Sign Programs. Planned sign program review is required, per the provisions of Section 9.160.090D, for submissions which: (1) include three or more permanent signs; (2) are in conjunction with review of a site development permit by the planning commission; or (3) include a request for a sign adjustment to a sign previously approved under a planned sign program. C. Interpretation of Provisions. Where a matter of interpretation arises regarding the provisions of this chapter, the more specific definition or more rigorous standard shall prevail. Whenever the director determines that the application of any provision of this chapter is uncertain, the issue shall be referred to the planning commission for determination. D. Application of Standards. If the director determines that a staff-reviewed sign does not conform to one or more of the general standards set forth in this section, the applicant shall be given the option of modifying the sign or applying for a minor adjustment. E. Measurement of Sign Area. Sign area shall be measured as follows: 1. Basic Rule. Sign size or area shall be defined as the entire area of the sign face, including nonstructural perimeter trim but excluding structures or uprights on which the sign is supported. 2. Window Signs. Window sign area shall be considered to be the entire area of any sign placed on or inside a window and not painted directly on the glass. For signs painted directly on the glass, area measurement shall be the same as that for wall signs, following. 3. Individual Letters. The area of wall or window signs composed of individual letters painted on or otherwise affixed to the wall or window shall be considered to be the area within the single continuous perimeter encompassed by a straight-line geometric figure which encloses the extreme limits of the letters or other characters. 4. Double-Faced Signs. If a sign is double-faced with only one face visible from any ground position at one time, its sign area shall be considered to be the area of either face taken separately. Thus, if the maximum permitted sign area is twenty square feet, a double-faced sign may have an area of twenty square feet per face. 5. Three-Dimensional Signs. If a sign has three or more faces, its sign area shall be considered to be the sum of the areas of each individual face. Thus, if a sign has four faces and the maximum permitted sign area is twenty square feet, the maximum allowable area for each face is only five square feet. 6. Separated-Panel Signs. The sign area of open or separated panel signs, i.e., those signs having empty spaces between copy panels, shall be considered to be the entire area encompassed by the sign face, including the empty spaces between panels. F. Measurement of Sign Height. Sign height shall be measured as follows: 1. Building-Mounted Signs. The height of building-mounted signs shall be measured from the average finish grade directly beneath the sign. Page 1 of 29.160.030 General sign standards. 3/22/2018http://qcode.us/codes/laquinta/view.php?topic=9-9_160-9_160_030&frames=on ATTACHMENT 6 2. Freestanding Signs. The height of a freestanding sign shall be measured from the top of curb of the nearest street (or the edge of pavement of such street where there is no curb) to the top of the sign or any vertical projection thereof, including supporting columns and/or design elements. However, in cases where the director determines that a freestanding sign is not oriented to any particular street or is too far from such a street to reasonably apply the foregoing standard, sign height shall be measured from the average finish grade at the base of the sign. G. Sign Placement. 1. Setback From Street. Freestanding signs shall not be located within five feet of a street right-of- way nor within a corner cutoff area identified in Section 9.100.030D. 2. No Off-Premises Signs. All signs shall be located on the same premises as the land use, business and/or activity identified by the sign, unless specifically permitted to be off-premises under the provisions of this chapter, or incorporated and approved as part of a temporary use permit application. 3. Utility Lines. No sign shall be located closer to overhead utility lines than the distance prescribed by California law or by the rules duly promulgated by agencies of the state or by the applicable public utility. 4. Traffic Safety. No sign shall be located in such a manner as to obstruct free and clear vision of pedestrian and vehicular traffic. 5. Public Right-of-Way. No sign shall be located within, over or across a public right-of-way unless specifically permitted in this chapter. H. Illumination. Illumination from or upon any sign shall be shaded, shielded, directed or reduced so as to avoid undue brightness, glare or reflection of light on private or public property in the surrounding area so as to avoid unreasonably distracting pedestrians or motorists. “Undue brightness” is illumination in excess of that which is reasonably necessary to make the sign reasonably visible to the average person on an adjacent street. Illuminated signs which face or are adjacent to residentially zoned property shall be restricted to minimize the illumination, glare or reflection of light which is visible from the residentially zoned property. I. Maintenance. Any sign displayed within the city, together with supports, braces, guys, anchors, and electrical components, shall be maintained in good physical condition, including the replacement of defective parts. Exposed surfaces shall be kept clean, in good repair and painted where paint is required. The director may request the director of building and safety to order the repair or removal of any sign determined by the director to be unsafe, defective, damaged or substantially deteriorated. J. Landscaping of Freestanding Signs. All freestanding signs shall include, as part of their design, landscaping and/or hardscaping about their base so as to prevent vehicles from hitting the sign, to improve the overall appearance of the installation, and to screen light fixtures and other appurtenances. The applicant shall maintain all landscape areas in a healthy and viable condition. K. Inspection. All sign owners and users shall permit the periodic inspection of their signs by the city upon ten days’ notice. L. Specific Plan Standards to Apply. Signs to be located within the boundaries of a specific plan or other special design approval area shall comply with the criteria established by such plan or area. (Ord. 550 § 1, 2016) View the mobile version. Page 2 of 29.160.030 General sign standards. 3/22/2018http://qcode.us/codes/laquinta/view.php?topic=9-9_160-9_160_030&frames=on Site Photos- La Quinta Kingdom Hall of Jehovah’s Witnesses ATTACHMENT 7 Page 1 of 4 PLANNING COMMISSION STAFF REPORT DATE: APRIL 10, 2018 CASE NUMBER: ZONING ORDINANCE AMENDMENT 2018-0003 APPLICANT: CITY OF LA QUINTA REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A ZONING TEXT AMENDMENT TO AMEND TITLE 9 BY THE ADDITION OF SECTION 9.50.100 AND AMENDMENT TO SECTION 9.60.100 OF THE LA QUINTA MUNICIPAL CODE RELATING TO STANDARDS FOR MODIFICATION OF EXISTING SINGLE-FAMILY DWELLINGS THAT RESULT IN ADDITIONAL BEDROOMS AND FIND THE ZONING ORDINANCE AMENDMENT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). LOCATION: CITY-WIDE CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW UNDER CEQA, PURSUANT TO SECTION 15061(B)(3), REVIEW FOR EXEMPTIONS – GENERAL RULE RECOMMENDED ACTION Adopt a resolution recommending to the City Council approval of Zoning Ordinance Amendment 2018-0003 to amend Title 9 by the addition of Section 9.50.100 and amendment to Section 9.60.100 of the La Quinta Municipal Code and finding of an exemption from environmental review under the California Environmental Quality Act pursuant to Section 15061(b)(3), Review for Exemptions – General Rule. EXECUTIVE SUMMARY • The Council adopted a moratorium on January 16, 2018 pertaining to issuance of building permits for common living space conversions to bedrooms in order to develop standards that limit conversions that may impact the health, safety, and welfare of neighboring residents. • The La Quinta Municipal Code (Code) does not specifically address converting single-family residential common living areas into bedroom space. • Staff proposes code amendments that establish limits on additional bedrooms when proposed with additions/modifications to an existing single-family dwelling. PUBLIC HEARING ITEM NO. 2 Page 2 of 4 BACKGROUND/ANALYSIS In North La Quinta, owners of single-family residences, permitted as short-term vacation rentals, have requested building permits to add additional bedrooms beyond the number of bedrooms originally intended for the home. The Code standards do not directly limit conversion of existing kitchens, living rooms, dining room spaces, and other “non-bedroom” spaces into additional bedrooms. Staff is concerned that a proliferation of non-bedroom conversions within Short term vacation rentals (STVRs) may increase residential occupancies and land use densities beyond those intended for single-family zoned neighborhoods, resulting in excessive noise and excessive use of on-street parking, among other impacts to health, safety and welfare identified in the ordinance. A forty-five (45) day moratorium on issuance of building permits for common living space was adopted by Council January 16, 2018 to develop standards that limit common living area-to-bedroom conversions that may impact the health, safety, and welfare of neighboring residents. Council adopted an extension of the moratorium for 120 days on February 20, 2018. Council and Commission held a Joint Study Session on February 27, 2018 and the Commission was directed to study the issue. At a Planning Commission Study Session on March 13, 2018, Commissioners expressed support for limits on bedroom space coverage within existing dwelling units, limits on number of bedrooms by dwelling unit size, and additional parking requirements. Staff prepared code amendments that limit non-bedroom conversions and the following represent proposed changed to Title 9 of the Code: Add Chapter 9.50.100 Additional Bedrooms This proposed section established minimum development standards applicable to additions to an existing single-family dwelling or modifications to the floor plan configuration of an existing single-family dwelling that results in additional bedrooms as follows: • Maximum Number of Bedrooms. Staff reviewed the maximum bedrooms approved in representative La Quinta single-family residential developments and recommends establishment of a maximum number of bedrooms based on thresholds of livable area square footage within single-family dwellings. Homeowners pursuing additions or modifications to existing single-family dwellings would be prohibited from exceeding the maximum number of bedrooms. LIVABLE ARE IN SQUARE FEET BEDROOM MAXIMUM NUMBER 2,000 OR LESS 4 2,001-3,500 6 GREATER THAN 3,500 NO MAXIMUM Page 3 of 4 • Maximum Bedroom Coverage. The Planning Commission recommended establishing a standard for maximum bedroom coverage similar to non- bedroom conversion limitations in the City of Riverside. The City of Riverside standard prohibits bedroom coverage from exceeding 50% of the total dwelling area, excluding garage space. The remaining 50% of the dwelling is required as common living area. Staff evaluated the percentage of bedroom space coverage for approved representative single-family residential developments and found that the bedroom coverage was as low as 19% and as high as 35%. Staff recommends establishing maximum bedroom coverage of 40% within existing single-family dwellings, stricter than the Riverside standard, but still providing enough flexibility for residents to add bedrooms. The proposed maximum bedroom coverage of 40% is higher than the 35% maximum coverage observed in approved La Quinta single-family residential plans. • Additional Parking Requirement. Staff recommends a requirement of additional garage space for modifications to single-family dwelling that equal or five or more bedrooms. The additional parking requirement would prevent excessive use of on-street parking caused by increased occupancies that accompany construction of additional bedrooms. A similar requirement was observed in the cities of Indio and Riverside. The City of Riverside does not require the additional on-site parking space to be covered within a garage. An uncovered on-site parking space is not recommended as an option to fulfill the parking requirement, as it may result in front yard driveway expansions that maximize visibility of parked on-site vehicles and removal of front yard landscaping. Amend Section 9.60.100 Guesthouses Guesthouses are permitted on any single-family lot as an accessory use as attached or detached structures. Guesthouses are prohibited as a rental unit. There are currently no limits on the number of bedrooms within guest homes, but a limit of 2 bedrooms has been applied to accessory dwelling units. Staff recommends adopting a limit of 2 bedrooms for guest homes consistent with accessory dwelling units. Such a standard would limit occupancy in single-family dwellings registered as STVRs consistent with occupancies originally intended for the neighborhood. The proposed code amendments maintain the ability of homeowners to add additional bedrooms in a manner that preserves neighborhood character and maintains land use densities consistent with those intended for single-family zoned neighborhoods. Following Planning Commission consideration, the code amendments are tentatively scheduled for a public hearing before City Council on May 1, 2018. If approved by City Council, the code amendments are expected to become effective June 6, 2018. AGENCY AND PUBLIC REVIEW Public Notice: This project was advertised in The Desert Sun newspaper on March 30, 2018. To date, Page 4 of 4 no comments have been received from the public or other City Departments. ENVIRONMENTAL REVIEW The Design and Development Department has determined that the proposed zone text amendment is exempt from environmental review under CEQA, pursuant to Section 15061(b)(3), Review for Exemptions – General Rule, in that it can be seen with certainty that there is no possibility for this action to have a significant effect on the environment, and individual development plans will be reviewed under CEQA as they are proposed. Prepared by: Gabriel Perez, Planning Manager Attachment: 1: Chairman Paul Quill draft code amendment comments. PLANNING COMMISSION RESOLUTION 2018 - ___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONING ORDINANCE AMENDMENT 2018-0003 TO AMEND TITLE 9 BY THE ADDITION OF SECTION 9.50.100 AND AMENDMENT TO SECTION 9.60.100 OF THE LA QUINTA MUNICIPAL CODE RELATING TO STANDARDS FOR MODIFICATION OF EXISTING SINGLE-FAMILY DWELLINGS THAT RESULT IN ADDITIONAL BEDROOMS AND FIND THE ZONING ORDINANCE AMENDMENT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CASE NUMBER: ZONING ORDINANCE AMENDMENT 2018-0003 APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of April, 2018, hold a duly noticed Public Hearing for review of a Zoning Ordinance Amendment to amend Title 9 with the addition of Section 9.50.100 and amendment to Section 9.60.100 of the La Quinta Municipal Code, as identified by Title of this Resolution; and WHEREAS, said Zoning Ordinance Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA) as amended (Resolution 83-63). The Design and Development Department has determined that the proposed amendment is exempt from environmental review pursuant to Section 15061(b)(3), Review for Exemptions – General Rule, in that it can be seen with certainty that there is no possibility for this action to have a significant effect on the environment, and individual development plans will be reviewed under CEQA as they are proposed; and WHEREAS, the Design and Development Department published a public hearing notice for this request in The Desert Sun newspaper on March 30, 2018, as prescribed by the Municipal Code; and, WHEREAS, the proposed amendments are the result of the code amendments requested by the City Council at their regular meeting on January 16, 2018 to develop standards that address non-bedroom conversions for single-family dwellings within residential districts; 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 to recommend approval of said Zoning Ordinance Amendment to the City Council: Planning Commission Resolution 2018 - ___ Zoning Ordinance Amendment 2018-0003 Applicant: City of La Quinta Adopted: April 10, 2018 Page 2 of 3 1. Consistency with General Plan The zoning ordinance amendment is consistent with the goals, objectives and policies of the General Plan. The proposed amendments are supported by Program LU-1.1.b, that the Zoning Ordinance will include design standards in all zoning districts that assure high quality development and Policy LU-3.1, to encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern. 2. Public Welfare Approval of the zoning ordinance amendment will not create conditions materially detrimental to the public health, safety and general welfare. The amendments assist in implementation of the General Plan 2035 to maintain neighborhood character by ensuring residential occupancies and land uses densities are not increased beyond those intended for residential districts. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That the Planning Commission does hereby recommend approval of Zoning Ordinance Amendment 2018-0003, as set forth in attached Exhibit A, to the City Council for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held this 10th day of April, 2018, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Resolution 2018 - ___ Zoning Ordinance Amendment 2018-0003 Applicant: City of La Quinta Adopted: April 10, 2018 Page 3 of 3 ________________________________ PAUL QUILL, Chairperson City of La Quinta, California ATTEST: ____________________________________________ GABRIEL PEREZ, Planning Manager City of La Quinta, California EXHIBIT A 9.50.100 Additional Bedrooms This section provides the following minimum developmental standards applicable to the addition to an existing single-family dwelling or modification to the floor plan configuration of an existing single-family dwelling that results in additional bedrooms. A. Existing single-family dwelling units may not exceed maximum bedrooms as follows: SINGLE-FAMILY DWELLINGS LIVABLE AREA IN SQ. FT. BEDROOMS MAX. No 2,000 or less 4 2,001-3,500 6 greater than 3,500 No Maximum B. The total area of all bedrooms shall not exceed 40% of the total livable area of the dwelling. The calculation of bedroom area shall not include closets or bathrooms. C. When as a result of new construction or modification of a single-family dwelling the number of bedrooms is proposed to equal or exceed five (5), an additional garage space of ten by 20 feet shall be provided. D. Bedrooms added as a result of new construction or modification of a single- family dwelling shall be used only by the occupants of the main residence, their non- paying guests, or domestic employees. No additional bedrooms may be rented or used as a short term vacation rental (“STVR”) except upon application and issuance of a STVR permit pursuant to Chapter 3.25 of this code. 9.60.100 Guesthouses. A. Purpose. This section provides standards and criteria for the establishment of guesthouses where such units are permitted in accordance with Section 9.40.040 and are not detached accessory dwelling units subject to Section 9.60.090(D). B. Definitions. See Chapter 9.280 C. Limitations. One guesthouse may be established on any single-family residential lot as a permitted accessory use. In the cove residential, medium density residential, medium-high density residential and high density residential zones, only one guesthouse may be permitted on a lot, unless otherwise approved through a specific plan. In the very low density residential and low density residential zones, more than one guesthouse may be permitted with director approval. D. Standards for Guesthouses. Guesthouses shall not be permitted when duplexes, triplexes, or apartments occur on the lot. All guesthouses shall conform to the following standards: 1. Detached guesthouses shall conform to all applicable building code standards and all development and design standards of the zoning district in which they are located. In addition, the height of the guesthouse shall not exceed seventeen feet and shall not be more than one story. 2. Guesthouses shall be architecturally compatible with the main unit. 3. The floor area of the guesthouse shall not exceed thirty percent of the existing living area of the principal residence. 4. The placement of a guesthouse on a lot shall not result in violation of the lot coverage maximums set forth in Section 9.50.030. 5. A guesthouse shall be used only by the occupants of the main residence, their non-paying guests, or domestic employees. The guesthouse shall not be rented or otherwise occupied separately from the main residence. 6. A deed restriction shall be required for recordation against the property to prohibit the use or conversion of the guesthouse to a rental unit or to a unit for sale. 7. If a private sewage disposal system is used, approval of the local health officer shall be required. 8. When constructed with tract homes or prototypical residential units, guesthouse location and design shall be reviewed and approved as a part of the site development permit process. On an individual single-family lot of record, guesthouses shall be reviewed and approved for conformance with these provisions during the building permit plan check process. (Ord. 550 § 1, 2016) 9. Guesthouses shall have no more than two bedrooms. From:Paul Quill To:Gabriel Perez Cc:Wanda Wise-Latta Subject:RE: Non-Bedroom Conversions- proposed amendments Date:Tuesday, April 03, 2018 5:07:00 PM Attachments:image001.png image002.png image003.png image004.png image005.png image006.png Non Bedroom Conversions Text amendment Draft0001.pdf Hi Gabe, Hope you are enjoying the conference. I have attached some chicken scratched comments on the proposed ordinance. With respect to added bedrooms I think we should also require added off-street parking if possible. With respect to guesthouses and granny flats I do not think we should prevent short term or long term rentals. I believe that the code should allow for short term rentals as long as all other criteria are met. As long as the homeowner has properly applied for a license and pays the TOT pursuant to City ordinance and has adequate off-street parking he should be able to rent his guesthouse, or his house for that matter, for short vacation, seasonal and long term rental. That is not just because I have a guesthouse. I think it is a good revenue source for the City and an opportunity for us to provide vacation rentals at times when we quite frankly do not have enough hotel rooms for the influx of tourists that come for the festivals, the tennis, the golf etcetera. I also think that if a homeowner wants to rent his Casita to a long term renter, like a student or a young single worker, they should be allowed to do that as well. You may share my comments with the PC if you care to do so even though I will not be able to vote next Tuesday. Thanks From: Gabriel Perez [mailto:gperez@la-quinta.org] Sent: Monday, April 02, 2018 6:04 PM To: Paul Quill Subject: Non-Bedroom Conversions- proposed amendments Chairman Quill, Good afternoon. You requested the non-bedroom conversions ordinance for review prior to the Planning Commission. I have attached the proposed amendments for your review. The City Attorney is reviewing this draft and there are further revisions possible. The text amendment would add Section 9.50.100 (Additional Bedrooms) and amend Section 9.60.100 (Guesthouses). Please let me know if you have any questions. I will be at the Planning Commissioners Academy making my way up tomorrow. I am available by cell while I am out (760)534-0070. Gabriel Gabriel Perez | Planning Manager City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Ph. 760-777-7062 Website | Map gperez@la-quinta.org ATTACHMENT 1 ATTACHMENT A SINGLE-FAMILY DWELLINGS 9.50.100 Additional Bedrooms This section provides the foHowing minimum developmental standards oppliccble to the addition to an existing single-family dwelling or modification to the floor plan configuration of an existing single-family dwelling that results in additional bedrooms. A.Existing single-family dwelling units may not exceed maximum bedrooms as follows: liVABLE AREA IN SQ.FT.BEDROOMS MAX.No 2,000 or less 4 2,001-3,500 6 greater than 3,500 No Maximum B.The total area of all bedrooms shall not exceed 40%of the total livable area of the dwelling.The calculation of bedroom area shalt not include closets or bathrooms. A.Purpose.This section provides standards and criteria for the establishment of guesthouses where such units are permitted in accordance with Section 9.40.040. B,Definitions,See Chapter 9.280. C.Limitations.One guesthouse may be established on any sinqle-fomily residential lot as a permitted accessory use.In the cove residential,medium density residential,medium-high density residential and high density residential zones,only one guesthouse may be permitted on a lot,unless otherwise approved through a specific plan.In the very [ow density residential and [ow density residential zones,.r \re-- more than one guesthouse may be permitted with director approval.~Sh'Dv..\cA.~11.r.I'(~.Ma,.,.1'0-\<\D.Standards for Guesthouses.Guesthouses shall not be permitted when duplexes,.{I I.e,}- triplexes,or apartments occur on the lot.AU guesthouses shell conform to the DrY.J~ following standards:fa r k I? 1.Detached guesthouses shell conform to ell applicable building code J ~g. standards and all development and design standards of the zoning district in 1- C.When as a result of new construction or modification of a single-family dwelling the number of bedrooms is proposed to equal or exceed five (5),on ~..\- additional garage space of ten by 20 feet shell be provided.D)r -t1A~\~k 1 oIl J~e )--~tJ.-J...I'~I ~V\C..I d. 9.60.100 Guesthouses.pa.rhl /l J .3 h OIAb.e.t Iretill1,etY\lor:;'BJZ 4 ..r+~or ,B~ which they are located.In addition,the height of the guesthouse shell not exceed seventeen feet and shall not be more than one story. 2.Guesthouses shell be architecturally compatible with the main unit. 3.The floor area of the guesthouse shell not exceed thirty percent of the existing living area of the principal residence. 4.The placement of a guesthouse on a lot shall not result in violation of the lot coverage maximums set forth in Section 9.50.030. 5.'A guesthouse shall be used only by the occupants of the main residence, .eir non-paying guests,or domestic employees.The guesthouse shot!not be rented or otherwise occupied separately from the main residence. 6.A deed restriction shall be required for recordation against the property o prohibit the use or conversion of the guesthouse to a rental unit or to a unit for sale. 7.If a private sewage disposal system is used,approval of the local health officer shall be required. 8.When constructed with tract homes or prototypical residential units, guesthouse location and design shell be reviewed and approved as a part of the site development permit process.On an individual single-family lot of record, guesthouses shall be reviewed and approved for conformance with these provisions during the building permit plan check process.(Ord.550 §1,2016) 9.Guesthouses shell have no more than two bedrooms. HANDOUTS PLANNING COMMISSION MEETING APRIL 10, 2018 HANDOUT:PLANNING COMMISSION MEETING APRIL 10, 2018 PUBLIC HEARING NO. 1 - VAR 2018-0001 HANDOUT: PLANNING COMMISSION MEETING APRIL 10, 2018 COMMISSIONERS' ITEMS - NO. 2 Silver Rock Resort - Park Venue Site La Quinta, California Date Last Revised:4/6/2018 Revised By:CH DESCRIPTION QTY UNIT PRICE EXTENDED SITE PREPARATION Grading/Import (estimate only)2,500 CY 30.00$ 75,000$ SITE PREPARATION TOTAL 75,000$ SITE CONSTRUCTION AND AMENITIES Restroom 1 LS 300,000.00$ 300,000$ Conduit runs for ,Dry utilities 3,000 LF 12.00$ 36,000$ Sewer Line 1,000 LF 18.00$ 18,000$ Potable Water Line 1,000 LF 15.00$ 15,000$ Bike Racks 2 EA 1,500.00$ 3,000$ Benches 8 EA 1,500.00$ 12,000$ Drinking Fountain 1 EA 6,500.00$ 6,500$ Trash Receptacles 2 EA 1,500.00$ 3,000$ Dog Waste Station 2 EA 1,200.00$ 2,400$ Tubular Steel Fence & Gates 2,600 LF 100.00$ 260,000$ Steel Edging 3,000 LF 12.00$ 36,000$ Drive Approach 2 EA 3,500.00$ 7,000$ Interlocking pavers Main Drive 10,000 SF 10.00$ 100,000$ Interlocking pavers at drop off 7,500 SF 10.00$ 75,000$ 5' Wide Stabilized D.G. Paths 3,500 SF 5.00$ 17,500$ 10' Wide Concrete Sidewalk 21,500 SF 10.50$ 225,750$ 8' Wide Concrete Sidewalk 13,500 SF 8.50$ 114,750$ Parking Lot - Signage 4 EA 800.00$ 3,200$ Parking Lot - Handicap Curb Cut Ramp 300 SF 15.00$ 4,500$ Parking Overflow - Class 2 Base 155,500 SF 2.00$ 311,000$ Secondary Access Drive Class 2 Base 25,000 SF 2.00$ 50,000$ SITE CONSTRUCTION AND AMENITIES TOTAL 1,600,600$ SITE ELECTRICAL 400 Amp Pedestal 1 EA 15,000.00$ 15,000$ Conduit and Wire 3,000 LF 12.00$ 36,000$ Misc Circuiting 1 LS 15,000.00$ 15,000$ Site Lighting - Pole lights 14 EA 7,000.00$ 98,000$ Site Lighting - Uplights 16 EA 1,500.00$ 24,000$ Utility Transformer Pad 1 EA 3,000.00$ 3,000$ SITE ELECTRICAL TOTAL 191,000$ HERMANN DESIGN GROUP - PRELIMINARY OPINION OF PROBABLE COST Page 1 of 2 HANDOUT: PLANNING COMMISSION MEETING APRIL 10, 2018 COMMISIONERS' ITEMS NO. 2 DESCRIPTION QTY UNIT PRICE EXTENDED LANDSCAPE California Fan Palm 8'-12' BTH - Skinned 36 EA 1,200.00$ 43,200$ 24" Box Tree 50 EA 325.00$ 16,250$ 36" Box Tree 8 EA 850.00$ 6,800$ Weed Abatement - (turf area)200,000 SF 0.05$ 10,000$ Soil Prep/Fine Grade - (turf area)200,000 SF 0.10$ 20,000$ Shrub and Ground Cover Area (park areas)70,000 SF 2.00$ 140,000$ Turf Area - Sprigs 200,000 SF 0.35$ 70,000$ Crushed Rock / Cobble - 8" Minus 20,000 SF 2.50$ 50,000$ Decomposed Granite - 3/8" (park area only)70,000 SF 1.75$ 122,500$ LANDSCAPE TOTAL 478,750$ LANDSCAPE IRRIGATION Pump 1 LS 15,000.00$ 15,000$ IR Control, Backflow, Flow Sensor, Master Valve 1 LS 7,500.00$ 7,500$ Irrigation System - Shrub / Drip Drip - Park areas 70,000 SF 1.50$ 105,000$ Irrigation System - Turf Spray 200,000 SF 1.25$ 250,000$ IRRIGATION TOTAL 377,500$ SUBTOTAL 2,722,850$ CONTINGENCY 10%272,285$ GENERAL CONDITIONS*15%408,428$ TOTAL 3,403,563$ NOT INCLUDED Inflation Beyond 2018 Professional Service Fees Data Cable Shrub and Ground Cover Areas (Slopes) Retention Area - Slopes and Bottom Utility Company Service Charges Actual grading/import * GENERAL CONDITIONS INCLUDE: Mobilization, Bonds, Insurance Temporary Fencing, Cleanup, Recycling, General Contractor Fee, and Overhead and Administration Page 2 of 2