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2015 10 13 PCN Planning Commission agendas and staff reports are now available on the City's web page: www.la-quinta.orq PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, OCTOBER 13, 2015 AT 7:00 P.M. CALL TO ORDER 1. Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. CONFIRMATION OF AGENDA APPROVAL OF MINUTES 1. Approval of the minutes of September 22, 2015. PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Planning Commission before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. PLANNING COMMISSION AGENDA 1 OCTOBER 13, 2015 Beginning Resolution No. 2015-009 1. Continued from September 22, 2015 - Environmental Assessment 2015-0001, Specific Plan 2015-0001 (SP 2002-058, Amendment 1), and Village Use Permit 2015-0001 submitted by Marvin Investments, Inc., proposing the development of Phase One of a mixed -use project including 40 condominium units and 13,000 square feet of commercial space on approximately 1.68 acres. Project: Villas at Old Town - Phase One. CEQA: exempt from environmental review pursuant to Section 15332 (Class 32) In -Fill Development. Location: southeast corner of Calle Tampico and Desert Club Drive. BUSINESS SESSION - NONE COMMISSIONER ITEMS 1. Report on City Council meetings of October 6, 2015. 2. Commissioner Blum is scheduled to attend the October 20, 2015, City Council meeting. DIRECTOR'S ITEMS - NONE ADJOURNMENT The next regular meeting of the Planning Commission will be held on October 27, 2015, commencing at 7:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Monika Radeva, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on October 8, 2015. DATED: October 6, 2015 �ze MONIKA RADEVA, Executive Assistant City of La Quinta, California PLANNING COMMISSION AGENDA 2 OCTOBER 13, 2015 PUBLIC NOTICES The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the City Clerk's office at 777- 7123. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Community Development Department's counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 OCTOBER 13, 2015 PLANNING COMMISSION MINUTES TUESDAY, SEPTEMBER 22, 2015 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 7:00 p.m. by Chairperson Wilkinson. PRESENT: Commissioners Bettencourt, Blum, Fitzpatrick, Wright, and Chairperson Wilkinson ABSENT: None STAFF PRESENT: Planning Manager Gabriel Perez, Principal Planner Jay Wuu, Principal Engineer Bryan McKinney, Executive Assistant Monika Radeva, and Administrative Technician Dianne Hansen Commissioner Fitzpatrick led the Commission in the Pledge of Allegiance. PUBLIC COMMENT - None Ms. Andrea Spirtos, La Quinta resident, CA - introduced herself and commended the Commission for their careful review of projects within their purview and for questioning boiler plate conditions of approval. She encouraged staff to be more constructive in their feedback and to exercise caution going forward and to only apply pertinent conditions of approval to each project. This would eliminate posing unnecessary time and budgetary constraints on the applicant and/or developer. CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Commissioners Bette ncourt/Fitzpatrick to approve the Planning Commission minutes of July 28, 2015 as submitted with the deletion of the last sentence on page two, paragraph one, under Presentations, as the item was merely informational: Motion passed unanimously. PLANNING COMMISSION MINUTES 1 SEPTEMBER 22, 2015 PUBLIC HEARINGS 1. Environmental Assessment 2015-0001, Specific Plan 2015-0001 (SP 2002-058, Amendment 1), and Village Use Permit 2015-0001 submitted by Marvin Investments, Inc. proposing the development of Phase One of a mixed -use project including 40 condominium units and 13,000 square feet of commercial space on approximately 1.68 acres. Project: Villas at Old Town - Phase One. CEQA: exempt from environmental review pursuant to Section 15332 (Class 32) In -Fill Development. Location: southeast corner of Calle Tampico and Desert Club Drive. Chairperson Wilkinson declared the PUBLIC HEARING OPEN at 7:06 p.m. Public Speaker: Mr. Wells Marvin, Applicant and President of Marvin Investments, Inc., La Quinta, CA - introduced himself and said that he would have liked to have seen the project go before the Commission tonight; however, additional time was needed to review the recommended conditions of approval. Thus, staff requested that the item be continued to the next Planning Commission meeting. He noted that this matter was very close to a resolution. Commission discussion followed regarding the importance of ensuring that boiler plate and discretionary proposed conditions of approval by staff are pertinent and explicitly tailored to each project. This would increase the credibility of the City's development review process, protect the public's interest, and portray the City of La Quinta as a developer -friendly city. Staff noted that the City is currently undergoing efforts to refine and improve the development code as well as to streamline and enhance the development review process. Though not within the scope of the Development Code Tune Up, the existing standard conditions of approval would be reviewed and staff will report on this effort to the Planning Commission. Motion - A motion was made and seconded by Commissioners Fitzpatrick/Bettencourt to continue Public Hearing Number 1 for the Villas at Old Town project to the regularly scheduled Planning Commission meeting on October 13, 2015. Motion passed unanimously. 2. Site Development Permit 2015-0003 (SDP 2013-926, Extension 1) submitted by the La Quinta Housing Authority requesting a first two-year time extension for development plans of 72 one -bedroom apartment units on approximately four acres of land. Project: Washington Street Apartments Final Phase. CEQA: previously reviewed under Environmental Assessment 2013-627; no further analysis required pursuant to Public Resources Code Section 21166. Location: southeast corner of Washington Street and Hidden River Road. PLANNING COMMISSION MINUTES 2 SEPTEMBER 22, 2015 Commissioner Wright said he is the President of the Board of Directors for the Coachella Valley Housing Coalition and recused himself due to a conflict of interest. Principal Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Vice Chairperson Bettencourt asked staff to follow up with the Supervisor John J. Benoit Fourth District office to ensure that the Riverside County's records properly identify the annexation of the Washington Street Apartments project into the boundaries of the City of La Quinta. General discussion followed regarding the project's reduced parking requirements due to density bonus received, collection of nuisance water and the retention basin, and landscape specifications. Chairperson Wilkinson declared the PUBLIC HEARING OPEN at 7:28 p.m. Public Speaker: Mr. Jon McMillen, President of Tall Man Group, Valley Center, CA - introduced himself, gave a detailed description of the project, and answered the Commission's questions with regards to the project's funding through the Coachella Valley Housing Coalition tax credits program, United States Department of Agriculture housing assistance program, residents profile, parking, sustainability requirements to warrant eligibility for the tax credits program, and overall cost per unit. Chairperson Wilkinson declared the PUBLIC HEARING CLOSED at 7:42 p.m. Motion - A motion was made and seconded by Commissioners Bettencourt/Blum to adopt Resolution No. 2015-008 approving Site Development Permit 2015-0003 (SDP 2013-926, Extension 1) approving a first two-year time extension for Washington Street Apartments Final Phase as submitted with staffs recommendations. AYES: Commissioners Bettencourt, Blum, and Fitzpatrick. NOES: Chairperson Wilkinson. ABSENT: Commissioner Wright. ABSTAIN: None. Motion passed. BUSINESS SESSION - None. COMMISSIONER ITEMS 1. Report on City Council meetings of August 4 and September 15, 2015. 2. Vice Chairperson Bettencourt is scheduled to attend the October 6, 2015 Council meeting. PLANNING COMMISSION MINUTES 3 SEPTEMBER 22, 2015 3. Planning Manager Perez said the Ad -hoc Committee tasked to review and provide feedback to staff for the Development Code Tune Up review efforts met on September 9 and staff was currently undergoing the community outreach phase of this project. A stakeholder community outreach meeting was scheduled for October 13 at 10:00 a.m. at City Hall. Staff anticipates the release of an online survey on September 30 seeking to obtain citizen's comments related to these efforts. The second Ad -hoc Committee meeting has been scheduled for October 29 at 5:00 p.m. in the Study Session room. 4. Staff noted that eTRAKiT, the online permitting customer portal of the City's development permitting software was launched successfully in September. 5. Vice Chairperson Bettencourt asked staff to follow up with Supervisor John J. Benoit Fourth District office to ensure that the Washington Street Apartments project is properly recorded and the county's records reflect its annexation from Bermuda Dunes into the boundaries of the City of La Quinta. DIRECTOR'S ITEMS - None. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Bette ncourt/Wright to adjourn this meeting at 7:53 p.m. Motion passed unanimously. .o Respectfully submitted, �Ty MONIKA RADEVA, Executive Assistant City of La Quinta, California PLANNING COMMISSION MINUTES 4 SEPTEMBER 22, 2015 PH 1 PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 13, 2015 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2015-0001 SPECIFIC PLAN 2015-0001 (SP 2002-058 AMENDMENT 1) VILLAGE USE PERMIT 2015-0001 APPLICANT: MARVIN INVESTMENTS, INC. PROPERTY OWNER: OLD TOWN LA QUINTA, LLC/CITY OF LA QUINTA REQUEST: ADOPT A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF SPECIFIC PLAN AMENDMENT AND VILLAGE USE PERMIT FOR REVISIONS TO THE OLD TOWN LA QUINTA SPECIFIC PLAN AND PHASE ONE OF THE VILLAS AT OLD TOWN, A MIXED -USE PROJECT INCLUDING 40 CONDOMINIUMS, 13,000 SQUARE FEET OF COMMERCIAL SPACE ON APPROXIMATELY 1.68 ACRES, AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CEQA: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332 (CLASS 32) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT THE PROPOSED PROJECT CAN BE CHARACTERIZED AS IN -FILL DEVELOPMENT LOCATION: SOUTH OF CALLE TAMPICO BETWEEN AVENIDA BERMUDAS AND THE LA QUINTA CIVIC CENTER RECOMMENDED ACTION Recommend to the City Council that the project be deemed exempt from the California Environmental Quality Act, and further recommend approval of a Specific Plan Amendment for Old Town La Quinta and a Village Use Permit for the Villas at Old Town. EXECUTIVE SUMMARY • The applicant proposes an amendment to the Old Town La Quinta Specific Plan, which includes a variety of land use and site plan revisions to the Specific Plan that governs the existing Old Town commercial center. The amendment also expands the project area to include the Villas at Old Town, a mixed -use project Page 1 of 8 consisting of 84 residential condominiums and 20,000 square feet of commercial space on approximately 4.32 acres between Old Town and the La Quinta Library (Attachment 1). • The applicant requests Village Use Permit approval for the first phase of the Villas, consisting of two buildings with 40 two -bedroom residential condominiums, 13,000 square feet of ground -floor commercial space, and a portion of an underground parking garage on approximately 1.68 acres. BACKGROUND Old Town La Quinta is located in the core of the La Quinta Village (Attachment 2). The commercial center, which is comprised of multiple two-story buildings, consists of a variety of retail, office, and restaurant uses in a pedestrian -focused environment. Several parcels of vacant land owned by the City are located between Old Town and the La Quinta Civic Center. The lots are graded, covered in gravel, and have a perimeter bollard and chain barrier established. The lots are primarily used as guest parking for the annual La Quinta Arts Festival and overflow for special events conducted at Old Town. The City entered into a purchase and sale agreement with the applicant for development of these properties. The agreement includes a development proposal that envisions mixed -use, residential and retail/office development. This proposal was originally scheduled for review at the September 22, 2015 Planning Commission meeting. However, the item was continued to the October 13, 2015 meeting in order for the applicant and staff to review and revise the proposed conditions of approval. Please note that the project is required to incorporate the results and recommendations of the City's focused drainage study in the final hydrology report for the project. The applicant has accepted the recommended conditions of approval. PROPOSAL & ANALYSIS The proposal is categorized into two items: • A Specific Plan Amendment to revise the land use and site plan for the existing Old Town commercial center and an expansion of the Old Town project area to include the Villas at Old Town (Attachment 3). • A Village Use Permit for development of the first phase of the Villas (Attachment 4). Page 2 of 8 Specific Plan Amendment The proposed Specific Plan Amendment represents the first amendment to the original Old Town La Quinta Specific Plan. The document is divided into two parts: Part A addresses Old Town La Quinta and Part B addresses the Villas at Old Town. Part A: Old Town La Quinta The applicant proposes a variety of changes to the built environment and land uses within Old Town. These include: • Revision to the land use plan for the parcel on the southeast corner of Avenida Bermudas and Calle Tampico from a planned two-story retail/office building to a permanent parking lot with 42 parking stalls. • Closure of Linden Lane, between Main Street and Avenida La Fonda, in order to construct a pedestrian -oriented plaza to be used for events and additional dining areas. The plaza area would include cables and lights for shade and lighting above. A valet parking area may be created on the Main Street side of this plaza. • Addition of an exterior staircase leading to the second floor patio/restaurant space of the building located at 78-065 Main Street (former Hog's Breath Inn restaurant). • The ability to add roof decks to 78-065 Main Street and 78-085 Main Street in order to incorporate dining and bar areas. The decks will not exceed 3,000 square feet each. • Increase the percentage of restaurant space allowed within Old Town from 20,400 square feet to 34,000 square feet. • The ability to convert the office space located on the second floor of Old Town to use as residential units. A maximum of 30 new condominium units would be permitted, ranging in size from 850 to 2,400 square feet. A minimum of one parking space per unit will be required, and parking facilities will be reviewed and approved at a later date. • An exemption from Temporary Use Permits for special events such as arts festivals, farmer's markets, and concerts, with a maximum of 1,000 attendees. The proposed amendment to the Specific Plan ensures that certain improvements, such as the parking lot, pedestrian plaza, and exterior stairways can be constructed as proposed, and also gives the applicant land use flexibility for future development within Old Town. Some items, including the conversion of office space to residential units, may require Village Use Permit review and approval by the Planning Page 3 of 8 Commission. The exemption from Temporary Use Permits for special events is subject to an annual review by staff. The proposed uses do not deviate from any Municipal Code regulations and are complementary to the existing surrounding commercial uses. Staff recommends the Planning Commission review the proposed additions to the Specific Plan and discuss any areas of concern. Part B: Villas at Old Town The applicant proposes to add the Villas at Old Town to the Specific Plan project area. The Villas is a mixed -use project consisting of 84 residential condominiums and 20,000 square feet of commercial space on approximately 4.32 acres between Old Town and the La Quinta Library. The Villas is proposed to be built in two phases (Attachment 4, Sheet C-10). Phase One of the Villas is the subject of the Village Use Permit review below, and entitlement applications for Phase Two will be submitted and reviewed at a later date. The first phase includes two buildings consisting of 40 two -bedroom condominiums, 13,000 square feet of ground -floor commercial space, a portion of an underground parking garage, and a retention basin. The second phase includes the completion of the underground garage, an additional 44 condominium units, and 7,000 square feet of commercial space located within three additional buildings. The General Plan land use designation and underlying zoning designation of the project site is Village Commercial. The General Plan encourages apartments, condominiums, and mixed -use projects in the Village, and does not specify a maximum residential density. The Municipal Code stipulates that in the Village, residential density shall be determined on a site -specific basis, based on the development capacity for the proposed project uses on the site. The Village Design Guidelines specifies that residential density of a mixed -use project shall be determined on a site -specific basis, under the Village Use Permit process. Therefore, the proposed project density, at 19.4 dwelling units per acre (84 units/4.32 acres), is consistent with the General Plan, Zoning Code, and Village Design Guidelines requirements. The proposed development regulations for the Villas are complementary to Old Town, and facilitate a design transition from Old Town to the Civic Center. However, in order to ensure that the Villas can be constructed as proposed, the applicant has included within the Specific Plan two deviations from the Municipal Code: • The Code limits building height in the Village to thirty-five feet, or two stories. o The proposed buildings do not meet these height requirements as the buildings will exceed thirty-five feet in height and are a minimum of three stories. o In order to meet the General Plan goals of creating a pedestrian - oriented, mixed -use environment, additional building height is required. Furthermore, the heights of the Villas are consistent with structure heights of buildings in the project's vicinity, specifically the La Quinta Page 4of8 Library (approximately 39-feet) and the Embassy Suites hotel (approximately 48-feet). • The Code requires 310 parking spaces at completion of the project. o The project includes 194 off-street parking spaces, resulting in a deficiency of 113 spaces. o The applicant has completed a parking demand assessment that concludes that the proposed parking supply will sufficiently meet the anticipated demands (Attachment 5). With approval of the Specific Plan Amendment, the proposal will meet all required development standards. Staff recommends that the Planning Commission review the proposed amendment, particularly the requests for deviations from the Municipal Code, and discuss any areas of concern. Village Use Permit Overview: The project site (Phase One) consists of 1.68 acres of a 4.32-acre area (Phase One and Two) located on the southeast corner of Calle Tampico and Desert Club Drive (Attachment 4). Abutting the project site to the north is Calle Tampico. To the west are existing parking lots, and situated across Desert Club Drive is Old Town La Quinta. To the south is an existing utility company facility and Avenida La Fonda. To the east is the Civic Center Campus with an existing palm tree grove, public parking lot, and the Library and Wellness Center immediately adjacent. Site Design: The Phase One buildings, Building A and Building B, are situated along Main Street, east of the existing Old Town parking lots. The retention basin is located within the date palm grove and turf area located at the northeast corner of Avenida La Fonda and Main Street (Attachment 4, Sheet C-1). Pedestrian -oriented areas are located along storefronts on both sides of Main Street, and include amenities such as benches, potted plants, and decorative paving (Attachment 4, Sheet LP-3). Sidewalk widths vary along the building frontages, with a minimum 15-foot width, and shade structures incorporated throughout. Bicycle parking will be provided along Main Street. The remainder of the project site is reserved for the second phase of the Villas project, which will remain vacant until construction of Phase Two commences. Construction staging may occur within the Phase Two areas; however, the applicant intends to utilize the minimum area necessary in order to continue the ability to use the site for parking for the Arts Festival. Two vehicular access points are identified. A driveway is located along Main Street to the east of Building A that provides access to the surface level garages along the north elevation of Building A. The driveway that provides access to the subterranean Page 5 of 8 parking garage is located along Avenida La Fonda. As part of Phase One, a total of 68 parking spaces will be provided in the underground parking garage (3 ADA-accessible spaces), 5 on -street parking spaces along Main Street, and 15 individual garage spaces within Building A. Phase Two will include completion of the garage, additional on -street parking on Main Street, as well as a reconfiguration of the City Library parking lot. The following chart summarizes the parking program for the Villas: Underground On -street Private Garage Surface Lot Total Phase 1 68 5 15 0 88 Phase 2 63 7 11 34 115 Total 125 12 26 34 197 The gated underground garage will be available for residents, business owners, and employees. No loading docks or rear entrances are provided. Similar to Old Town, all deliveries will be through the front doors of the businesses. Trash enclosures are located within each proposed building, and a single trash enclosure is located within the parking garage. A golf cart will tow the trash enclosures to street level for pickup. The proposed on -site lighting is acceptable as the proposed fixtures are consistent with the City's outdoor lighting ordinance. Pedestrian walkways will be adequately lit using decorative wall -mounted fixtures and lampposts. As a part of Phase One, a community courtyard area is proposed with a spa, fire pit, BBQ, and shaded area. Phase Two will include additional amenities, including a pool, cabana, and sitting areas. The ground -level residential units in Building B include individual rear yard garden areas. Architectural Design: The buildings have been designed to reflect a modern interpretation of the Santa Barbara/Spanish architectural theme (Attachment 4, Sheet 5.1 - 6.7). The style does not intend to duplicate the existing buildings within Old Town, but rather blend the traditional Californian Mission Revival style with the modern architectural style of the nearby Civic Center buildings. The proposal also includes architectural elements such as the use of archways, balconies, and varied wall planes, as well as the use of both flat and sloped tile roofs at varying roof heights. Building A includes approximately 5,300 square feet of commercial space and 15 private residential garages on the ground floor, five residential condominium units on the second floor, and five residential units on the third floor (Attachment 4, Sheet 5.1 - 5.7). The commercial spaces have frontages along Main Street, while the private garages are located at the rear of the building along Calle Tampico (Attachment 4, Sheet 1.1). Condominium unit sizes range from 1,530 to 2,140 square feet (Attachment 4, Sheet 5.7). Roof heights of the building fluctuate between 38 and 44 feet in order to provide a varying roofline and architectural projections. Page 6of8 Building B includes approximately 7,800 square feet of commercial space and six residential condominiums on the ground floor, 12 residential condominium units on the second floor, and 12 residential units on the third floor (Attachment 4, Sheet 6.1 - 6.7). The third -floor units also include access to a loft area on the roof level, which includes living space and an outdoor deck area with patio cover. The commercial spaces have frontages along Main Street, and the ground -floor residential units include private backyards along the rear of the building. Condominium unit sizes range from 1,219 to 1,682 square feet (Attachment 4, Sheet 6.7). Similar to Building A, the roof heights of Building B, including the loft and roof decks, fluctuate between 37 and 44 feet. The architecture and layout of Phase One of the Villas at Old Town is compatible with the existing surrounding land uses, and with two exceptions (building height and number of stories), is consistent with the development standards in the Municipal Code. The buildings are appropriate at the proposed locations, and supplemental design elements appropriately enhance the architecture of the buildings. There should be limited impact on the existing residential development to the south as the tallest point of Building B is set back over 400 feet from the nearest existing residential dwelling on Calle Fortuna (Attachment 4, Sheet C-7 & Sheet 3.0). A proposed perimeter landscaping screen that abuts Calle Tampico, will reduce the aesthetic impact of the private garages on the north elevation of Building A, especially as the landscaping matures. Landscaping: Landscaping throughout the project site consists of primarily desert and other low to moderate water use plants (Attachment 4, Sheet LP-1 - LP-4). The proposed tree palette includes Mexican and Mediterranean Fan Palms. The shrub palette includes Bougainvillea, Lantana, and Yucca, among others. The temporary area between Phase One and Phase Two will be stabilized with decomposed granite and an adequate number of trees and shrubs (Attachment 4, Sheet LP-4). The perimeter area along Calle Tampico is proposed to be landscaped with numerous trees, shrubs, and a series of landscaped metal panels (Attachment 4, Sheet LP-1). The proposed landscape plan is acceptable. The assorted species of plants add character to the proposed buildings and provide sufficient screening and accents around the project site. The combination of landscaping and plant screen should sufficiently screen the private garages along Calle Tampico (Attachment 4, Sheet 5.5). COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS On September 2, 2015, the Architectural and Landscaping Review Board reviewed and recommended approval of the Villas at Old Town (Attachment 6). The Board discussed project colors and landscaping, and recommended a condition of approval to require the incorporation of public restroom facilities within the Villas project. Page 7 of 8 On September 10, 2015, the Historic Preservation Commission reviewed and unanimously approved the Historical/Archaeological Resources Survey Report for the Villas at Old Town. The Commission accepted the staff -recommended conditions of approval, which have been included with the Village Use Permit conditions of approval. AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on June 29, 2015. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. SB-18 Native American Tribal Consultation: As per SB-18 (2004) consultation requirements, information regarding the proposed Specific Plan Amendment was forwarded to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission. Staff has followed up with all Tribes requesting information or consultation and placed their recommendations for monitoring in the Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on September 11, 2015, and mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the California Environmental Quality Act in that the proposed project can be characterized as in -fill development. Report prepared by: Jay Wuu, AICP, Principal Planner Report approved for submission by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. Old Town La Quinta Specific Plan Amendment 1 4. Villas at Old Town Village Use Permit Plan 5. Parking Demand Assessment 6. Minutes of September 2, 2015 ALRB meeting PLANNING COMMISSION RESOLUTION 2015 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN AMENDMENT FOR REVISIONS TO THE OLD TOWN LA QUINTA SPECIFIC PLAN, APPROVE A VILLAGE USE PERMIT FOR THE PROPOSED VILLAS AT OLD TOWN, AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CASE NUMBERS: SPECIFIC PLAN 2015-0001 (SP 2002-058, AMENDMENT 1) VILLAGE USE PERMIT 2015-0001 APPLICANT: MARVIN INVESTMENTS, INC. WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 13th day of October, 2015, hold a duly noticed Public Hearing, as continued from the regularly -scheduled Public Hearing on September 22, 2015, to consider a request by Marvin Investments, Inc. for approval of an amendment to the Old Town La Quinta Specific Plan and development plans for the Villas at Old Town, generally located on the south side of Calle Tampico, between Avenida Bermudas and the La Quinta Civic Center, more particularly described as: APN: 7701240101 770121007, 770123012, 770124005, 770123011, 770121014, 770121008, 770123001, 770121013, 770121005, 770121010, 770121009, 770121011,770121012,770121004 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on September 11, 2015 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, Specific Plan 2015-0001 (SP 2002-058, Amendment 1) WHEREAS, per SB-18 consultation requirements, the Community Development Department has forwarded information regarding the proposed amended Specific Plan to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission and has followed up with all Tribes requesting information or consultation and placed their recommendations for monitoring in the Conditions of Approval; and, Planning Commission Resolution 2015 - Specific Plan 2015-0001 (SP 2002-058, Amendment 1); Village Use Permit 2015-0001 Old Town La Quinta/Villas at Old Town (Marvin Investments, Inc.) Adopted: October 13, 2015 Page 2 of 5 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan Amendment: 1. Consistency with General Plan The proposed Specific Plan amendment is consistent with the goals and policies of the La Quinta General Plan in that it continues to diversify the land uses within Old Town to enhance the downtown atmosphere, and proposes a mixed -use development that fosters a pedestrian -friendly environment that encourages use of walking paths, bicycles, and golf carts. 2. Public Welfare Approval of the proposed Specific Plan amendment will not create conditions materially detrimental to public health, safety and general welfare. The Community Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the Guidelines implementing CEQA California Environmental Quality Act in that the proposed project can be characterized as in -fill development. The project is consistent with all applicable general plan and zoning regulations, occurs on a project site less than five acres in size substantially surrounded by urban uses, has no value as habitat for endangered, rare, or threatened species, would not result in any significant effects relating to traffic, noise, air/water quality, and can be adequately served by all required utilities and public services. 3. Land Use Compatibility The proposed Specific Plan amendment incorporates a land use that is compatible with zoning on adjacent properties. The design regulations specified in the Specific Plan for mixed -use and commercial uses are compatible with the existing commercial retail located near the project area and surrounding properties, all of which are zoned Village Commercial. 4. Property Suitability The uses permitted in the Specific Plan amendment are suitable and appropriate for the subject property in that the revisions are located within and adjacent to an existing commercial center. The current specific plan area is served without adverse impact by all necessary public services and utilities. Planning Commission Resolution 2015 - Specific Plan 2015-0001 (SP 2002-058, Amendment 1); Village Use Permit 2015-0001 Old Town La Quinta/Villas at Old Town (Marvin Investments, Inc.) Adopted: October 13, 2015 Page 3 of 5 Village Use Permit 2015-0001 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 9.65.040 of the Municipal Code to justify approval of said Village Use Permit: 1. Consistency with General Plan The proposed development is consistent with the General Plan land use designation of Village Commercial. The City's General Plan policies relating to Village Commercial encourage mixed -use development, and the proposed use maintains those policies. 2. Consistency with Zoning Code and Old Town La Quinta Specific Plan The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and the Old Town La Quinta Specific Plan as amended, in terms of architectural style, building height, building mass, and landscaping. The Village Use Permit has been conditioned to ensure compliance with the zoning standards of the Village Commercial zoning district and other supplemental standards as established in Title 9 of the La Quinta Municipal Code and the Old Town La Quinta Specific Plan. 3. Compliance with CEQA Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act (CEQA). The Community Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the Guidelines implementing CEQA in that the proposed project can be characterized as in -fill development. The project is consistent with all applicable general plan and zoning regulations, occurs on a project site less than five acres in size substantially surrounded by urban uses, has no value as habitat for endangered, rare, or threatened species, would not result in any significant effects relating to traffic, noise, air/water quality, and can be adequately served by all required utilities and public services. 4. Surrounding Uses The proposed development incorporates a land use that is compatible with adjacent properties. The design regulations specified for mixed -use and Planning Commission Resolution 2015 - Specific Plan 2015-0001 (SP 2002-058, Amendment 1); Village Use Permit 2015-0001 Old Town La Quinta/Villas at Old Town (Marvin Investments, Inc.) Adopted: October 13, 2015 Page 4 of 5 commercial uses are compatible with the existing commercial retail located near the project area and surrounding properties. 5. Architectural Design The architecture and layout of the buildings are compatible with, and not detrimental to, the existing surrounding commercial land uses, and is consistent with the development standards in the Municipal Code and Old Town La Quinta Specific Plan. The buildings are concluded to be appropriate for the proposed building location, and supplemental design elements appropriately enhance the architecture of the building. 6. Site Design The site design of the project, including project entries, interior circulation, pedestrian access and amenities, screening, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 7. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. Additionally, the assorted species of plants, which are taken from the approved plant list in the Old Town La Quinta Specific Plan, provide diversity and add character to the proposed building. The project landscaping for the proposed building, as conditioned, shall unify and enhance visual continuity of the proposed building with the surrounding development. Landscape improvements are designed and sized to provide visual appeal while adequately screening the aspects of the project, such as the individual garages, from public view. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the above project be determined by the City Council to be exempt from CEQA pursuant to Section 15332 (Class 32) of the CEQA Guidelines. Planning Commission Resolution 2015 - Specific Plan 2015-0001 (SP 2002-058, Amendment 1); Village Use Permit 2015-0001 Old Town La Quinta/Villas at Old Town (Marvin Investments, Inc.) Adopted: October 13, 2015 Page 5 of 5 SECTION 3. That it does hereby recommend to the City Council approval of Specific Plan 2015-0001, for the reasons set forth in this Resolution. SECTION 4. That it does hereby recommend to the City Council approval of Village Use Permit 2015-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, Quinta Plannin g ROBERT WILKINSON, Chairperson City of La Quinta, California ATTEST: GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 1 of 19 GENERAL The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Village Use Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Village Use Permit 2015-0001 shall comply with all applicable conditions for the following related approval(s): Environmental Assessment 2015-0001 Specific Plan 2015-0001 (Specific Plan 2002-058 Amendment 1) In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 3. The Village Use Permit shall expire two years from City Council approval (November 3, 2017) and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • La Quinta Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 2 of 19 SunLine Transit Agency (SunLine) South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; 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. 2012-0006- DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). 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") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 3 of 19 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. 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 Storm Water Management/BMP Facilities Agreement, and Subdivision Improvement Agreements required by these conditions, if Developer requests that the City modify or revise any Storm Water Management/BMP Facilities Agreement, and Subdivision Improvement Agreements 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. 9. 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 subdivision maps, rough grading plans, precise grading plans, street improvement plans, signing and striping plans, storm drain plans, PM-10 dust control plans, hydrology studies, and WQMP's required by this project. This obligation shall be paid in the time noted PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 4 of 19 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 10. 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. 11. The applicant shall offer for dedication on the Final Map all public street rights -of - way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects: outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and parking cut outs. 13. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Village Use Permit are necessary prior to approval of the improvements dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 14. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 15. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 16. Direct vehicular access is restricted, except for those access points identified on the Village Use Permit, or as otherwise conditioned in these conditions of approval. 17. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 5 of 19 retaining wall construction, permanent slopes, or other encroachments will occur. 18. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 19. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 20. Public Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. The existing rolled curb on Main Street, adjacent to the project shall be retained. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 21. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street or as approved by the City Engineer. Private entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, shall generally conform to the Village Use Permit Preliminary Drainage and Grading Plan Sheet C-5. 22. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. PARKING LOTS and ACCESS POINTS 23. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 6 of 19 B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA path of travel. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet with a 2-foot overhang or as approved by the City Engineer. One van accessible handicapped parking stall is required per 6 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 24 feet with access drive aisles to Public Streets a minimum of 24 feet as shown on the Preliminary Precise Grading Plan or as approved by the City Engineer. On - street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the "No Parking" restrictions. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 24. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 25. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 7 of 19 26. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 27. 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). 28. 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. B. C. D. E. On -Site Rough Grading Plan PM10 Plan WQMP On -Site Precise Grading Plan 1" = 40' Horizontal 1" = 40' Horizontal (Plan submitted in Report Form) 1" = 30' Horizontal On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical NOTE: A through E to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 8 of 19 All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment will allow the Public Works Department to verify that the path of travel shown on the precise grading plans matches up with the proposed building entry and exit point, and must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Village Use Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 29. 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. 30. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 31. 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 PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 9 of 19 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 FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 32. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. 33. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 34. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 35. Depending on the timing of the development of this Village Use Permit, and the status of the off -site improvements at the time, the applicant may be required to: PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 10 of 19 A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 36. The applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. Security for water and sewer improvements will not be required provided the applicant can demonstrate that such securities have been collected by the Coachella Valley Water District. GRADING 37. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 38. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 39. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 11 of 19 A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 40. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 41. Grading within the perimeter setback and parkway areas shall conform to the approved Village Use Permit plans. 42. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 43. Building pad elevations of perimeter lots shall not differ by more that one foot PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 12 of 19 higher from the building pads in adjacent developments. 44. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 45. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Village Use Permit, the applicant shall submit the proposed grading changes to the City Engineer for approval through a substantial conformance review. 46. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor and applicable compaction tests and over excavation documentation prepared by a qualified soils engineer. 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 47. Stormwater handling shall conform with the approved final hydrology and drainage report for the Old Town Villas, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 48. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 10 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 49. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 50. In design of retention facilities, the maximum percolation rate shall be two inches PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 13 of 19 per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 51. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 52. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 53. Stormwater may not be retained in landscaped parkways. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. 54. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 55. 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. 56. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 57. 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. R7-2008-001 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ or the most current order that is in effect. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001 or the current order that is in effect. PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 14 of 19 B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2008-001 or the current order that is in effect 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 58. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 59. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 60. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached tojoint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 61. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 62. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 15 of 19 residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 63. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 64. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 65. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 66. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process as a final landscape plan. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. PUBLIC SERVICES 67. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 16 of 19 MAINTENANCE 68. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 69. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, including outdoor furniture, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 70. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT 71. The submitted Fire Access Study (Exhibit 1.1 of VUP 2015-0001) is approved by the Fire Department. There will be no further conditions regarding fire department access. The following conditions are still required as they were not addressed as part of the Fire Access Study. 72. Fire Apparatus access road shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 60 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. 73. Where required, fire apparatus access roads shall have approved signs or other approved notices or markings that include the words NO PARKING -FIRE LANE. The means by which fire lanes are designated shall be maintained in a clean and legible conditions at all times and be replaced or repaired when necessary to provide adequate visibility. 74. Where the vertical distance between the grade and the highest roof surface exceeds 30 feet, approved aerial Fire Department apparatus access road shall be provided. Overhead utility and power lines shall not be located over the aerial Fire Department access road or between the aerial Fire Dept. access road and the building PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 17 of 19 75. The required fire flow shall be available from 4 Super hydrant(s) (6" x 4" x 21/2" x 21/2") spaced not more than 400 apart and shall be capable of delivering a fire flow 2000 GPM per minute for two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 76. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 77. Blue dot retro-reflector pavement markers shall be located on private streets, public streets and driveways to indicate location of the fire hydrant per standard number 06-05 (located at www.rvcfire.org) 78. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 79. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. 80. Gate(s) shall be automatic or manual operated. Install Knox key operated switches, with dust cover, mounted per recommended standard of the Knox Company. Building plans shall include mounting location/position and operating standards for Fire Department approval. 81. Nothing in our review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to plan review and field inspection. MISCELLANEOUS 82. The site shall be monitored during on- and off -site trenching and rough grading by Native American monitors. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. If buried cultural materials are discovered during any earth -moving operations associated with the project, all work in that area shall be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 18 of 19 83. Collected archaeological artifacts shall be properly prepared for long term curation, meeting the Secretary of Interior Standards and Guidelines for curation, and shall be properly curated at a curation facility meeting Secretary of Interior Standards and Guidelines for curation prior to issuance of first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics. 84. The County Coroner shall be contacted if human remains are identified during earthmoving activities. If the remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) shall be contacted. The NAHC will make a determination of the Most Likely Descendent (MLD). The City and the landowner will work with the designated MLD to determine the final disposition of the remains. 85. A final report shall be submitted to the Community Development Department prior to the issuance of the first Certificate of Occupancy for Phase Two of the project. The report shall include an appended itemized inventory of specimens and pertinent discussions of the significance of all recovered resources where appropriate. The report and inventory, when submitted to the City, will signify completion of archaeological resource monitoring. 86. In order to satisfy the 45 dBA CNEL interior noise standards, the Project shall provide the following or equivalent noise attenuation measures: • Windows: All windows and sliding glass doors shall be well fitted, well weather-stripped assemblies and shall have a minimum sound transmission class (STC) rating of 27. • Doors: All exterior doors shall be well weather-stripped solid core assemblies at least one and three -fourths -inch thick. • Roof: Roof sheathing of wood construction shall be well fitted or caulked plywood of at least one-half inch thick. Ceilings shall be well fitted, well sealed gypsum board of at least one-half inch thick. Insulation with at least a rating of R-19 shall be used in the attic space. • Ventilation: Arrangements for any habitable room shall be such that any exterior door or window can be kept closed when the room is in use. A forced air circulation system (e.g. air conditioning) shall be provided which satisfies the requirements of the Uniform Mechanical Code. 87. A public restroom shall be provided within the commercial area of Building A or PLANNING COMMISSION RESOLUTION 2015- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 19 of 19 Building B. Confirmation of the location of the restroom shall be provided prior to issuance of a building permit. 88. No signage is permitted with this approval. A separate permit from the Community Development Department is required for any temporary or permanent signs. The existing Sign Program for Old Town La Quinta shall be applied to the Villas at Old Town. 89. The Environmental Graphic on the east -facing elevation of Building B requires a sign permit. Size, materials, and duration will be reviewed by the Community Development as part of the sign permit review. The Graphic shall be utilized for the advertisement of special events (i.e. La Quinta Arts Festival, Arts Under the Umbrellas), and shall not be used for product advertising. 90. The uses proposed within the ground -floor commercial space shall be consistent with the uses permitted in the Old Town La Quinta Specific Plan. The City reserves the right to review and monitor the operation of the commercial uses and modify Conditions of Approval regarding hours of operation, occupancy, and other operational conditions should it be determined that any uses or conditions are detrimental to the public health, welfare, or materially injurious to property, or constitute a public nuisance. 91. The City's ordinance that allows for a temporary 50% reduction in required parking for new projects (City Council Ordinance 2015-007) shall be applicable to this Village Use Permit. Design and allocation of parking shall be determined prior to the issuance of a building permit. ATTACHMENT 1 Proiect Information CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2015-0001 SPECIFIC PLAN 2015-0001 (SP 2002-058 AMENDMENT 1) VILLAGE USE PERMIT 2015-0001 APPLICANT: MARVIN INVESTMENTS, INC. PROPERTY OWNER: OLD TOWN LA QUINTA, LLC/CITY OF LA QUINTA ARCHITECT: DANIELIAN ASSOCIATES LANDSCAPE ARCHITECT: HERMANN DESIGN GROUP Q[00144: ltoLTilaaIW:\%111wd:1►lei 1►11: 1190 REQUEST: CONSIDERATION OF A SPECIFIC PLAN AMENDMENT AND VILLAGE USE PERMIT FOR REVISIONS TO THE OLD TOWN LA QUINTA SPECIFIC PLAN AND THE PROPOSED VILLAS AT OLD TOWN LOCATION: SOUTH OF CALLE TAMPICO BETWEEN AVENIDA BERMUDAS AND THE LA QUINTA CIVIC CENTER GENERAL PLAN DESIGNATION: VILLAGE COMMERCIAL ZONING DESIGNATION: VILLAGE COMMERCIAL 411:.,TsllP►1111' [C ZONING/LAND USES: NORTH: VILLAGE COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT SOUTH: VILLAGE COMMERCIAL VACANT, UN -ENTITLED LAND EAST: VILLAGE COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT WEST: MAJOR COMMUNITY FACILITIES CIVIC CENTER CAMPUS a � . r e� : 1 3 � II. 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';�' i 1-• yam, AA it • ! _ ran_ - Vim' YI: E �,f - T r A 7 I J �C R GZALLSTAD : $� CALLE 'ESTADO a IL rL i big Old Town & Villas Project Area Site Map ATTACHMENT 2 Old Town La Quinta Villas at Old Town RI W E S September 22, 2015 City of La Quinta ,C(,Qw,K& Planning Division —GE!vtqJ ihc.DESERE— Community Development Departmen ATTACHMENT 3 Old Town La Quinta Specific Plan Amendment 1 (Specific Plan 2015-0001 — SP 2002-058, Amendment 1) Prepared by: Marvin Investments, Inc. 78100 Main Street, Suite 203 La Quinta, CA 92253 October 6, 2015 Adopted by City Council Resolution 2015- This Specific Plan Amendment is divided into two parts: • Part A addresses Old Town La Quinta (page 3) • Part B addresses the Villas at Old Town (page 19) Please refer to the following exhibit: Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page12 Part A: Old Town La Quinta ,� � �'�_� �^- �iiY .. .t i� y� ��+ •ems A.m' ^"" L CALLE•TAd EfCO e a 090 to s ; • `¢ i !" 7 e P fir+ a!! F �. ' ' ` �. � �, _ • : tr' ..e ; L W. � • y.�.....� @ �4'�� i r e.s� Pam. .R1 ��.: n � I - + .. r C.r LLE ES ..DO J -- ' lie �Ik Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[3 Table of Contents: Old Town La Quinta 1. Introduction & Setting 1.1 Executive Summary 1.2 Purpose & Intent 1.3 Project Location 1.4 Site Characteristics 1.5 Background & History 1.6 General Plan & Zoning 2. Specific Plan 2.1 Project Description 2.2 Development Objectives 2.3 Land Use Plan 2.4 Circulation 2.5 Parking 3. Development Standards 3.1 Overview 3.2 Variations from LQMC 4. Design Guidelines 4.1 Architectural Guidelines 4.2 Landscape Guidelines 5. Plan Administration 5.1 Amendment 5.2 Interpretation 5.3 Enforcement 6. General Plan Consistency 6.1 Overview 6.2 Consistency Analysis Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) PageM List of Exhibits 1 Aerial photograph 2 Existing land use 3 Existing zoning 4 Overall site plan of Old Town La Quinta 5 Plaza Landscape Plans Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pager5 1. INTRODUCTION & SETTING 1.1 EXECUTIVE SUMMARY Old Town La Quinta currently consists of five buildings totaling approximately 102,000 square feet of offices, retail shops, services, restaurants, and event lawn on approximately 6 acres of property. See Exhibits 1 and 4. This Specific Plan Amendment will allow for the following: • Closure of Linden Lane in front of The Grill on Main and La Rue Wine Bar between Main Street and Avenida La Fonda to create an outdoor plaza for dining, drinking, and live music. • Construction of an exterior staircase to access the large second floor restaurant at 78065 Main Street. • Conversion of existing office space to future residential use. • Blanket approval for art, music, farmers market, and other events with fewer than one thousand attendees at a time within Old Town. • Applicant may seek building department approval for a roof deck for restaurant and music not to exceed 3,000 square feet. • Vacant pad at the southeast corner of Calle Tampico and Avenida Bermudas (previously entitled for up to a 27,000 square foot building) will be converted into a paved parking lot. • Additional square footage in the existing buildings to be used for food related uses (i.e. restaurants, juice bar, tap room, bakery, etc.). No new buildings are proposed as part this of the Specific Plan Amendment. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page16 Exhibit 1: Aerial photograph depicting the site and existing development 1.2 PURPOSE & INTENT The purpose of this Specific Plan Amendment is to set forth the detailed development principles, guidelines, and programs to facilitate the redevelopment of the existing Old Town La Quinta project. This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law. The State authorizes cities and counties to adopt Specific Plans as an appropriate tool in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan, the general goals and policies of the City, and the detailed implementation of that plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states: A Specific Plan shall include a text and diagram or diagrams, which specify all of the following in detail: Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page17 1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2. The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." The Specific Plan shall include a statement of the relationship of the specific plan to the General Plan. The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long term development program. The document also acts to augment the City's Zoning Ordinance by providing particular design guidelines, a tailored list of allowable, conditionally allowable, and prohibited uses for the site, and unique development standards. 1.3 PROJECT LOCATION Old Town La Quinta is located east of Avenida Bermudas, south of Calle Tampico, north of Avenida La Fonda and west of Desert Club Drive. In addition, it includes two parking lots south of Calle Tampico east of Desert Club Drive. Calle Tampico is designated a Primary Arterial according to the City's General Plan. Property to the north, across Calle Tampico between Avenida Bermudas and Desert Club Drive contains an Embassy Suites Hotel with 145 rooms and 72-unit casitas, the Sandbar restaurant, a Circle K and a Mexican market and vacant commercial pads. Both of the intersections are fully signalized. To the west of Old Town are a City -owned paved parking lot, a thrift store, and two vacant lots. To the south of Old Town, across Avenida La Fonda, is The Crab Pot, vacant lots, and a liquor store. To the east of Old Town is City -owned vacant land and a Verizon facility. 1.4 SITE CHARACTERISTICS The site is flat and is developed with streets, buildings, landscaping, sidewalks, and parking lots. There is one approximately 0.4 acre parcel at the corner of Calle Tampico and Bermudas, which is a grass and dirt pad. Public streets surround the site. 1.5 BACKGROUND AND HISTORY The first phase and existing streets in Old Town were built in 2002-2003. The second phase was completed in 2007. Old Town provides visitors with office space, a bank, restaurants, bars, retail stores, salons, and services. It is a place for locals, snowbirds, and visitors to the Valley to Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[8 shop, stroll and dine. It also provides a location for a farmers market, Art Under the Umbrellas, Taste of La Quinta, Fall Family Festival, and many other events utilizing the event lawn and Main Street. 1.6 GENERAL PLAN & ZONING Implementation of this Specific Plan is intended to carry out the goals and policies contained in the General Plan of the City of La Quinta in a planned and orderly fashion. The site has a designation of VC, Village Commercial. The Land Use Map of the 2013 General Plan for the site is shown in Exhibit 2. The property is already properly planned and zoned for the uses proposed. Exhibit 3 depicts the zoning on the site and the surrounding parcels. The City of La Quinta requires a Village Use Permit or Specific Plan to establish an overall master development plan for property located with the Village Commercial (VC) zoning classification. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pager Exhibit 2: Existing land use � i3=71*n t F r«tat 1�.3e] Exhibit 3: Existing zoning The Villane inset Legend City Limit Sphere of Influence and Planning Areas Riverside County Parcel Boundaries General Flan Designations Low Density Residential MediumMigh Density Residential General Commercial dM Tourist Commercial village commercial Industiiaftight Manufacturing Major community Facilities Open space - Natural Open Space - Recreation Street Rights of Way Legend RESIDENTIAL NONRESIDENTIAL DISTRICTS Medium Density Residential Regional Commercial Low Density Residential Commercial Park ® Medium High Density Residential - Office Commercial - High Density Residential � Neighborhood Commercial Very Low Density Residential Major Community Facilities © Cove Residential Industrial VILLAGE COMMERCIAL Community Commercial = Village Commercial Tourist Commercial SPECIAL SYMBOLS SPECIAL PURPOSE DISTRICTS ` ---)Overlay Areas Parks and Recreation Low Density AgricufturelEquestrian Open Space Residential Overlay Equestrian Overlay Golf Course City Limit Floodplaln Sphere of Influence and Planning Areas Riverside County Parcel Boundaries Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[]0 Exhibit 4: Old Town La Quinta Overall Site Plan SITE 'PLAN OLD TOWN LA QUINTA :a k&-Ey E. as cEW,;uw. is -----------¢-"�� i �r ----- Ilr------- ------- ------ ------ ---- Nr--- ------------------- --- it �- I F, -- 77S77-- -- ---- CAILE__Co __ _-_-__ ____ l __ -------------- - - - - - - - - ----- Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001- SP2002-058 Amendment 1) Pagelll 2. SPECIFIC PLAN 2.1 PROJECT DESCRIPTION There are a few changes to the physical appearance and land uses of Old Town proposed by this Specific Plan Amendment. The physical changes to Old Town are proposed as follows: • The permanent improvement of the parking lot at the corner of Avenida Bermudas and Calle Tampico into a new paved parking lot with 42 parking spaces, with associated landscaping, lighting and irrigation. This lot was originally designed to allow for the construction of a two-story building containing up to 27,000 square feet of retail and office space, but has been used as a parking lot for the last ten years. • Closure of Linden Lane, between Main Street and Avenida La Fonda, in front of The Grill on Main and La Rue Wine Bar. This street closure would allow for the installation of a pedestrian -oriented plaza to be used for events and for additional dining and bar areas for the adjacent restaurants. See Exhibit 5 Plaza Plans. • Addition of an exterior staircase leading to the second floor patio/restaurant space of the building located at 78065 Main Street. This staircase would allow for direct access to that restaurant from the plaza to enhance the customer experience. This staircase would be in addition to the existing two internal building staircases and one elevator used to access this restaurant space now. • Cables and lights would be added for both shade and lighting above the plaza area. Roof decks not to exceed 3,000 square feet each could be added to 78065 Main Street and 78085 Main Street to incorporate dining and bars. The changes in use in Old Town are proposed as follows: • The percentage of restaurant space allowed would be changed from 20,400 square feet (16% of the 127,500 square feet of existing entitlements) to 34,000 square feet. This increase is needed to meet market demand and is justified by the addition of both on -site parking in Old Town and the elimination of one 27,000 square foot building from the approvals. This 34,000 square feet of restaurants would include conditioned space and enclosed patios. It would not include beer garden on the plaza or potential roof deck. • The conversion at some point in the future of some or all of the office space located on the second floor of Old Town to use as residential units. A maximum of 30 new condominium units of one to three bedrooms would be created in what are now offices. These condominiums would range in size from 850 to 2,400 square feet. One reserved parking space per unit would be delineated or private garages, built over existing parking places, would be built on site for these condominiums. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[12 • The creation of the outdoor dining and bar area with fire pits, fountains, and outdoor music to allow for the adjacent restaurants to serve customers in a festive and inviting environment. This outdoor venue would not be counted in the restaurant space limitation because it would only be used seasonally and for special events. A valet parking area may be created on the Main Street side of the plaza. These valet parking areas would be completely out of existing vehicular paths of travel, and would not interrupt traffic. Valet parking will use existing parking spaces but will allow more cars to park in the same area. • This amendment will allow an exemption from Temporary Use Permits for events held on the property which is part of this Specific Plan for arts festivals, farmer's markets, music festivals and similar public events with total attendance of less than 1,000 people. Applicable Alcohol Beverage Control and County Health Permits will still be required. Police and Fire standards will be observed. City will review special event usage with applicant annually. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[13 Exhibit 5: Plaza Plans LIG NTING 1 WIRE STUDY OLD TOWN PL AIA 'PRELIMINARY LANDSCAPE PLAN Vo d .�4 q 4 SITE FURNISHING STUDY OLD TOWN PLAZA LANDSCAPE PLAN ReLIMINARY as HARDSCAP€ CONCEPT OLD TOWN PLAZA FR€LI MIMARY LANDSCAPE PLAN Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[14 2.2 DEVELOPMENT OBJECTIVE The objective of this amendment to the Specific Plan is to allow for the continued, but enhanced enjoyment of Old Town by both tenants and the public. It will allow for more variety of restaurants, tap rooms, bars and food concessions. It will also give the flexibility to allow people to live at Old Town at some future date when the market justifies by conversion of office space to residences. It will further allow for more public events and pedestrian friendly areas for relaxation away from cars and traffic. Finally it provides for more paved parking for both tenants and guests. 2.3 LAND USE PLAN The land use is being changed by eliminating one approved building, building a paved parking lot, closing off Linden Lane for a pedestrian plaza and conversion of buildings into mixed use (including residential uses). 2.4 CIRCULATION PLAN The existing circulation in and around Old Town will not change except for the elimination of the Linden Lane connection between Avenida La Fonda and Main Street. The elimination of this two hundred foot section of street will not change the circulation as two-way traffic will continue on Avenida La Fonda and Main Street with connections to Desert Club Drive and Avenida Bermudas using either street. The new parking lot being created at the corner of Calle Tampico and Avenida Bermudas will have an entry and exit point into the existing driveway (street in the middle of the site). This access point is adjacent to and utilizes the existing access to Calle Tampico. In this way this parking lot can be safely entered and exited during events using the event lawn and even the parking lot adjacent to the event lawn. This will add flexibility to event planning and parking. 2.5 PARKING 176 parking spaces are provided on -site and another 42 will be added by the construction of the new parking lot at the corner of Calle Tampico and Avenida Bermudas. Five spaces will be lost when the plaza is constructed. Approximately 220 spaces are available off -site for a total of nearly 440 parking spaces. These off -site spaces are located near to the site (within 300 feet) on the east side of Desert Club Drive, on Avenida La Fonda and in the two public parking lots on the west side of Avenida Bermudas. The plan proposes to use the City's allowed method for alternative parking standards. The site has been designed to promote pedestrian mobility, as suggested in the City of La Quinta Village Design Guidelines, by grouping of mixed uses and using design elements such as ample shading, a central plaza, seating areas and decorative paving. This design will encourage people from nearby businesses and residences to walk to the site, thereby reducing the need for on -site parking. The plan anticipates using a shared parking arrangement as permitted in the City Zoning Ordinance Section 9.150.070. This statement maintains that parking for non-residential uses shall be within 300 feet of the uses served by the parking and shall be located in a commercial district. In addition, the sit-down restaurants will be open during evening hours, when most office Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pagers 5 and retail uses will be closed. A significantly larger number of parking spaces will be available during the hours for restaurant use. This method of providing spaces through shared parking will reduce the number of automobiles on the site. This is important for the design concept of a pedestrian oriented commercial village. Forty-two new parking spaces will be added to Old Town with the new parking lot. Closing Linden Lane will eliminate five spaces. These new spaces as well existing parking, adjacent City owned parking lots and nearby streets will supply adequate parking for events and everyday use. Parking for residential use will be by one reserved space per residential unit or private garages to be built at time of conversion to residential. These garages will be built on existing surface lots owned by Old Town. 3. DEVELOPMENT STANDARDS 3.1 OVERVIEW The uses and development standards shall be generally in accordance with the provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur between the regulations and the Plan, the provisions of the Plan and supporting text shall prevail. In addition to the permitted uses of the Village Commercial zoning temporary outdoor events may be permitted in accordance with Section 9.100.140 of the Zoning Ordinance. 3.2 VARIATIONS FROM LQMC No new variances from the LQMC are proposed. 4. DESIGN GUIDELINES 4.1 ARCHITECTURAL GUIDELINES No changes to the design guidelines are proposed. 4.2 LANDSCAPE GUIDELINES. No changes to the landscape guidelines are proposed. 5. PLAN ADMINISTRATION 5.1 AMENDMENT This chapter describes the procedures for administration and implementation of the Specific Plan. The Specific Plan establishes the general intent and comprehensive framework for development of the community. Minor modifications that are consistent with the purpose and intent of the current Old Town Specific Plan are allowed at the discretion of the Community Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[16 flexibility to interpret the details of project development as well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan Amendment. Requests for administrative changes shall be made in writing. If and when it is determined that changes or adjustments are necessary or appropriate, the Community Development Director or designee shall approve these administratively. After approval, any such amendment will be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary. Administrative Changes Representative examples of such changes may include, but are not limited to: • The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, site- specific information. • Changes to community infrastructure such as drainage systems, roads, water and sewer systems, etc. • Modification of architectural or landscape design criteria or details. [No changes to the existing criteria for architecture or landscaping are being proposed. • The applicant is responsible for coordinating an annual review of special events with the Community Development Department. Subject to this review, the Department may revise or revoke the exemption from Temporary Use Permits. 5.2 INTERPRETATION Where there is ambiguity between the Specific Plan and the Zoning Code, the Director of Community Development shall review pertinent information and make a determination as to which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section. All uses not specifically listed in this Specific Plan are prohibited. However, the Community Development Director may determine that a use not listed is included within or comparable to a listed use and, once so determined; it shall be treated in the same manner as a listed use. 5.3 ENFORCEMENT The City of La Quinta shall administer the provisions of the Old Town Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan, and the City of La Quinta Municipal Code. The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[ 7 All regulations, conditions, and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. The enforcement of the provisions of this Specific Plan shall be by the following: The City of La Quinta Community Development Department shall enforce the development standards and design guidelines set forth herein. ❑ Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.120 LQMC provisions. 6. GENERAL PLAN CONSISTENCY 6.1 OVERVIEW It is consistent in style, theme and spirit of surrounding development in the Village. The plan carefully pays tribute to often stated City planning goals of creating a Village which is pedestrian friendly and which offers residents both commercial and residential uses in a cohesive historical context. 6.2 CONSISTENCY ANALYSIS The uses and development standards shall be generally in accordance with the provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur between the regulations and the Plan, the provisions of the Plan and supporting text shall prevail. In addition to the permitted uses of the Village Commercial zoning temporary outdoor events may be permitted in accordance with Section 9.100.140 of the Zoning Ordinance. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[ 8 Part B: Villas at Old Town Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[19 Table of Contents: Villas at Old Town 1. Introduction & Setting 1.1 Executive Summary 1.2 Purpose & Intent 1.3 Project Location 1.4 Site Characteristics 1.5 Background & History 1.6 General Plan & Zoning 1.7 Utility & Service Providers 1.8 Entitlement Process 2. Specific Plan 2.1 Project Description 2.2 Development Objectives 2.3 Land Use Plan 2.4 Circulation 2.5 Open Space & Recreation 2.6 Water, Sewer & Other Utilities 2.7 Grading & Drainage 2.8 Phasing Plan 3. Development Standards 3.1 Overview 3.2 Development Standards 3.3 Permitted Uses 3.4 Parking 4. Design Guidelines 4.1 Architectural Guidelines 4.2 Landscape Guidelines 5. Plan Administration 5.1 Amendment 5.2 Interpretation 5.3 Enforcement 6. General Plan Consistency 6.1 Overview 6.2 Consistency Analysis Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001- SP2002-058 Amendment 1) Page[20 List of Exhibits 1 Aerial photograph 2 Existing land use 3 Existing zoning 4 Overall site plan of Old Town La Quinta and Villas at Old Town 5 Parking 6 Street Cross Sections 7 Sewer Service Plan 8 Water Service Plan 9 Phasing Plan 10 Landscape Concepts 11 Pedestrian crossing areas to Villas from existing Old Town 12 Architectural vocabulary and sections 13 Typical architectural elevations 14 Architectural concept Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[21 1. INTRODUCTION & SETTING 1.1 EXECUTIVE SUMMARY In 2002 the City of La Quinta approved the Old Town Specific Plan. This section of this Specific Plan Amendment has been written to add approximately three acres of land, which the applicant is acquiring from the City, to the Old Town Specific Plan. On this additional three acres of land the applicant seeks to gain approval for the construction of five buildings containing 84 condominiums and 20,000 square feet of commercial space. 1.2 PURPOSE AND INTENT The purpose of this Specific Plan Amendment is to set forth the detailed development principles, guidelines, and programs to facilitate the development of another three acres of vacant land adjacent to Old Town to the east, which is being acquired from the City of La Quinta. It will allow for approximately 20,000 square feet of retail and offices on the ground floor and 84 residential condominiums to be built in five buildings in two phases. This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law. The State authorizes cities and counties to adopt Specific Plans as an appropriate tool in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan, the general goals and policies of the City, and the detailed implementation of that plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states: A Specific Plan shall include a text and diagram or diagrams, which specify all of the following in detail: 1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2. The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." The Specific Plan shall include a statement of the relationship of the specific plan to the General Plan. The establishment of specific performance, design, and development standards is set Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pager22 forth to guide the development of the subject property in such a way as to implement the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long term development program. The document also acts to augment the City's Zoning Ordinance by providing particular design guidelines, a tailored list of allowable, conditionally allowable, and prohibited uses for the site, and unique development standards. 1.3 PROJECT LOCATION The Villas is located along Main Street, east of the existing Old Town parking lots on Desert Club Drive, south of Calle Tampico, north of Avenida La Fonda, and west of the Library and Wellness Center parking lot. To the north of the proposed Villas across Calle Tampico is a commercial shopping center and two two-story office buildings. East of the Villas is the Civic Center Campus. To the south across Avenida La Fonda are vacant lots, some of which are owned by the City and are graveled. Also, adjoining the Villas site to the south is a Verizon facility. To the west of the site are the two paved Old Town parking lots. 1.4 SITE CHARACTERISTICS The site is flat. The public right-of-way and the existing Main Street bisect the site. It has been graveled by the City of La Quinta and the Arts Foundation and is used for event parking. There are some palm trees on the site and landscaping along Calle Tampico. 1.5 BACKGROUND & HISTORY This site was laid out as lots by the developer of the Cove and the Village in the late 1920's. The site has been used for event parking for the last three years on a temporary basis under an agreement between the City and the La Quinta Arts Foundation. 1.6 GENERAL PLAN AND ZONING The property is delineated by the City's General Plan as Village Commercial (VC) and is zoned Village Commercial (VC). This zoning designation permits the development of commercial retail, restaurant and office uses subject to the approval of a Village Use Permit or Specific Plan. Calle Tampico is designated a Primary Arterial according to the City's General Plan. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[23 Exhibit 1: Aerial photograph 1.7 UTILITY AND SERVICE PROVIDERS Coachella Valley Water District (CVWD) services the site with existing water mains and sewers in the existing City streets and right-of-way. Electricity is provided underground by existing IID Facilities in the right-of-way. The Gas Company provides natural gas. Burrtec provides garbage and recycling. Police and Fire are provided by Riverside County Sheriff and Fire respectively. 1.8 ENTITLEMENT PROCESS Implementation of this Specific Plan is intended to carry out the goals and policies contained in the General Plan of the City of La Quinta in a planned and orderly fashion. The site has a designation of VC, Village Commercial. The Land Use Map of the 2013 General Plan for the site is shown in Exhibit 2. The property is already properly planned and zoned for the uses proposed. Exhibit 3 depicts the zoning on the site and the surrounding parcels. The City of La Quinta requires a Village Use Permit or Specific Plan to establish an overall master development plan for property located with the Village Core (VC) zoning classification. In addition to City approvals, the applicant understands that the California Department of Real Estate will need to approve the condominium parcel map before condos can be sold to the public. Permits will also be required for fugitive dust mitigation and water quality management. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[24 Exhibit 2: Existing land use The Vlllaae Inset Legend City Limit Sphere of Influence and Planning Areas Riverside County Parcel Boundaries General Plan Designations Low Density Residential MediumJHigh Density Residential - General Commercial - 7 Tourist Commercial Village Commercial lndustnal)Light Manufacturing M Major community Facilities Open Space - Natural Open Space - Recreation Street Rights of Way Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001- SP2002-058 Amendment 1) Page[25 Exhibit 3: Existing zoni LEGEND RESIM. N" fin Yuy`Lnn Qo�rfL�RrMr�n Lot 4. 1.® luny/ wersww `��� r4 W 14!l�1a144I - Nel�wn I Wd LmuLstry FRk tLHP+1�N +fqa l7rnwry Wnwa.nFs 119LIA(E CiAMWRGIAL = ~ ea"0'*a r] NOWESIDIENTIAL CNSY1 C1 ® f.�xirnrrY coa,nertir � i 4wraCu�rnweril y - [54rar oannKacr .+ap ! IAAWCamwWWFMCN� Camm PW rlfh SPECOk PURPOSE p16TRICTS Ulla 11ara L4+' i vIo" We'd, SPECIAL SYMBOLS E Vensi'>!n • • •.. Cwi Chid — — CKV WM* PLM.dfj Aws I PLNnenP A'ae 7 ' LS�rgnrl��na ovdsdE CVy L'vrls Rrd conswivroo Pp!-30RHM V 7aimfLat , CA d[SrN'e aPntul J'7�er7, C�! 9�,7�f _. lei: ¢1iM11dfkJ YkF rnmif cry 7r.n� COM0011a v4CvEAgFuM:s F'r�:l?elirlln d1tN wrh: M SCALE, WA I LOCATOR. DArf. MAR 2015 CITY OF ILA QUINTA, RIVERSIDE COUNTY. STATE OF CALIFORNIA ARM- 770-123-011 & 7 I70-12"10 EXHIBIT 3 - EXISTING ONIN THE VILLAS AT OLD TOWN Lois u-56, 6A.71It 79-77-M.13. 21WF NL7 NOVI45WIM SEC. A, T BS-, RYE. S.@AN. FOR MARVIN INVESTME14TS INC, I J084-4m 14102 Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page26 fN ME CITY Of LA OUNTA, COUNTY Of RIVERME, $FATE OF CAVORNIA SITE PLAN C HAHHIf. YAI}; OLD TOWN LA QUINTA A THE VILLAS AT OLD TOWN COACHEILA VAIIEY ENG'NEEWS i,'ap�ACY. CMtLe TAUPICO C A4LE TAN►IDO of ' /: �►�g`/P/E/, j- }I� r�' ` '1__. ej IY ^ AVENIDA UFONDA - '�- -r AR[NI DAB��` OyDA� 1 1 VMergrWM °WVice Alert b Cole TOLL FREE - 'v FAIL Aa"'W4, q.N1A9 rK pR w. ALWallA �� I`Al11m AAw+u .-_. f.ti 9P! ► kD— C4 +r arva uawrtF+,eAce mnn. n+n vuuaw ExHBIIT 4. OVERALL SITE PLAN OF vanes 1 $ OLDTOh'LA OU y I1-800 sus 227-2600 THE VILLAS AT OLD TOWN ` m x S E O G U) ED O 0 O r X..J Q ^G W U) r 1<..J SECTION 2 SPECIFIC PLAN 2.1 PROJECT DESCRIPTION The project consists of The Villas, which will be built in two phases, to be constructed on 3 acres being acquired from the City. The Villas at Old Town will consist of approximately 20,000 square feet of retail space in four of the five buildings lining Main Street. These spaces will range in size from about 800 square feet to about 2,000 square feet. The uses will be similar to the uses in the existing Old Town and will include a coffee house, boutiques, offices, and services. It will not contain any full service sit down restaurants or bars that would be open late at night, to reduce annoyance and conflict with residents. It may contain convenience food services like a juice bar or bakery. All retail spaces will front on Main Street and would have their only access on Main Street. No loading docks or rear entrances would exist. Like the existing Old Town next door all deliveries will be through the front door of the business. The look and feel and the signage for these businesses would be very similar to all the existing businesses at Old Town. The parking for these businesses will be provided by adjacent surface parking lots and on -street parking spaces to be created in front of the stores in the public right-of-way. Business owners will also be allowed to use the underground garage. In addition to the ground floor commercial space, a total of 84 residential condominiums ranging in size from 1,200 to 2,100 square feet will be built in the five buildings. The project is to be built in two phases. The first phase will contain two buildings with 13,000 square feet of commercial space and 40 condominiums. In the buildings containing commercial space, the condominiums will be built primarily on the second and third floors. In two of the buildings, the condominiums will be behind the commercial space on the ground floor and each will have private gardens. The building at the corner of Main Street and Avenida La Fonda will contain only condominiums and be three floors. Two buildings will contain at -grade garages for residents. The other three buildings will be built above an underground garage, which will provide the parking for residents. The underground garage will be built in two phases. Access to the garage will only be from Avenida La Fonda. This will allow for a continuous sidewalk on the south side of the street from the Civic Center Campus to the existing Old Town site without interruption from driveways. This was a stated goal of connectivity by the City. 2.2 DEVELOPMENT OBJECTIVES It is the objective of this development to link the existing Civic Center Campus to the existing Old Town commercial development along Main Street. This project will continue the commercial nature of Main Street with shops and services, which are used by local residents. It will bring more critical mass of shopping and services to the Village. Furthermore, it will bring 84 new residences to the Village. This development emphasizes pedestrian and bicycle activities and connectivity. It will allow for a shaded and misted walk to and from the Civic Center buildings (City Hall, Library, Wellness Center). In summary it is the objective of this development to link the Civic Center Campus to the rest of the Village using a transitional architecture. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[28 2.3 LAND USE PLAN The new Villas project will incorporate three story buildings, with lofts and roof decks, which are compatible with other buildings and uses in the Village. The buildings have been designed using multiple heights and surfaces to blend with the existing architecture of both private and public buildings in the surrounding area. The land use plan observes the pedestrian nature of the Village, while providing adequate density to allow for economically viable development on this key infill parcel of the City's Village area. It is consistent in style, theme and spirit of surrounding development in the Village. The plan carefully pays tribute to often stated City planning goals of creating a Village which is pedestrian friendly and which offers residents both commercial and residential uses in a cohesive historical context 2.4 CIRCULATION PLAN The Plan will utilize the adjacent street system in a manner consistent with the City of La Quinta General Plan's Circulation Plan. The property is located on the south side of Calle Tampico, designated by the City's General Plan as a Primary Arterial requiring a half -street width of fifty (50) feet. Calle Tampico is also designated a Primary Image Corridor in the City's General Plan (See Exhibit 6). The landscape design along the project frontage shall be complimentary to the landscaping in the area. The existing Main Street east of Desert Club Drive and Avenida La Fonda, which shall not be altered and shall remain public streets, will service the new Villas. The sole access to the large underground garage will be on Avenida La Fonda, which will allow the majority of residents and shop owners utilizing this garage will not need to travel on Main Street. By having no curb cuts for access to the garage or the buildings on the south side of Main Street, the important element of creating a pedestrian friendly connection between the Civic Center Campus and the existing Old Town will be achieved. On the north side of Main Street only one new access onto Main Street will be provided in an effort to make Main Street a very pedestrian friendly area. Given the direct connection of Avenida La Fonda to both Washington Street and Desert Club Drive there will be very limited need for vehicles to use Main Street. The plan has been discussed with the City Engineering Department and the access points do not conflict with city policies or regulations. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[29 Exhibit 6: Street Cross Sections �Q taarnc �[>Iw.f �nw �sux K V M8 ! Lil'RliP C+'41wG Q�41 R PfnA � W J .� �FMSR'IG AG ek1L1[XI AC MILYOV! m W 'xF ..• il—Lii-114 I In nl °�—.. � L x s CALLE TAMPICO (EXISTING( N.T.S &� �t w a�tr ,yy 4 $g Y K4lMIII—III—III�11��+—••^.— �7— AVENIDA LA FONDA (EXISTING) a o� e� L= w': Iaa eeY to': LDw 'Aaorc rRaavc � �3 Mu C" Aou. nwa � I kC. PAVIOn , E —�rr g ' -I — —� PAMM nwos 9 1 MAIN STREET(EXISTING) r SCa1 F. I •-s° 9 s Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) PagerS0 2.5 OPEN SPACE AND RECREATION Given the urban nature of this project, there is not a large amount of open space. The "open space" provided to the public is all along Main Street. This consists of planters, shade trees, benches and arcades for both strolling and sitting. There will be a central courtyard created between the buildings on the south side of Main Street, which will contain a pool, spa, putting green, barbeque area, picnic area and pool deck for lounging and relaxing. A cabana will be built to house the fitness equipment. Nearby there is the large Civic Center Park and the City owned Wellness Center, which has a state-of-the-art fitness facility. Also nearby are a City - owned swimming pool, tennis courts, and park with fitness facility. 2.6 WATER AND SEWER AND OTHER UTILITIES Sanitary sewer facilities for La Quinta are provided by CVWD. A 21" VCP sewer main on Calle Tampico, a 10" VCP main on Desert Club Drive and an 8" VCP sewer main on Avenida La Fonda. To the extent feasible, the flows from the site will gravity flow to existing mains. No upsizing of this facility will be required. CVWD provides water service in the City. Existing water service could be provided via the existing, 12" main in Desert Club Drive or the 12" main in Avenida La Fonda. There is also an existing 30" main in Calle Tampico. The Imperial Irrigation District provides electric facilities in La Quinta. The nearest service will be in Desert Club Drive portion of the property. The District indicates that the design of the electrical service will depend on final load calculations for the overall project. Estimated loads have been calculated and design services have already been requested from IID. The District will require the installation of underground facilities. Gas Company provides natural gas services. The nearest service is a 6" main in Calle Tampico. This line will be used to provide service to the site. Time Warner Cable provides television cable service. Service is available in the surrounding developments and will be extended to the site. Verizon will provide telephone service. The nearest service connection points will be in Desert Club Drive and Avenida La Fonda. Burrtec of the Desert provides waste disposal service. Plans for incorporating recycling facilities will be considered with the development. Community Development Staff shall review facilities for compliance with all City ordinances. 2.7 GRADING AND DRAINAGE Gradinq The site will be graded in two phases, leaving Phase Two of the site to be used for temporary event parking until that parcel is developed. As part of Phase One grading the land owned by the City next to the Wellness Center will be excavated to provide a retention basin for flood Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pager3l control. The 10-year flood event will be retained using the retention pond on land owned by the City next to the Wellness Center. Erosion Control The project will comply with the City's erosion control ordinance. The grading operations shall include adequate provisions for wind and water erosion control during as well as after grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan. • Pre Grading --The portions of the site to be graded shall be pre -watered to a depth designated by the soils engineer prior to the onset of grading operations. • During Grading -- Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate shall be ongoing. • Post Grading -- All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Wherever feasible, final landscape and irrigation shall be installed. SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind- blown dust and sand is a concern with mass grading operations. Because of health concerns, the Environmental Protection Agency has instituted a plan in the Valley to curb excess PM 10 (small particle dust). The City also participates in the National Pollutant Discharge Elimination System program. The City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind and water born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[32 C ^^m_L W U U) CD U) x w �i I I I L. � ,y„r, i i I � —2Y ,C.P. SCN�ER 0-z ] Q w 18' V.C.P. SV#&t ANRI 1 4 t3 Q ti= a' Y.C.P. SEWER A[NN r I'., I � � CY a I 17 W Juj - t o W d r w N a y I C @ I ! rd GRsIPt9.IG � ALE �`' II 1 --60 30 0 20 I 3 a � L SN F'EE'C 1 ~\y r 1 iTch - fi0 f M blo m (0 d I I I I I I I I I I I I I j Q w O �a d W fi � J_ 3 ry tt V � 2 C F 2.8 PHASING PLAN The project will be built out in two phases. Phase one will consist of two buildings consisting of approximately 13,000 square feet of ground floor commercial retail space and 40 residential condos. Phase 2 will consist of three buildings with 9,000 square feet of commercial and 44 residential condominiums. The underground parking garage will be built in two phases. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[35 _--ter co HASE E HAS 16 G s — — �— PHASE 1 GR HIC SCAi.E ba ao .o 120 • i;\y INimb SECTION 3 DEVELOPMENT STANDARDS 3.1 OVERVIEW The uses and development standards shall be generally in accordance with the provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur between the regulations and the Plan, the provisions of the Plan and supporting text shall prevail. 3.2 DEVELOPMENT STANDARDS The development standards for the Village Commercial District are contained in the Zoning Code Section 9.65.030. This section allows for a flexible design of the project to suit its own special needs and lets the Specific Plan and the Village Use Permit set the specific development standards for the project. This project will comply with the guidelines on setbacks, utility equipment, parking, landscaping, screening, lighting, and signage. The majority of the building massing on the buildings complies with the 35 foot height requirement with the allowance for another 3 feet of height for no occupied architectural elements. The parapet height of walls facing streets is 37'-6" which is actually below the 38 foot guideline. It is important to note that extreme care and expense has been taken to variegate the exterior planes of the buildings to avoid walls rising straight from the ground to the maximum height. The extensive use of arcades, balconies and step backs in the building contribute to a large amount of movement in the exterior wall which is both pleasing to the eye and which interrupts the vertical plane. The actual flat roofs are at 35 feet. The only area that the project exceeds the Development Standards is in some areas necessary for roof access or artists lofts, which are substantially setback from the exterior walls of the building. In those areas the total height reaches 44'-2", which is 6'-2" greater than the guidelines. It should be emphasized those areas are not visible from the ground as the surrounding parapets and the substantial setback of those elements from the perimeter of the buildings does not allow them to be seen. 3.3 PERMITTED USES The permitted uses in the Village Commercial Zone are covered in section 9.65.20 of the Zoning Code. All uses allowed under the code will be permitted at The Villas except restaurants and bars larger than 60 seats with a full kitchen and grease traps and hoods. 3.4 PARKING Parking on site is provided by a combination of an underground parking garage, garages at grade, and off street parking, built in the right-of-way. The total number of parking spaces provided on site as currently designed is 164. This consists of 151 spaces in an underground garage accessed by a ramp leading to Avenida La Fonda, 24 private garages at -grade facing Calle Tampico, and 13 off street parking spaces to be built in the right of way. There do exist Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) PagerK surface lots immediately west of the site owned by Old Town La Quinta and a large parking lot, which is being expanded immediately east of the site owned by the City of La Quinta. The parking required and the parking proposed for this project is addressed in the Carl Walker Parking Study, which has been submitted to the City as part of this application. However, during the entitlement process, the City adopted an ordinance that allows for a 50% reduction in required parking for new development within the Village Commercial zoning district. The reduced parking calculation applicable to the Villas shall be calculated from the required parking as listed in Ordinances[505, 361, 325, and 284. SECTION 4 DESIGN GUIDELINES 4.1 ARCHITECTURAL GUIDELINES The architecture of the Villas pays tribute to the Santa Barbara and Carmel Spanish styled architecture of Old Town, while updating that style to a more stylish modern interpretation. Great effort has been made not to duplicate Old Town, but to make the Villas the perfect blend of traditional architecture with the modern architecture and vernacular style of the exiting City Hall buildings, City Library and the Wellness Center. It is similar to the modern interpretation of Spanish architecture used in the City Library. It is a comfortable style of architecture with lots of "movement". This means lots of shade, archways, balconies, and varied wall planes so as one walks down the sinuous Main Street the building continually evolve and delight the visitor. The use of both tile and flat roofs and many different roof heights makes the building both interesting and functional. The guiding principle of the design effort has been to reward the senses of the pedestrian. The scale, pace, details and landscaping will create an environment where one is sheltered from the harsh influences of most commercial centers, while providing very inviting residences to live in harmony with their commercial neighbors below or beside them. The goal is to create the mix of excitement and comfort that were once common on Main Streets across America, but which were forgotten in the latter half of the 20th Century. The most distinctive features of Main Street in the Villas section are the scale and spatial definition of the street. These are accomplished through several mutually reinforcing elements: 1) The sinuous, gently curving design which was historically done in the Village; 2) Parallel parking provides an edge to the street that offers protection to the pedestrian; 3) The regular pattern of street trees creates a rhythm and their height creates an implied "vehicle corridor"; 4) The sidewalks are gracious allowing two couples to pass one another; 5) The buildings come right up to the sidewalk, and their parapet heights (min of 16') reinforce the vertical definition of the street space; 6) Cornices at the top of parapets create an edge where the building meets the sky; 7) Arcades, awnings, and trellises provide shade in the summer and create an intimate scale adjacent to the stores and condos. The attention to detail, street trees, and the combination of three story buildings with second and third floor balconies create an old downtown mood. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pager38 The automobile, delivery trucks and emergency vehicles will all be accommodated within the project, but the scale of the street will be pedestrian. The principles that guide the architectural design of the Villas section of the project derive from several sources, which have been harmoniously blended. One source is California Mission Revival; the second is the architecture of the La Quinta Hotel with the more modern style of the La Quinta Civic Center buildings including the Library and City Hall. They also relate to the more modern style of the shopping center across Tampico. California Mission Revival architecture — also referred to as "Santa Barbara" or "Monterey" architecture — is defined by aspects such as relationship of wall to window (windows as openings in walls) and the surface treatments of stone, tile and plaster that embellish the parapet walls. Building forms are often articulated because of sloped roofs, residential character, and the frequent stand-alone placement. Locally, the original buildings at the La Quinta Hotel offer many examples of detailing, proportion and scale that will be emulated while being updated to include elements of the last century and this century. The building forms, where possible, shall exhibit some stepping both in plan and elevation, including the extensive use of covered pedestrian areas and patios. Details and Materials Plaster At the ground floor, the plaster should be a three -coat Portland cement system on wood frame or a two -coat system on CMU. The finish generally should be a smooth — "mission" finish with gentle rounded corners and edges. However, details such as cornices, windowsills, belt cornices and opening surrounds shall be crisp. Wood Exposed "wood", which should be used sparingly for maximum effect. Posts of ground floor arcades should be roughly square in section, with a minimum dimension of nominal 8". Chamfers and routed details are encouraged. Posts at the second floor should have a minimum dimension of nominal 6". Beams should be close to square in section with a width: depth ratio approximately 6" x 8" or 8" x 12". This will limit the spans to approximately 12' — 14'. Corbels with a width:depth ratio of 1:1 or less is encouraged. Exposed rafter tails should have a width: depth ratio of 3" x 4", 4" x 6" or 6" x 8" and in no case more than 1:2. Decorative metal should be no less than 3/16" in thickness and 2 1/2" in width, but proportional to which the beam/post connects. Decorative ends are encouraged, but not required. Windows The general principle of fenestration is that windows are holes in walls. Windows are not part of a storefront or window -wall system that dominates the surface of walls as is common in "strip - center" buildings. Rather they are openings within the wall; the amount of wall surface is Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[39 important to convey a sense of substance and permanence in the architecture. Store windows will be set in walls in a regular pattern, with the stores being 20' to 30' in width. Windows at the second and third floors generally should be more vertical than horizontal (e.g. 3' x 5), which should be operable. The sill should be low enough to allow a person seated at a desk to view the street below — approximately 24" — 30". The head should be generally higher than 80" - approximately 84" — 90." The window should recess from the face of the wall, and should have a projecting sill on the exterior. Doors Wherever possible, use wood "French" or decorative entry doors. These doors may be set in aluminum storefront frames. The doors into mechanical and utility rooms that are visible to the pedestrian traffic should be metal doors and painted in accent color. Roof Tile roofs will be used as indicated to reinforce the stylistic character and lend a hand -wrought texture to the streetscape. Only at important corners and balconies will tile be used on the third floor. Instead most of the buildings will be parapeted. This allows roof -mounted equipment to be hidden, and is a more urban type building. Tile should be clay tiles laid with variation in courses to create hand -wrought texture. Fencing and Walls Generally walls will be plaster over wood frame. The wall will appear substantial in depth, and the windows will interrupt the wall. During construction, temporary chain link fence with windscreen will be used. Site Lighting All lighting shall be designed and located so as to confine direct light within the project boundaries (including landscape buffer areas located along the street frontages). The lighting fixtures shall be in character with the village like atmosphere of the architecture. General: • All lighting will comply with the City's lighting ordinance. • Lighting for parking lot lighting shall be low level but provide enough visibility for safety. • Lighting levels shall be an average of one -foot candle with a ratio of average light to minimum light of three to one (3:1). 4.2 LANDSCAPE GUIDELINES Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) PageM The landscape design will complement the Spanish -Mediterranean theme of the Village at La Quinta and the existing Old Town. Plant material choices will be attractive and suitable to the desert climate. The selection of shrubs will be based upon moderate to low water use and ease of maintenance. Desert shrubs such as Texas Ranger hybrids, Cassias, Yuccas, and Bougainvillea will interplay with rugged sub -tropical shrubs, including Bird of Paradise, Aloe, Agave, Gardenia, Carissa, and Boxwood. Maintenance specifications will direct pruning techniques towards a natural, non -sheared appearance. Accent color will be provided, where appropriate, through the use of vines such as Bougainvillea, Pink Powder Puff, and Trumpet Vines. Perennial ground cover planting will be utilized where additional color is necessary to enhance project focal points and entries. The landscape material will be designed such that plants with similar water requirements are grouped together. Detailed landscape plans and renderings have been provided. Washingtonian Robusta planted in a formal pattern that enhances the pedestrian areas and architectural style of the buildings will line the main internal street. Tree heights will be the same as the perimeter streets and planter areas will be created to provide additional planting including the use of accent vines on trellis structures. (See Exhibit 10) Irrigation Systems All irrigation systems (with the exception of drip systems) shall be designed with head -to -head 100% double coverage at a minimum time setting of one minute, and be capable of providing multiple repeat and start times. Drip systems will be utilized as much as possible and water will be applied directly to plant roots. All irrigation heads adjacent to walks, drives, and curbs will be of the pop-up type. All irrigation systems will be automatically timed to reduce day-to-day operational requirements. The location of controller boxes, valves and other above ground equipment will be incorporated into the overall landscape design and screened from public view. Landscape Palette Type Scientific Name Common Name Size Palms Washingtonia robusta Mexican Fan Palm 15"-20" BTH Chamaerops humilis Mediterranean Fan Palm 24" Box Cycas revoluta Sago Palm 24" box Trees Prosopsis chilensis Chilean Mesquite 24" Box Acacia farnesiana Sweet Acacia 24" Box Rhus Lancea African Sumac 24" Box Cercidium praecox Sonoran Palo Verde 24" Box Schinus molle California Pepper 24" Box Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pager4l Type Scientific Name Common Name Size Accents Agave species Agave species 5 Gallon Yucca species Yucca species 5 Gallon Aloe species Aloe species 5 Gallon Dasylerion wheeleri Desert Spoon 5 Gallon Strelitzia nicolai Giant Bird of Paradise 5 gallon Strelitzia reginae Bird of Paradise 5 Gallon Shrubs Bougainvillea "Oo La la" Bougainvillea 5 Gallon Bougainvillea "Rosenka" Bougainvillea 5 Gallon Carissa g. prostrata Natal Plum 5 Gallon Cassia nemophila Bushy senna 5 Gallon Hibiscus rosa-sinensis Hibiscus 5 Gallon Leucophyllum species Texas Ranger 5 Gallon Nandina domestica Heavenly bamboo 5 Gallon Nerium oleander `Petite" Dwarf Oleander 5 Gallon Pittosporum t. species Mock orange species 5 Gallon Raphiolepis indica Indian Hawthorne 5 Gallon Salvia greggii Red sage 5 Gallon Thevitia peruviana Yellow oleander 5 Gallon Xylosma congestum Xylosma 5 Gallon Vines and Groundcover Bougainvillea "Barbara Karst" Bougainvillea 15 Gallon Calliandra Inaequilatera Pink Powder Puff 15 Gallon Tecoma capensis Cape Honeysuckle 5 Gallon Lantan montevidensis Trailing Lantana 5 Gallon Trachelospermum jasminoides Star Jasmine 5 Gallon Desert Dust 2" Depth Cobble `Del Rio" 3'-6" dia. Landscape Maintenance The landscape shall be under a single maintenance contract managed by the center. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pager42 Exhibit 10: Landscape Concepts - 0 0 I X Y MAP �L " . =..�. I o LU • +K ate- •� I CO Z in I ui 7RRWIUD %lJ111MG RECREATION AREA - SAMPLE WALL SCONCECL SAMPL€STpING LIOErt Z j. I U 4 F F X g �25 S W 1 aP-3 Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[ 43 Exhibit 12: Architectural vocabulary and sections PRIP MARVIN INVESn A —N- ---- —tem elpAIm BUILDING A THE VILLAS AT OLD TOWN CONCEPT STUDY key notes .01 sbn'cu pNm l011 AD, NO .02 sparxsh lllsrn0l .03 mmaggA rallfn0 AA wAd �mdal wrk lnservs 05 =% 1 06 mnGi pl'eclmis 07 =yy 1— p6 aa4 canopy 09 mDW47auyxnotl pal adD. .10 rvogtl secl�Nel gampeulgms It Noaoaa�mw�Ih�N�91, 12 emlmnneulal wap6ic 13 Wi sliucwwxcrnlaAtt 15 Dell 1wftmgplor .15 �Il mguAW light plre DANIEL CANq 35flCIAp ES Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[ 44 Exhibit 13: Tvpical Architectural Elevations MAr ® INC ,RI111 r r Ur _ _ice' Tm` e ON BUILDING B THE VILLAS AT OLD TOWN tONCIPt 6TYOT N �► o a W LU Inc C) W key notes C) os ate, � as �a mom al wr,r.Warvu.a an ro rm>oefnrq.,ymi X sf rwm.r.r LU q .ar+cmr+ta.for t<. frrrfmrr f! r.wwge■en Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[ 45 Exhibit 14: Architectural Concept MAW INVESTMENTS. INC Tuna 4M MAIN STREET VIEW 1 THE VILLA$ AT OLD TO'NN ­­ .­1 99 MAIN STREET VIEW 2 MAwrN INVESTMENTS, INC THE VILLA$ AT OLD TC 6N 1. ­­ 00xCEPT &T.0, Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001 — SP2002-058 Amendment 1) PageE46 SECTION 5 PLAN ADMINISTRATION 5.1 AMENDMENT This chapter describes the procedures for administration and implementation of the Specific Plan. The Specific Plan establishes the general intent and comprehensive framework for development of the community. However, prior to construction, various implementing approvals with greater design detail are required, as noted below. Minor modifications that are consistent with the purpose and intent of the current, Old Town Specific Plan are allowed at the discretion of the Community Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the flexibility to interpret the details of project development as well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan Amendment. Requests for administrative changes shall be made in writing. If and when it is determined that changes or adjustments are necessary or appropriate, the Community Development Director or designee shall approve these administratively. After approval, any such amendment will be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary. Administrative Changes Representative examples of such changes may include, but are not limited to: • The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, site- specific information. • Adjustment of Planning Area boundaries identified in this Specific Plan. • Changes to community infrastructure such as drainage systems, roads, water and sewer systems, etc. • Modification of architectural or landscape design criteria or details. - All uses not specifically listed in this Specific Plan are prohibited. However, the Community Development Director may determine that a use not listed is included within or comparable to a listed use and, once so determined; it shall be treated in the same manner as a listed use. 5.2 INTERPRETATION Where there is ambiguity between the Specific Plan and the Zoning Code, the Director of Community Development shall review pertinent information and make a determination as to which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page[ 47 5.3 ENFORCEMENT The City of La Quinta shall administer the provisions of the Old Town Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan, and the City of La Quinta Municipal Code. The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. All regulations, conditions, and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. The enforcement of the provisions of this Specific Plan shall be by the following: City of La Quinta Community Development Department shall enforce the development standards and design guidelines set forth herein. ❑ Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.120 LQMC provisions. SECTION 6 GENERAL PLAN CONSISTENCY 6.1 OVERVIEW The General Plan of the City of La Quinta includes Goals, Policies and Programs that were deemed by the City necessary to properly implement the plan. Following is an evaluation of the key policies and programs (in Italics) that affect the development of the subject property and project compliance. 6.2 CONSISTENCY ANALYSIS. Village Commercial "The Village Commercial designation applies specifically to the traditional commercial core of the city, and allows specialty retail — such as boutiques and art galleries — as well as restaurants, professional offices and services, and hotels. Apartments, condominiums, and live - work space is also appropriate in this designation. As established in Policy LU-7.1, mixed use development is allowed in this designation. Mixed use projects can include vertical or horizontal combinations of land uses that are integrated through pedestrian connections and common areas; or can be residential units added to existing commercial development." Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pager48 • The proposed Villas at Old Town are the essence of this land use designation. Designed around Main Street, Old Town and the Villas will provide a shopping dining, work venues as well as residences for La Quinta. "In areas where Specific Plans are required, adjacent property owners shall be encouraged to work together to create a single Specific Plan which incorporates all properties within a block or neighborhood." • Old Town La Quinta is a Specific Plan for approximately six acres comprising the existing Old Town, with this amendment; another new three -acre Villas at Old Town will be added. Although owned by three different entities they share common purpose and leadership through Marvin Investments, Inc and Wells L. Marvin. "The City will encourage an integration of a wide range of support services at employment centers, including child care, occupational health, fitness facilities and convenience retail shops." "Strip commercial development will be discouraged. The Development Code shall establish and maintain minimum lot depth standards in all commercial zones." • The Villas will encourage a mixture of uses, food, office, retail and residences allowing downtown employees and residents to reduce vehicle trips and combine trips. • The three story buildings are much lower than the four stories of the Embassy suites, which is over ten feet higher than the highest point on any building in the Villas. The scale and uses of Villas are a valuable addition to the fabric of the Village. Circulation Element The circulation uses existing streets and is in compliance with latest (2013) General Plan Open Space Element Old Town La Quinta and the Villas are located in a developed urban area of the City and do not impact existing or proposed open space areas. Parks and Recreation Element In addition to the event lawn which acts as the central square of the village and host the City tree lighting, Art under the Umbrellas, Taste of La Quinta to name a few. The Villas will offer its residents and tenants access to a hot tub, pool, putting green, and fitness center. Natural Resources Element • Old Town La Quinta and The Villas are mixed -use developments designed to reduce vehicle trips, and also vehicle miles, generated by combining work, housing and services in close proximity. Its location in the downtown should be considered infill development and will make use of existing street patterns and transit services. • The development will comply with the City's Fugitive Dust Control Policies by submitting a PM-10 Plan for approval prior to the issuance of a grading permit. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Pager49 • The unique design of parking in close proximity to uses maximizes pedestrian opportunities. • The covered pedestrian arcades provide protection for customers and workers and will provide solar protection for ground floor spaces. Upper floors will utilize energy efficient building materials and recessed windows for reducing heat gain and roof mounted solar panel to generate electricity. Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP2002-058 Amendment 1) Page3O PROJECT INFORMATION INDEX ATTACHMENT 4 PROJECT ADDRESS - OWNER /APPLICANT MARVIN INVESTMENTS 78100 MAIN STREET, SUITE 203 LA QUINTA, CA 760.771.2567 ARCHITECT DANIELIAN ASSOCIATES CONTACT: MIKE BOYD mboyd@danielian.com SIXTY CORPORATE PARK I RV I N E, CA 92606 949.474.6030 CIVIL ENGINEER COACHELLA VALLEY ENGINEERS CONTACT: DAVID TURNER 77-933 LAS MONTANAS ROAD, SUITE 201 PALM DESERT, CA 92211 760.360.4200 LANDSCAPE ARCHITECT HERMANN DESIGN GROUP CONTACT: CHRIS HERMAN 77772 FLORA ROAD, SUITE A PALM DESERT, CA 92211 760.777.9132 _WOW IMF f i _ to F •.-fie ` ;tits' _ Smiz +► IL JIP fit iinwi OD 04PA f } a, 1 m. r -LIM 1h . N LEGAL DESCRIPTION APN 770-123-010, 770-123-011 Lots 62-66 except the northerly 20 feet, lots 68-71 and lots 76-77, all of the Desert Club tract unit no. 4, in the City of La Quinta, County of Riverside, State of California, as per map recorded in Book 21, page 60, records of Riverside County, California PROJECT DESCRIPTION Mixed use with 13,000 sqft of commercial space and 40 two -bedroom condos ranging from 1,219 sqft - 2,140 sqft with underground parking ZONING Village Commercial AREA DATA SITE ACREAGE 73,000 SQFT BUILDING A 11,000 SQ FT BUILDING B 21,000 SQFT TOTAL 32000 SQFT 44% NET TOTAL HARDSCAPED AREA 33,700 SQFT 46% NET SITE AREA LANDSCAPED AREA 7,300 SQFT 10% NET SITE AREA PARKING DATA Parking provided in phase one is 89 spaces. Parking required in phase one (not including allowances for reciprocal parking or shared parking with adjoining lots, 138 under current standards. Parking required under revised standards pending before Planning commission and City Council 69 spaces. BUILDING DATA OCCUPANCY M, R2 TYPE OF CONSTRUCTION VA SPRINKLERED YES STORIES 3 MAXIMUM HEIGHT 441211 BUILDING AREA TABULATIONS CIVIL PLANS C-1 C-2 C-3 - C-6 C-7 C-8 C-9 C-10 C-11 - C-12 SITE PLAN PHASE 1 UNDERGROUND SITE PLAN PHASE 1 PRELIMINARY GRADING & DRAINAGE PLAN SITE CROSS SECTION SEWER SERVICE PLAN WATER SERVICE PLAN PHASING PLAN STREET CROSS SECTIONS LANDSCAPE PLANS LP-1 PRELIMINARY PLANTING PLAN LP-2 PRELIMINARY PLANTING PLAN - RECREATION AREA LP-3 PRELIMINARY PLANTING PLAN - LANDSCAPE CONCEPTS LP-4 CONTINGENCY PLANTING PLAN ARCHITECTURAL PLANS 1.0 PHASE 1 SITE PLAN 1.1 FIRE ACCESS STUDY 3.0 SITE SECTION 4.0 PARKING GARAGE PLAN PHASE 1 PHASE 1 5.1 BUILDING A - GROUND LEVEL 5.2 BUILDING A - SECOND LEVEL 5.3 BUILDING A -THIRD LEVEL 5.4 BUILDING A - ROOF LEVEL 5.5 BUILDING A - NORTH AND EAST ELEVATIONS 5.5-2 BUILDING A - NORTH AND EAST ELEVATIONS (NO PLANTING) 5.6 BUILDING A - SOUTH AND WEST ELEVATIONS 5.7 BUILDINGA - UNIT PLANS 6.1 6.2 6.3 6.4 6.5 6.6 6.7 3D VIEWS 12.1 12.2 12.3 12.4 12.5 BUILDING B - GROUND LEVEL BUILDING B - SECOND LEVEL BUILDING B - THIRD LEVEL BUILDING B - ROOF LEVEL BUILDING B - NORTH AND EAST ELEVATIONS BUILDING B - SOUTH AND WEST ELEVATIONS BUILDING B - UNIT PLANS MAIN STREET VIEW 1 MAIN STREET VIEW 2 MAIN STREET VIEW 3 STREET PERSPECTIVE CALLE TAMPICO VIEW THE VILLAS AT OLD TOWN -VILLAGE USE PERMIT RECEIVED � 4 2015 0 CIr1f OF LA QUINTA COMMUNI7'Y D€11ELdPMEW M �i 0 IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SITE PLAN m PHASE 1 THE VILLAS AT OLD TOWN LOTS 62-66 EXCEPT THE NORTH 20 FEET, 68-71 AND 76-77 OF DESERT CLUB TRACT UNIT NO. 4, FILED IN M.B. 21160, IN THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER IN 112 NW 1 /4 SW 1 /4) OF SECTION 6, T.6S., R.7E. S.B.M., CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA COACHELLA VALLEY ENGINEERS MARCH, 2015 LEGEND OWNER/APPLICANT - - - - - - - - -- - -- SECTION LINE MARVIN INVESTMENTS, INC _ — -- 1/A SECTION LINE 78-100 MAIN STREET, SUITE 203 1/I6 SECTION LINE LA OUINTA, CA 92253 C A L L E JAMPICO EASEMENT LINE PHONE: (760) 771-2567 I BOUNDARY LINE ED FOUND ASSESSORS PARCEL NUMBERS DN DOWN 770-123-011 & 770-124-010 _ — P.M PARCEL MAP -------"� r MB MAP BOOK LEGAL DESCRIPTION — - R/W RIGHT OF WAY LOTS 62-66 EXCEPT THE NORTHERLY 20 FEET, LOTS 68-71 - P ACC ACCEPTED AND LOTS 76-77, ALL OF DESERT CLUB TRACT UNIT NO 4, IN p PP POWER POLE THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF Ifl FH FIRE HYDRANT CALLED IA, AS PER MAP RECORDED IN BOOK 21, PACE 60, RECORDSRNOF RIVERSIDE COUNTY, CALIFORNIA- BU ILDING ti NA R NOT A PART L. PHASE 1 Boa BASISOR AOFRECORDS BEARINGS ACREAGE (R) RADIAL BEARING 3.40 AC, 3 - NET C� F UG UNDERGROUND UTILITIES FIG PALM TREE WATER: ! ] C SINGLE TREE COACHELLA VALLEY WATER DISTRICT (760) 398-2651 LA QUINTA of PEDESTRIAN SIGNAL SEWER: M q 1 N CULVERT COACHELLA VALLEY WATER DISTRICT (760) 398-2651 STREET PUBLIC LIBRARY POST-MISC ELECTRIC. - Poo ��oACCpG C, b. 0v P',o,Q 0.. a I�'R p \ x SPOT ELEVATION IMPERIAL IRRIGATION DISTRICT (800) 303-1756 BILLBOARD GAS: R CATCH BASIN THE GAS COMPANY (800) 427-2200 _ ?J FIRE HYDRANT TELEPHONE W r, 71 METEMETER/UTILITYVERIZON ( 800) 483-5000 CABLE TIME WARNER 760 340-T312 CrBPH/SE 1B \ .--xc STREETMANHOLIGHT ) LIGHT ( A LIGHT POLE 0 ¢ UTILITY POLE ZONING OD ula 1 N IF s!cNs EXISTING: VILLAGE COMMERCIAL J SIGNS � GATE U I hL i`—O `�.,y I ��; � �>a TRAFFIC SIGNAL LAND USE � sMix- � I V VALVE EXISTING: VILLAGE COMMERCIAL _ 4 I ARROW/STRAIGHT J I /� ARROW/TURNS SCHOOL DISTRICT CC _... _ . -._ --. _.. W 1 _--. _--. CnBA1VA MOYJ I� III 11 I 0 ARROW/TURNS W FiL�CE 2 L1I U� I � p eIKE LINE DESERT SANDS UNIFIED SCHOOL DISTRICT o J I Nil HANDICAP / TRAFFIC PAINT TOPOGRAPHY ILO AT IN TRAFFIC PAINT AERIAL SURVEY PERFORMED BY AEROTECH MAPPING, I • ) CETERLINE PAINT FEB, 2014 11 ELEVATION TEXT CURB/GUTTER THOMAS GUIDE INDEX CONTOUR COORDINATES RAMP 7 INTER CONTOUR ASPHALT PAVEMENT MAP PAGE 849, GRID F-7, G-7 PAVED ROAD PARKING STRIPES BASIS OF BEARINGS WASH THE BASIS OF BEARINGS FOR THIS SURVEY IS THE FENCE E-W ONE -QUARTER SECTION LINE OF SECTION 6, I--- VEGETATION LINE T6S, R 7E SB. M., AND THE CENTERLINE OF CALLE TAMPICO BETWEEN AVENIDA BERMUDAS & DESERT CLUB _ — A V E N I D A I COUNTYOF AL14, DRIVE, RIVERSIDE,NS�ATEPOF C6IFORN160-62, O.R �� -- LA QUINTA BEING: N89'51'06"E SENIOR CENTER AND - PHASE 1 36 31 nvrRUE w 312 cis ....... ,...I ` \. \1 1 i i. 8 on Cw GRAPHIC SCALE SITE G �' 12 7 diTAA,f 22 718 I IN FEET) ® VICINITY MAP 1 inch = 40 1L SOL, 6. i. N.Ta.JE 5.B I.t 6 Underground Service AlertID u"F� SEAL SEAL APPROVED BY THE CITY DATE CITY OF LA QUINTA, RIVERSIDE COUNTY, STATE OF CALIFORNIA SHEET NO BXp Lst ry4 OF LA QUINTA 77-933 Las Monlaaas Road, Suue 101 W wE T4, y�4� V Palm Deserl, CA 92211 A.P.N. 770-123-011 & 770-124-010 Call: TOLL FREE tFSLCVE 0 _ p u w Rcx.w. eXP.wn 70 (760)360-4200 r,,,: (760) 360-4204 SITE PLAN C.-1 — 800 - A;9 75JP9 " weerAeED1sIi1ER TNB enRlll eve - , e Rel II eB II Irlr.eve I"r PHASE 1 _ Wi! • I X #' pRCC,ILp,ERylppyf]f DATE Conchelln I'alleT'EuXiNeers THE VILLAS AT OLD TOWN 227-2600 MARK AMX GAE CNEpEppy' L BENCHMARK: LOT 62E66B-J1AJ6-TJ,MB21IS0.NlQ2 lISW1145ECBT6 ,R]ESBIA FILENo R pEVf,1gM0 cAry �1 V f [ SCALE 1.. 40' CITY OF U QUINTA BM B RETURN AT THE DISK IN CURS, TWO WORKING DAYS BEFORE YOU DIG OAT[ ' 7A �A\ �—. DAVID K RICE JR DATE: FLUSH, ]E' WEST OF WA IN THE NW CURB RETURN AT THE INTERS 88TA, - DESIONEO BY: CJG DRAWN BY: CJG CHECKED BY: MAT A.C.4, NO 35728 E%P. DATE' OBESW1Fi MAR, 2016 OF CALLE iAMPICO & WASNINGTON STREET. ELEV. = SB 94] (NAND BB) FOR MARVIN INVESTMENT$, INC. 'pB "0 14102 II 1 M1MAIN — CTREET CALLE TAMPICO LA OUINTA PUBLIC LIBRARY LEGEND — - — SECTION LINE --- 1/4 SECTION LINE --- 1/16 SECTION LINE EASEMENT LINE Fn FOUND ON DOWN PILL PARCEL MAP M,B. MAP BOOK R/W RIGHT OF WAY ACC. ACCEPTED PP POWER POLE FH FIRE HYDRANT N-A R NOT A PART 0 R OFFICIAL RECORDS B.0 R. BASIS OF BEARINGS (R) RADIAL BEARING UG UNDERGROUND ! FLAG )r. PALM TREE Q SINGLE TREE [> PEDESTRIAN SIGNAL CULVERT POST-MISC K - SPOT ELEVATION •^^-^ BILLBOARD M CATCH BASIN FIRE HYDRANT '7 METER/UTILITY BM MANHOLE STREET UGHT iR LIGHT POLE Q UTILITY POLE M �P SIGNS SIGNS / GATE e--� TRAFFIC SIGNAL P° VALVE Q ARROW/STRAIGHT `a fir' ARROW/TURNS K� ARROW/TURNS A Q BIKE LANE a C. r HANDICAP UII III TRAFFIC PAINT dtlt, rwfir" CETERLINE PAINT •� ELEVATION TEXT CURB/GUTTER w]-- INDEX CONTOUR INTER CO OUR ASPHALT PAVEMENT PAVED ROAD PARKING STRIPES WASH FENCE -- VEGETATION LINE AVENIDA�'_ / — 1 I LA OUINTA SENIOR CENTER oN°� I \ GRAPHIC SCALE 4D D 20 4D ( IK PERT ) I inch - 40 IL Underground Service AlertRS'COAWEMDE1T Fat SEAL SEA). APPROVED BY THE CITY DATE CITY OF LA OUINTA, RIVERSIDE COUNTY, STATE OF CALIFORNIA SHEET No. —APPR�JAL c1FLAoudNTA 7793.iLnsMBmmlasRoad,SNilelO! ei °0L rry, . `3+. Palm Desert', CA 92211 A.P.N. 77D-123-011 & 770-12"10 - e Call: TOLL FREE Itc;_ND. Bx:_d 7e1l760)3604200 Fnr. (760)360-4204 SITE PLAN C-2 1 -800 = Noas7ze ERePAREDUFweRTNE eR,nd.n r4--f —b II•IIII.we I PHASE 1 CVE « • DAM Coachella f a//e1 Engineers THE VILLAS AT OLD TOWN V O O ONTF _ s EPP I. ] 1 LEA€ CR kUY4AlAIt1CN OF: 1'. L L DATE BY MARK APPR. DATE �CXW BV 's C'I V1G �' scgLE: BENCHMARK FILE N„ ENGINEER—161ONS CITY ^� • 1"=40' CIN OF LA OUINiA BM 255 3.5� BRASS RISK IN CURB, LOTS fi2fifi,6&i1AT6]]. MB 31I80, Ntr1 NW1I45W1I45EC fi, TbS,R.]E SBM TWO WORKING DAYS BEFORE YOU DIG fxTR- GK LA+,' DAVID K RICE, JR. DATE - FLUSH, 70 WEST OF ECR OF THE NW CURB RETURN AT ME INTERSECTION Pat bB No DESIGNED BV: CJG DRAWN eY: CJG CHECKED BY: MAT RC[ � , bb'LE GH�rlG119 MAR, 2015 OF CALLE TAMPICO k WASHINCTON STREET. ELEV. = 38947 (NAND BR) EMWVIH DirMESTYF�ITB. IN 14102 SEE SHEET 2 T II Ate' -- I IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA PRELIMINARY GRADING & DRAINAGE PLAN THE VILLAS AT OLD TOWN LOTS 62-66 EXCEPT THE NORTH 20 FEET, 68-71 AND 76-77 OF DESERT CLUB TRACT UNIT NO. 4, FILED IN M.B. 21160, IN THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER IN 112 NW 1 /4 SW 1 /4) OF SECTION 6, T.6S., R.7E. S.B.M., CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA COACHELLA VALLEY ENGINEERS MARCH, 2015 BUILDING A FF 43.00 PE 4250 C A L L E TAMPICO LEGEND OWNER/APPLICANT SECTION LINE MARVIN INVESTMENTS, INC. ---- t/a sEcnDN LINE 78-100 MAIN STREET, SUITE 203 ----- 1/I5 SECTION LINE LA QUINTA, CA 92253 PHONE: (760) 771-2567 EASEMENT LINE FD BOUNDARY LINE FOUND ASSESSORS PARCEL NUMBERS ON. DOWN 770-123-011 & 770-124-010 PM PARCEL MAP MB MAP BOOK LEGAL DESCRIPTION R/W RIGHT OF WAY LOTS 62-66 EXCEPT THE NORTHERLY 20 FEET, LOTS 68-71 ACC ACCEPTED AND LOTS 76-77, ALL OF DESERT CLUB TRACT UNIT NOL 4, IN PP POWER POLE THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF FH FIRE HYDRANT CALIFORNIA, AS PER MAP RECORDED IN BOOK 21, PAGE 60, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. N.A.P. NOT A PART OR OFFICIAL RECORDS ACREAGE BOB (R) BASIS OF BEARINGS RADIAL BEARING 3q0 AC, f - NET UG UNDERGROUND p FLAG UTILITIES +r PALM TREE WATER: 0 SINGLE TREE COACHELLA VALLEY WATER DISTRICT (760) 398-2651 4 I ct, PEDESTRIAN SIGNAL SEWER: M A I LA QUINTA T PUBLIC LIBRARY CULVERT COACHELLA VALLEY WATER DISTRICT (760) 398-2651 STREET ` POST-MISC ELECTRIC: Ty-;Q A„y M„r ;(Oo y SPOT ELEVATION IMPERIAL IRRIGATION DISTRICT (800) 303-7756 �"- BILLBOARD GAS.' ® CATCH OAS IN THE GAS COMPANY 800) 427-2200 FIRE HYDRANT TELEPHONE: LLI i E ElMETER/Umm VERIZON ( 800) 483-5000 > BUILDING B \ ®.a MANHOLE CABLE: FF 43.00 TIME WARNER ( 760) 340-1312 a: FIE 42.50 STREET LIGHT LIGHT P \ UTILITY POLE ZONING m q �r SIGNS EXISTING: VILLAGE COMMERCIAL SEE SHEET 4 GNIS GATE GAT J LAND USE TRAFFIC SIGNAL VALVE EXISTING: VILLAGE COMMERCIAL 4 I ARROW/STRAIGHT ARROW/TURNS SCHOOL DISTRICT L1J _ ,.� - `1 ARROW/TURNS � I V $I'RF & p 0 BIKE BIKE LANE DESERT SANDS UNIFIED SCHOOL DISTRICT SEE SHEET 3 ry 51-� I a & r HANDICAP _: Q � [(�1 ( TRAFFIC PAINT TOPOGRAPHY f Jh jf`1Ei]j-'j']I'�1] J}L 1/'-�� (UNDERGROUND) UI'L jam' f[ f,.,7 f[r,,,fUi D II,C Oil 1� TRAFFIC PAINT AERIAL SURVEY PERFORMED BY AEROTECH MAPPING, L / CETERLINE PAINT FEB, 2014 4r ELEVATION TEXT I CURB/GUTTER THOMAS GUIDE 4 --4rp- INDEX CONTOUR COORDINATES RAMP / I INTER CONTOUR ASPHALT PAVEMENT MAP PAGE 849, GRID F-7, G-7 PAVED ROAD I PARKING STRIPES BASIS OF BEARINGS - —_ �— WASH THE BASIS OF BEARINGS FOR THIS SURVEY IS THE FENCE E-W ONE -QUARTER SECTION LINE OF SECTION 6, VEGETATION LINE T.6S., R7E. S.B.M., AND THE CENTERLINE OF CALLE TAMPICO BETWEEN AVENIDA BERMUDAS & DESERT CLUB DRIVE, AS SHOWN ON P.M. 206160-62, O.R. AVENIDA — � - � I � COUNtt OF RIVERSIDE, STATE OF CALIFORNIA. LAOUINTA BEING: N89*51'06"E f�� / SENIOR CENTER yI I' r1�n I RELEOP ON O0 V0SIN I r��— $ q Ll 4`If{ INS 40.00 ae.a0 BOT F�iGp}p, I - � 38 31 nTTNIx w 31 32 7� EIlj 4 1 6 i 5 ras f SEE SHEET 3 _ I GRAPHIC SCALE \ � 4C n 4, ,rn TAT 1 6 & 5 I 12 7 AKW s2 7 8 z ( IN FEET > ® VICINITY MAP ij inch = 40 It — 1. ] N.TI.]E 5 B M I Under round Service Alert ROCOWEk6ED EpR SEAL SEAL APPROVED BY THE CITY oA+F CITY OF LA QUINTA, RIVERSIDE COUNTY, STATE OF CALIFORNIA SHEETND 9 ArPAgrAA. T Lgsluy, OF LA QUINTA 77-933 Las Monlanas Road, Suile 101 CVEPalm Desert, CA 92211 A.P.N 770-123-011 & 770-12"10 o Call: TOLL FREE p ~ t PHASE 1 PRELIMINARY C-3 ? A,cE,N0. GP. LAB. 7'e/ (760)?604200 F% f760)360-4204 1 —800 . * PR!'M VLSI"Ift Coachella 1./ki N inee7s eRRRI �egoeuY/ eh I nR .ae] GRADING & DRAINAGE PLAN 227-2600 mn ",� DEROTSUPSSY30/fY a THE VILLAS AT OLD TOWN DATE BY MARK APP1K. DATE °r4TG[CDgY "i V,L 4! SCALE BENCHMARK: FILE No �Y F ( 1" = 40' CITY OF U QUINTA BM 25R 3 5- A THE DISK IN CURB, LOTS Sx4iS, 6e�Tt A il:]], M B.. 21/fi0, Nlrz NN1I4 SWIM SEC. s. Tbs. R.IE. s BAt ENGINEER REVISIONS cI1Y pF �Nt ��' DAVIO K. RICE, JR, FLUSH, E WEST OF ECR OF THE NW CURS RETURN AT THE INTERSECTION TWO WORKING DAYS BEFORE YOU DIG DESIGNED By: RC DRAMBY CJG CHECKEDBY: MAT R.C,E.4D.SB72f EKP, DATE O6/30/15 DATE MAR, 2015 OF CALLS TAMPICO & WASHINGiDN STREET. ELEv. = SB,B47 (NAVD BB) FOR MARVIN INVESTMENTS, INC. .IDa N" 14102 CALLE TAMPICO 7raraaRa.&ouram C 41.29 iC 41.21 �Tc �cFT. / C 41.12 (FS 41.64) f5 91.62 j` d11:59 I FS 41.40 _!r f I BETEIILIUII Pox4N I TP' ---'—[ IB, 42.74 n 12.Ifi� n 17 ELL78 NAXW;. �I �—Ir�1 4 TP 42:T5 i' w Tj aP [8-T} 1P ILTS . Y i16T BUILDING A i TT 4300 7[-- PE 42.50 L w: ";c.• mar,, .,.y. o� 44.1 II , FI.78 RESIDENTIAL UNITS FF 40 I PE 425250 O I 4' IB7pf P1641M PATIO INLET 1' ROOF PATIO INLET I 1 r r..I OR,VN (TyPl.) , N.fS F LJ� II ROOF ORNN wn 42-W 4' ROOF DRAIN B 33X 4" ROOF C 41.06 TC 41.OJ FS 41.36 45X 2syrN' ICH C1E>WOf6 1Nv se.rB ,r` 41-7A C 41.62 � 41 Ts N,, �ei7 C 41.61 1 2< 41.7tl 41.6E BUILDING B FF 4300 PE 42,50 INV 39.07 4fA7 42 C 41.]R q1 BB AVENIDA L 41.56 4152 MATCHLINE - SEE LEFT 4' ROOF DRAIN LA FONDA c 41s2) R/ 0 41.49 1 I 1 4J� 4w 40.111 LL CABANA NOW PHASE 2 TO, GRAPHIC SCALE MATCHLINE - SEE RIGHT LB D It, To 4U IN FEET ) 1 Inch = 20 TL ftECD141TIv74O FOR SEAL SEAL. APPROVED BY THE CITY DATE ITV OF LA OUINTA, RIVERSIDE COUNTY, STATE OF CALIFORNIA SHEET No. Underground Service Alert--APARDVM 77-933L.MoalanasRoad Suue101 ? Dy OF LA OUINTA �tt � Call: TOLL FREE w T r h Palm Deseri, CA 922/1 A.P.N. 770-123.011 & 770 124 010 PHASE 1 PRELIMINARY C-4 R KI.C.E.ND ExY MTE CVE iel (760) aba J20a l;ux- r760/ a60-J20J . 22% 8 60� DAn �r MARK APPft, GATE - *� N01.� �*� RRFRARDOWrtVISION DAre -- Coachella F7r rneels em�ul �v�ra,urlrer 71eN lell7r,cvzllcr GRADING &DRAINAGE PLAN MREOT6pPE"MI6D"�: s THE VILLAS AT OLD TOWN C14C7LCO iY Jf CJ V\V SCALE 1-=2D. BENCHMARK: CITY OF LA aUINTA BM 255 3,5- BRASS DISK IN CURB. IL0162o6, 6841-77.-2t60,N1CM IMSW114SEG. 6,T6S.,R.7E.SEAA'D — TWO WDRKING DAYS BEFORE YOU DIG TJI CITM o1An dT �CFiLN DAD K RICE, JR FLUSH, 70' WEST OF ECR OF THE NW CURB RETURN AT THE INTERSECTION OESIGNEDBY: CJG DRAWNBY: CJG CHECKEDBY: MAT F.GE. No, 3572E E%P GATE O6I30I75 DAh MAR, 2015 OF CALLE TAMPICO &WASHINGTON STREET. ELEV. = 3884] (NAND BE) FOR MARVIN INVESTMENTS, INC. .pB No 14102 C 47.13 C 4214 _ C 4210 ' C f2OS C 42.13 (7C f702 C ,1.71 6 fP,O3 IC 41.a9 MAIN STREET_ 4',L7B C 41.aB 41.78 TC 43.94 I o, I C 4f.16 I �7Y . C 44.2W Qt LW 44.45 3 tit UNDERGO No PARKING FF 31,00 PE 30,50 ® o /r r p, a q' UNOERGOUNO PARKING FF 31.00 PE 30.50 B' j10aeq�iweli ill 9' m' it bum 4 m slop ^ PROP. 10• pM C_ 24' RAMP yb7 Y 1/ /� V Q ~PROP. 1B' HOPE C 7 24Y24` Ce fl OGL4M I 1 4ow 3t, O 0.m r 1s +lea 38.27 �� 4116g7 , arow / k �t , 41.4 ,! ^ FL 41.16 41.73 C a7 C 42.I6 *� try � PROP. IB' (FL 41.94 HOPEL' TC 41:85 TT 4Y.W fc 47-30 6P.14 m tiE_`.[S4` f8 it 4T.Q7 P R INV 38.15 _ 73 PgBP. te. vry G ]tAtlO 9 4" w ,Pn, .a 41.4 74 w.pr O {1.Be I 6 4 '1B RETENTION ROSIN TOP 4LDO ARE' BO 380 , irC I f$ BOT JB, .� zjl by a 4� 4/4)q fo.7s 4Q78 =, 12' HOPE (Is!T.pr 4r.r5 m 41,97 _ per, PROP. 18' . HOPE C 41.7B 41.62 C F.R CURB 4T GUTTER 41.32 pVENIDA � e LA FONDA {I.Sfi (TC 41.51� � �- rC II.SI) rtC 47�.52 41:rn \ M C 41.fg. GRAPHIC SCALE p 10 20 90 fi[ IN FEET ) 1 Igeh • Eq 14 Underground Service Alert 9 eT °� ' ,Call: TOLL FREE n 1 80U 227-2600LA-- TWO WORKING DAYS BEFORE YOU DIG atQ-ENLB°FOR APPRQVAG SEAL SEAL rgpfJ7r44 wT- '� r .".'. NO- 3572 i1` uo nx > * yj� (_"f V1� t`..�% (G co 'CG APPROVED BY THE CITY °ATE OF LA OUINTA 77-933 Las Momanas Road, Suite 101 C"V EICITY Palm Desen, CA 9221 / Tel (760)3604200 F t760J 360-4204 a ve Conchelln Volley F,Hgineerc mnll� cve gcl�e rrer 7r ,1reI GCALE OF LA OUINTA, RIVERSIDE COUNTY, STATE OF CALIFORNIA - _ _ SHEET No. C-5 - _ A.P.N. 770-123-011 & 770-124-010 PHASE 1 PRELIMINARY GRADING &DRAINAGE PLAN THE VILLAS AT OLD TOWN RGE.No. !K►. Gk1[ wrE Cmmlo BY PgaPANEp VBNl17! e6�Ecr aUPE3iV1510N °F: GATE- ` TY MRRK A➢PI fM4TE ENBINEER REVISIONS 4 V DAVID K. RICE, JR. q�i N0;7571p CKP. pA7C pdAWib 1. _ 20' °A�' MAR, 2015 BENCHMARK: C, OF LA OUINTA BM 255' 3,5" BRASS DISK IN CURR, FLUSH, 7a' WEST OF ECR OF THE NW CURB RETURN AT THE INTERSECTION OF CALLE TAMPICO IF WASHINGTON STREET. nEV. = 3B.947 (NAM RR ) LGT$62ifi, 66-71 A76"77,MB 211..N-NWII4GW114GEG B. T65,RiE GBM FOR MARVIN INVESTMENTS, INC "r1v 14102 FILE N' DEGIGNE09Y: CJG ORA-Y: CJG CHECKEOBY: MAT ' T4'A74' G8 Cil'.Yrbur !i 41.52 eHJ F eN JH.BHv �PRBP. 12" HDPE 22. O O,2S I]" p O.3[ C 41.57 1Y�, �`'-X .1 C 41.7J 1.2i VIA' 67 -. �F p PR OP. 12" HOPE - 4 f PROP. IB' HOPE l IJf6 � f 41.64 eej tx .+ ln7e {!C 41.B ikJ o c� 24W4" cB et 1 p 94 e rt 4pArI SEE SHEET 2 e sg '�4 2.�,• � ...nnn Fr, 47.0% INV ]H 63 IA f, rc 41.e ' 1 1 -PROP. W HOPE [1A.-CANOUP 4042 r1s•a Die -- —I CURB k GUTTER - ~ _ AVENIp,A it i!. I t 47.77 I - I I 7 rC 40.'N l � I / I II / I U p �� FYIOP. fB' HOPE 2/'"<•'24' co Se�.27 .-WY ]6:.15 4y1 V'•. 7 4� �F 6 k�• 0.• f Ilr C42.16 ✓ 42. (r�' ij. J4) iL 119} ti ►�`� I MN ]R PS PROP. Is HDPE [ �7 • / SEE SHEET 3 a4 rib' cB A,, f A Me + AV PROP.P. ue-• HOPE CRAPHTC SCALE 10 ---- ( IN FEET) I men = 20 fL Underground Service Alert --- m FOR SEAL SEAL APPROVED BY THE CITY DATE %LCVECITY OF LA OUINTA, RIVERSIDE COUNTY, STATE OF CALIFORNIA SHEET No. 9 AreacvAl ByOS Exs 4q OF LA OUINTA 77-933 Las MBarmlas Road, Suite 101 Y �,r oeL $ �-� r to Palm Desert, CA 912!! A.P N. 770.123011 & 770-124010 ,? Call: TOLL FREE PHASE 1 PRELIMINARY is-6 p i m RCE,NO, EKP DATE 7e1: (76D)36D4200 FRx (76611 GRADING &DRAINAGE PLAN I —800 — * rx(i.,iiiiiA *. �PREPANEDUNDER TIE DIRECT SUPERVISION OF; DATE Coachella f alley F.lrgirreers erRtR( evee. r/rl Reh: II U,T eve, rler 227-2600 DA E BY MARK AIRk, ppl� PIlplV ""' THE VILLAS AT OLD TOWN I* �-`TVI �. SCALE: p�__20' BENCHMARK: c, OF IA OUINTA BM 255: 3.5" BRASS DISK IN CURB, 19Tb Aid4.4FYIASA. Ti Y4 flxa N,R FILE No ENGINEER REVISIONS _ _ CNY � OI �kC�, DAVID K. RICE, JR FLUSH, 70' WEST OF ECR OF THE NW CURB RETURN AT THE INTERSECDON -- `WTr t R T� Rx{.ssu 7W0 WORKING DAYS BEFORE YOU DIG DESIGNEDBY: CJG oRAYM BY: CJG CHECKEDBY: MAT �R.O.E,. N0,3572B Ex I.OATE: 06/30/15 DATE. MAR, 2015 OF CALLE TAMPICO a WASHINGTON STREET. ELW = 38947 (NAVD BB) FOR MARVIN INVESTMENTS, INC. -8- 14102 IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SITE CROSS SECTION THE VILLAS AT OLD TOWN LOTS 62-66 EXCEPT THE NORTH 20 FEET 68-71 AND 76-77 OF DESERT CLUB TRACT UNIT NO. 4, FILED IN M.B. 21160, IN THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER IN 112 NW 1 /4 SW 1 /4) OF SECTION 6, T.6S., R.7E. S.B.M., CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA COACHELLA VALLEY ENGINEERS MARCH, 2015 AVENIDA LA FONDA R/W R/W 50' 2 ` I M EX CRG EX cm LOT 2 M. NO. 36842-1 'in JIM J'+� i uaRx1 Ni�jMJ !r UNOE7IT,OIRfO !^AIO(gG '- 6' ".2), MAIN STREET R/W R/W 50' IpfP 29' N 10.5' - 145' , 14.5- Is - [ L07 1 TR. NO. 36842-1 BUILDING A l 29' PROP oRNE CALLE TAMPICO R/W CIL R/W IJ C'N. [FC 50 00' 50 00' - - 32' 12' 37.64 fl. 415) 'KCY C" — EX Cd4 SW 36 31 .aElreC yp 31 32 i s 1 6 6 5 GRAPHIC SCALE sn n w 2D as Fur tl srm ( IN FEET) 1 6 815 I h_n = 20 IT 1217 AwAw si 718 ®VICINITY MAP SEC. 6, T.6S., R.7E S S.M N.TS. Underground Service Alert aECOMAENDED FOR SEAL SEAL APPROVED BY THE CITY DA CITY OF LA QUINTA, RIVERSIDE COUNTY, STATE OF CALIFORNIA SHEET No, APPROVLL ipd+Esslp� pF LA QUINTA 77-933 Lac MDNlanas Road, Suile 101 406E L"t Call: TOLL FREE ►'�� F Palm DCA 9221l A.P.N. 770-123-011 & 770-124-010 r% aerl, C_7 u Y' RAE.No. EYP.DATE CVE 7d.-(760)R604200 r (760)x60-4204 SITE CROSS SECTION NO.3572B - eRlxlll �elo,�l'e•,IeI i-6 1 lll�.�ie1 THE VILLAS AT OLD TOWN 8�0 - _ - - * PaaFP6AEn LBwEn IxxE DATE— Coachella Palley i.N ineers 2 2 7— 2 6 0 0 DATE aRECT SUPERMSION OF: E11TE BY MARK APPR DATE DHECKED ev- BENCHMARK: FIL— p1aNiER. NRYAK}!6 CITY y� CIVIV `` a' [�� CITY OFF QUINTA CURB RURN BRASS DISK IN CTION 1-OTs6I-66.65-716>4]7,NB.2120,NtrzNW1I45W1I46EC,S,Tb6,R.7ESBMDAYS BEFORE YOU DIG DATEOFCGlDAVID K RICE, JR. FLUSH, M WEST OF ECR OF IHE NW CURB RETURN AT THE INTERSECTIONFOR.XIB DESIGNED BY: CJG DRAWN BY: CJG CHECKED BY: MAT -R.GE. No.3572B V-DAIE 0613D/15OF CALLS TAMPICO k WASHINGTON STREET. ELEV. = M947 (NANO BB) MARVIN INVESTMENTS, INC. 14102 21 " V.C.P. SEWER MAIN .; 12" V.C.P. SEWER MAIN j{I �8" V.C.P. SEWER MAIN i I I I I - GRAPHIG 0 z w C-8 W U) LLJI z LL �Q z o LL a LL 0 w Q O � N Q J a W U Z p m Lo Lj w z° m O CO N Q v ow J z () O � ~ z z Uo w w Q uS M z z Cn N 5 U)$ LLJ Q "- W N > o (!) J m r� J z ? CD i b z jd WQ a = J co U- = 19 0 x ID W o 0 U 0 0 II N _ Q Lii U Q W O 6 w C-9 � � o Z LL I { t I ,t +i _--- a— —— I z wO Q m m N I a 6" Dr L P WATER MAIN I ra 'D � J a Z o W Lu -� 10 F- z a r ncli LU Fw- z U O c N~ LL o LU od (n0 v W m o ci . .. .fiwWrw �ii�fii t / 3 Z, O w � oL N N z w / Q I I I12" 0.1.P WATER I►�iU Lr s 'tom r III I� > Z ti J d W w z I ppp I " X W N U OLL I I � I b 'n l � N 8" D.I.P W ITER MAIN l M v � v I h O l U O � II "' o N RAPHIC SCALE 60 0 30 60 120 I `' ( IN FEET) 1 inch = 60 ft. ` a U w Q rn � { f S - ` , h• ��ii HAS __ i PHASE 1 6 Z w ��=/� VJ C-10 0 Z J LL _Q Z w O U LL. O Z Z m (n L H 04 0 V o 0 w Q 0 N N EL rrnn V Z 0 ~ V Z m O' Z p U O O M Q = F- Q v 3 z N Z Z Z (n W > F N { o ti Z M W mID Q J J m N m 17.1 H w z_ Z g d Q 2 w W = H °° a LL. O U N F- 0 0 R/W R/W 100' CALLE TAMPICO (EXISTING) N.T.S 50' i 7' 19' EXISTING CURB & GUTTER .,-AC. PAVEMENT f 1 2x 19' 5' =I r�1-1-1 �I 11 111 91 hi 11-1 I f DTI AVENIDA LA FONDA (EXISTING) N.T.S R/W R/W O z w C-11 w o Z N J LL Q z m w E6 c\j O ♦) V U t1 O Z z � K H Lu Q � 0 w o w � N O ti �— M N o�~ ~ w r^ v J O U Q J O Q (/) J . N v u) Z Z N z° m O z vi z w F- > z " z z Q a-m XLL w L. r .o 0 > 0 W F O 0 R/W 10'f PARKING 25' ROLL CURB �� _ _ _ _ no -1- MEN 50' 15'f A.C. PAVEMENT 2X I-1 f I-1 I 15'f MAIN STREET(EXISTING) SCALE: 1 "=5' 25' ROLL CURB 10't PARKING RfW 6 z w C-12 W z U) J LL Q z Df O Q U tL 0co LLl a O o � N Z O U W � 2 m N Ld r C) a NO d Z O � U7 Q O � ti U7 J F z O O Q z z U c W o � M z � U Lu � N Q N O T m 10 VJ ti J z Q z z z m W o Q = ~ g w LL Q N H r 0 of U r c C � a s M C U Q O • N a v � i c Q � M M Q b u l� nQ G N r •� f'j �k W .ti Z o Q U Q O J U x 6' METAL PANEL SCREEN (SEE DETAIL) CA�-11LLE TII ICO AVENUE - 1II �,�• 6' E3UI HT. LANDSCAPE BUFFER L I G PHASE LINE PROPERTY PHASE LINE -_� EXISTING - r PARKING LQ v v v 4 l�`J �i�,f �f KEYN� _ A P NTS 5ENGI4 ~ - BUILDING iA _ �_- lNTERLOCKIW. I I PAVERS - - - LIGHT POLE PALM TREE WITH UPLIGHI''� }� /� CC � - y I I N 5T RE E I 6' x 6' METAL PANEL SCREEN DETAIL SCALE: IR" I' PROPOSED PLANT PALETTE N M 4BOTMICAL NAME - " ry _ - - • — -�y� © 9YYBOL SIZE NAM Bl. TOM t r _ } U&SHI GTONIA ROBOTA 20. Elm I(o MEX CAN FAN PALM ® TIPUFU NA TIFU 74" BOX IKE RACK EXISTING PARK NG LO I �wA aNE RA 74• Box ® i t a (} q FROLHILEN919 24" BOX ,MAVERICERIC K' V ._. CTTRLS SPECIES 24- BOX J I f • CITRUS CNNEROPS NWILIS 24•BOX I no on MEDRERRA EAN FAN PALM NOLRN4 RE 1q^ BOX PONY TAIL PALM PIGMY DATEPALM ]4' BOX BOTANICAL NAPE ff��`ff SYMBOL GQTION NAME SIZE lfl ! y •1> SAM BOUGANVILLEA X 1A JOLLA' 5 GAL ® I I 3NIl Ala3rJ `�ij [� F01 LA JOLLA BOUGAINVILLEA CARI A MALfdOLAFtPA 5 GAL SPEC ' I• r Nsi LIETF17ON V. 5 GAL _.--- _. _._-. *4•.••••.•••i ® THEVETIA PERMANA 5GAL FIRE PIT-- YELLOW OLEANDER RESIDENTIAL GARDEN AREA 0 LANTANA SPECIES 5GAL LELGFIT OPLLIfM SPECIES 5 GAL I - LYW'S LEGACY SCREEN TRELLI5 - MORAEAIRDIODE5 5GAL SPA FORTNIGHT LILY LIRIOPE nISCAR 5 GAL BIGAG LILY AGAVEVE SPECIES 5 GAL TIICCA SPECIES 5 GAL EXISTING �� ® LAESALPWIaPACERZRA sGAL VERIZON ��~ 1 RED BIRD O PARADISE BUILDING EXISTING BOTANICAL NAME SYMBOL COMMON NAME SIZE PARKING LOT SHADE STRUCTURE % i VNES S CALLIAIDRA TWEEDII 5 GAL. BRAZILIAN FLAT* 5:94 + BOUGAINVILLEA 5 GAL it 'BAR BARA KARST' PROPOSED LANDPSC4 DIFANTA REFiNS 5GAL- CONTINGENCY F44A5 FC A DECOMPOSED GRANITE: • Z• THICK LAYER OF 3/6 DESERT GOLD' �, 2'-4" RIVER COBBLE DEL RIO' DECOMPOSED r3IRAN f G) IRiIGAT ON NOTE: • THE IRRIGATION SYSTEM WILL BE DESIGNED WITH THE MOST EFFICIENT t�riyPOINT TO PONT EMITTER MID BUBBLER IRRIGATION SYSTEM ~} FINAL IRRIGATION PLANS WILL BE N COMPLIANCE WITH THE CITY OF LA OLSITA WATER EFFICIENCY ORDNANCE AND THE COACVELLA VALLEY VALLEY WATER DIS CTB LANDSCAPRG AND IRRIGATION SYSTEM ORDINNCE AVENIDA LA FONDA - SCALE I" = 20'-0" HERMANN DESIGN GROUP 77.899 WOLF ROAD SUITE 102 PALA DESERT, CA 92211 .ICN 2754 1XP 04/30/16 PH. (760) 777-9131 FAX (760) 777.9132 m N Q z ~~I W lL Z Q ash Z m N — Q 6% 1' co Z9 260 3 0 F,g J0 - >F_ R. ow�� =Y zE� 3 REVISIONS I PAT41W I i SHIffr TITLE CONTINGENCY PLANTING PLAN owlemm JE JE CICCK9 GN PATE 5/5/15 SCALE NOTED JOB No SHOUT LP-4 OP 4 SHEETS 6' x &' METAL PANEL SCREEN DETAIL - _ SCALE: 1/1" • I' PROPOSED PLANT PALETTE BOTANICAL NNE SYMBOL COMMON NNE SIZE FTFM WASH-l-A ROBLLSTA ZO' BTH i� MEXICAN FAN PALM TIF IJA NA TIPU 74- BOX TIFU TREE / ACALIA ANELRA 14" BOX M GA PROSOPIS CHILENSIS 24" BOX MAVERICK' CHAMEROPS NHILIS 24• BOX TEDITERRANEAN PAN PALM ® NOLNA RECURVATA 24° BOX PONY TAIL PALM dr, PNOENX ROEBELENII 14° BOX -�F PY3MY DATE PALM BOTANICAL NAME SYMBOL COMMON NNE SIZE S GAL 6PNLLEA ECIES ® CARISSA MACROC 1RPA 5 GAL SMCIE5 CALLISIr ON V. 'LITTLE JOVN' 5 GAL ® TNEVETIA PERIMANA 5 GAL YELLOW OLEANDER Q LANTANA SPECES 5 GAL • LEUCOPHTLLIM SPECIES 5 GAL MORAEA 5 GAL �M�IRIDLOIOES LIY ® LIRIOM KWARI BIG BLUE LILY 5 GAL AGAVE SPECIES 5 GAL YNCLA SPECIES 5 GAL 5 GAL ® RED BIRD OF PARADISE BOTANICAL NAME SYMBOL COMMON NAIE SIZE Tns CALLFA\7RA TCEf:J. 5 GAL lPA2LL IANP.AME &N. ��- BOIIGAKVILLEA 5 GAL 'SARBARA KARST' DURAMA REPEN5 5 GAL SKYFLOIIER DECOMPOSED GRANITE: Z° THIN. LAYER OF 3B DESERT GOLD' 2°-4° RIVER COBBLE DEL RIO' IRRIGATK.71 NOTE: THE IRRIGATION SYSTEM WLL BE DESKGNED WITH THE MOST EFFICIENT PONT TO PONT EMMER AND BJBBLE'R IRRIGATION SYSTEM FINAL IRRIGATION PLANS WILL BE IN COMPLIANCE WITH THE CITY OF LA GTTNTA WATER EFFICIENCY ORDINANCE AND THE COACHELLA VALLEY WATER DISTRICT'S LAIDSCAPNG AND IRRIGATION SYSTEM OESGH ORDNANCE O95iL SF. - HADBCJ.PE RI xD PNASE I w pn� Q cn U yn�V, ppIJ�1L�I wV/ Q CALLS TAB IFICC AVENUE 6' x 6^METAL PANEL SCREEN r—&-g' HT. LANDSCAPE BUFFER PALM TREE WITH UPLIGHT RESIDENTIAL GARDEN AREA MAIN STREET SHADE STRUCTURE PROPOSED LANDSCAPE CONTINGENCY PHASE AREA O 20' 40' 60, 0�1 HERMANN DESIGN GROUP 77-899 WOLF ROAD SUITE 102 PALM DESERT, EA 92211 FLC# 2754 EXP.04/30/16 PH. (760) 777-9131 TAX (760) 777.9132 c N CO I QZ O $E <NCO �I -_ L? fps /VrQcli J Zo) ;sL J O a =eF w � a e- Og !C REVISIONS DATE %OF CN SHEET TITLE PRELIMINARY PLANTING PLAN DCSI®NED DRAM JE CH DATE 5/5/15 SCALE NOTED JOB NO SHEET LP-1 OP 4 SHEETS PROPOSED PLANT PALETTE BOTANICALNAME SIZE CONTINGENCY PHASE AREA SYMBOLa. BOTA11NICAL A PROPOSED LANDSCAPE TREES G J IwsuwGraNla RaeusTa Io' T. CONCRETE MEXIGW FAH PALM PATIO I ri TREE REE 24•Box FOUNTAIN OR FIRE PIT '. + LOCATION ACACIA AN'✓ENRA 24' BOX MILGA FROSOPISC ILENI 24-BOXTRELLIS n ; e ■ n ■ RAMP �~ MAVERICK' � / uP J 1 CNAMEFd)PS NP11LI5 24' BOX � � , _.......__- I$ NOLNARRANEAN ECLIRATAN PNJI LANDSCAPE AREA - I PONY T IL PAL ATA 24" BO% FL'flY TAIL PALM J¢. PHOENIX ROEBELENII 24- BOX �R PrMmDAM PALM RAISED FIRE PIT BOTANICAL NAME SYMBOL COMMON NAPE 611E A ANA NOW SIB BOJGAINVILLEA PHASE 2 '+P ® SPECIES 5 G4L ® CARSSAMACROCARPA 5GAL SHADE 5TFkr—TUFT SPECIES F I LISTEKN V5 GAL I.T THEI PE4 5GAL F CONCRETE PATIO YELLOW OLEANDER 4 LAITANA SPECIES 5 GAL LEIICOPHYLLLM SPECIES 5 GAL PROPOSED BBQ I �NNIIGHT I LILY 5 GAL LIRIOPE I'BSCARI 5 GAL BIG BLIIE LILY j� AGAVE SPECES 5 GAL YUCCA SPECIES 5 GAL I f CAESALPN'IA PILCLER2P1a 5 GAL RED BIRD CF PARADISE BOTANICAL NAME SYMBOL CICMM NAME SIZE vm qxllk CALLIANDRA TLLEEDII 5 GAL BRAZILIAN FLAME BASH BOIIGANVILLEA 5GAL 15AMARA KARST' DURANTA REPENS 5 GAL BKYFLOLLER DECOMPOSED GRANITE: 2' THICK LAYER OF 3/8 DESERT GOLD' 2'-4" RIVER COBBLE DEL RIO' IRRIGATION NOTE: THE IRRIGATION SYSTEM WILL BE DESIGNIZO WITH THE MOST EFFICIENT POINT TO POINT EMITTER AND BUBBLER IRRIGATION SYSTEM. FINAL IRRIGATION PLAL9 WILL BE N COMPLIANCE W.TH THE CITY OF LA MNTA WATER EFFICIENCY ORDNANCE AND THE COACHELLA VALLEY WATER DISTRICT'S LANDBCAPNG AND IRRGATION SYSTEM DE6KN ORDNANCE RECREATION AREA PROPERTY PHASE LINE BUILDING PHASE LINE ® O O 7LrLrmmm%..i 30' SGAd.E I" 10'-O" I -0 HERMANN DESIGN GROUP 77-899 WOLF ROAD SUITE 102 PALM DBIRI, FA 92211 UGk 2754 1XP.04/30/16 PH. (760) 777-9131 FAX (760)117-9132 8 N Z — w Q J � U Q QOH N D IN 0 o Mnccn-i T -F Y9 Y� TES VJ ZCal) e o _j 3� poF J O a "F > H� 0-i c? REVISIONS PAY! pr 16 F fr far SHWT TITLE PRELIMINARY PLPG LAN 2 161, ED Jr oRAra jr: CH .ATE 3/5/15 SCALE NOTED _Noe NO LP-2 OP- 4 BINS VINE PLANTING CONCRETE POT PLANTER 36" DIA X 30" HT. COLOR CONCRETE BAND ` INTERLOCKING PAVERS MAIN STREET TO MATCH OLD TOWN PALM TREE - 20 BTH' COLOR AND PATTERN WASHINGTONIA ROBUSTA — WITH UPLIGHT BENCH CTYPJ LIGHT POLE I- I `7 ref M A IN S T R E E T A R E A SAMPLE WALL SCONCE BENCH LIGHT POLE SAMPLE STRING LIGHT POTTERY BIKE RACK / PAVING PATTERN ® O 4 B12 SCALE 1/4" = I'-0" V / w U Z 0 U w CU U) 0 Z Q J O m X w -0 HERMANN DESIGN GROUP 77-899 WOLf ROAD SUITE 102 PALM DESERT, CA 92211 LICN 2754 EXP.04/30/16 PH. (760) 777-9131 FAX (760) 777.9132 8 N Q gZ LL sQ g� Q�QQ�pp N 12 a as Fs 2: SP ego �a6 €=;s Q C-i sae N 6 (n Z a o-aB F 3cai pyo 6¢: eE og T& REVISIONS PATTIEW T,f�£ 9f cA - SI¢r TITLE PRILIMINARY PLANTING PLAN DESIONED JE DRAM JE CH DATE 3/5/15 SCALE NOTED .ae No LP-3 Or 4 sNeerS CALLE TAMPICO AVENUE NOT PART — f—��-] — — -- [—E 1 r PROPOSED PARKING V +d"�V�V �AE�V V BY CITY c I I EAR (PHASE 2) -ALA°y J/�. IN_E57 _s �_-�-—HIRDRANT — Mi"`LL-� LrA'VCN.S. ems~ // �L �y N^ RAll ETAIL 1�7 I l I I NOT A RT B RETAIL L e <WHASE` 2) O An 1 I I I Lu so �'1� �• �I I PROPOSED PARKING I! _ I B� CITY U/) * PE IESTRIANPAS 1, W 'll ^�I I Iw)ufhfjj � / / PARKING I _A-V-EN11)A-t fONDA- LEGEND : `�- EQUIPMENT CARRY DISTANCE FIRE HYDRANT •�-� MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA FIRE ACCESS STUDY THE VILLAS AT OLD TOWN CONCEPT STUDY PHASE BUILDING A UNIT AREA • AC.LWAdYRAl1D AREA RETAIL 1 2D&4 1 24JR] �1 46 1702 1 17B SUBTOTAL 3 5617 UNIT AREA II ACCUMULATED AREA RESIDENTIAL A 2100 1 4 P 6 41 B1 L%31 S]BR SUBTOTAL 10 16646 BUILDING B UNIT AREA s ACCUMLAATEDAAEA RETAIL 416711 4 s agD w41 SUBTOTAL 2 am AJIEA__ A ACCUAIULATEDA_A_EA RESIDENTIAL _ _UNrt__ SUBTOTAL 30 12192 PHASE] TOTAL RETAIL 5 136% RESIDENTIAL 40 50839 PHASE 2 BUILDING C UNIT AREA If ACCUMULATED AREA ItLIAII 6 1117 1 S41 7 1DA3 1 11R7 11 115G 1 101 SUBTOTAL 4 4133 UNIT AREA If ACC UMULATED AREA RESIDENTIAL 18 1 15301 81122401 SUBTOTAL R 12240 BUILDING D UNIT AREA B ACCUMULATED AREA RETAIL 29 I11 7694I 1I )ORflI SUBTOTAL 2 3867 UNIT AREA II ACCUMULATED AREA RESIDENTIAL IC-1 I 07101 151 6 1,1721 SOL I I AL 15 23142 BUILDING E UNIT AREA A, A4;('.UAI1,JLAIL1BAHLA ESIDENTIAL b I im ']I ]7i,T4 SIR' I(HAI A ;19M4U PHASE2 TOTAL RETAIL 6 am 111 5111I NIIAl 44 73M PHASE I+2 TOTAL RETAIL 11 21696 RESIDENTIAL 84 134060 N 14003.00 1/52" = I_0" SCALE (24'X56" SHEET) '0 DATE 2015_05_O0 1 .1 DANIELIAN ASSOCIATES Sx Y CORPORATF PAR" ARCHITECTURE + PLANNING IRHNI CauFONE 949 9z 4 603330 47 . W Y ft"o 0I•v,c•f+ �'.rt 11 YtiAr"- F A. X 9 4 9. 4 7 n ! 4 7 7 \w L.L 0 m Z) J U H w U) w 0 r MMWIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA CALLE TAMPICO AVENUE PHASE 1 SITE PLAN THE VILLAS AT OLD TOWN CONCEPT STUDY PMASEI BUILDING A UNIT AREA R ACCUMULATED AREA RETAIL 1 1 7 1 76R7 2 174B 1 1741 3 17A2 1 17A1 SUBTOTAL 3 S617 UFUT AREA _ M ALCLMIRATEDAREA RESIDENTIAL 1 2144 21 4280 n 1$9q E 91lD U 1 771� 32Pfi SUB TOTAL LU 16b46 BUILDING B CN11 AREA • ACCUNUTAIEDAREA RETAIL 4 Q twq I .W 5 3SM l ml SUBTOTAL 2 8079 LNTE AREA. ■ AIMURAITEIARfA RESIDENTIAL L 1: 11 1474E L'11 1%2 7 11g34 C-2 3434 2 �C•lo lbw 2 IN4 t' 7 12T9 5 on C•34 33H 1 4197 SUBTOTAL 30 42142 P0S[3 TOTAL RETAIL S 11EAG RESIDENTIAL 40 5®38 LEGEND: ACCESSIBILITY """""4 PATH OF TRAVEL BUILDING PHASE LINE----w1�rrlr lrrla PROPERTY PHASE LINE --� �-- LANDSCAPE CONTINGENCY AREAS N 14003M V32'. SCALE (24"X36" SHEET) DATE: 2015_ 03_ 06 'awl2.0 DANIELIAN ASSOCIATES SIXTY CORPORATF PARK ARCHITECTURE + PLANNING PH NE cAUF11 szs11 PHONE 9414 603 c oo nar nEPrswir[ wirH7ur �r+cni*ec15 renni55ioR F A X 94 9 4] G 1 4 2 2 `;,ee,• UT SINGLE FAMILY DWELLING I NC MMWIN INVESTMENTS, INC. ILA QUINTA; CALIFORNIA AVENIDA LA FONDA BUILDING B BUILDING A COURTYARD �• ,_ MAIN' 1` STREET " �I b PARKING GARAGE I LANDSCAPE —f SITE SECTION THE VILLAS AT OLD TOWN CONCEPT STUDY SECTION CUT COMMERCIAL BUILDING CALLE TAMPICO 4r o LEGEND: BUILDING PHASE LINE------------ 14003, 00 �N SCALE: (24"X56" 5HEET) DATE: 2015_05_06-Jej 3.0 DANIELIAN ASSOCIATES' SIXTY CDRPORATF PARK IRVINARCHITECTURE + PLANNING PHONE cauFI szscs PHONE 94I I74 6030 r t]a �n �FKv.C6 M�sM A�K� rfCW +ieryy:p.+ 9 4 9 4 7 4 1 4 2 2 24I.-;0' ON GRADE PARKI EPHASETOTAL:685PACE5 ------------------ 200'-4" NGrK§SEII TOTAS57 . GARAGES 15 11 NACE I1 I 4 31 TOTAL 21 51 YA PARKING W RAGE PLIA$F" PKWO TOTAE ANIHEe,EI W Gil 1 . • TOTAI 641 63 125 TOTALPHA$EI+II PILVA I PIMSE+i EOTAc JAA iYM I U9 m 89 VE, 205 -6 OIAL 119 NOTE:__ GOLF CART $PACES AflE IN PRIVATE GARAGES 'NOTE PHASF I WII I RFDOCF 55PAf.FS IN PHASFII FOR DRIVE AISLES ACCESS NOTE: EXISTING CITY PARKING: 85 PROPOSED NEW CITY SURFACE PARKING; 108 NETINCREASE 23 INITIA L PAHKINGSLTILMLWIIHINI'ROI'LRIY- 30 NEW PARKING SCHEME WITHIN PROPERTY: 34 NETINCREASE: 4 LEGEND: ACCESSIBILITY PATH OF TRAVEL I NC MAKVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA ------------ m r RA 11 UP 0 STRTET I I� I PARKING GARAGE PLAN THE VILLAS AT OLD TOWN CONCEPT STUDY . 14003.00 N 1 SCALE: (24"X56"SHEET) DATE 2015_05_06 4.0 DANIELIAN ASSOCIATES ,I,INE CCALI ORNIIA 9 606 ARCHITECTURE PLANNING, PHONE 949 474 6036 i yp:r�r-r�OwL['rrnlPur A4YYCG!>•'C+•':s01Gw F A X • 9 4 9 4] 4 1 4 22 4 f PRIVATE �f GARAGES f f ! I I ! RETAIL BLDG A AREA 1 rci ° r 1,975 SF L I ILmY I NC MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA } EE,E:V #9 ,RESIDEN LOBBY � - _vr 224 - . ' IODINATE GARAGES ES l} � �5T'AIRk2 RETAIL ._ Lit BLDG A AREA 2 I -' 1,662 SF RETAIL BLDG A AREA 3 !r 1,692 SF � ----- - -- ------��'t i:141 - w u ICI llI— u u -- Ili IIII II i BUILDING A - GROUND LEVEL ( PHASE 1) THE VILLAS AT OLD TOWN CONCEPT STUDY 0 14003,00 1/5' = I'_O'' SCALE: (24"X56" SHEET) DATE 2015_03_06 5.1 DANIELIAN ASSOCIATES SIXTY CORPORATF PARK 2606 ARCHITECTURE + PLANNING PH Ne cnuF947 6 PHONE s4s 47a ePao • so uo*au.eE wilwart ,wcHrreciS vEw+i55wr. F A X • 9 4 9. 4 ] 4 1 4 22 ,�b I, %— F Q 1— n ¢ 11 m UNIT - B C UNIT - B-1 I- A. -c Fe -2 6S -4 UNIT - B G 9MM fr2 -a UNIT - B 14003, 00 BUILDING A - SECOND LEVEL ( PHASE 1) SCALE: (24"X36" SHEET) MARVIN INVESTMENTS, INC. THE VILLAS AT OLD TOWN a DATE �oIS_os_ob 5.2 LA QUINTA, CALIFORNIA CONCEPT STUDY DAN[ELI AN ASSTE OCIAS SixTY coRPORAIF P ARK ARCHITECTURE + PLANNING ii�viNe CALIFOR47 szs 0 PNONE 949 44 603 c vo uo>• ravrzopce `xTMour nncHi1FL15 vEnMissirn+' F A k 3 4 9 4 1 4 1 4 22 x roc MARVIN INVESTMENTS, INC. LA QUINTA. CALIFORNIA u � / 7 rfF rC U 1 BUILDING A - THIRD LEVEL ( PHASE 1) THE VILLAS AT OLD TOWN CONCEPT STUDY 69'-d UNIT - B Fl .9 STAIR A2 17, c+• B 14003,00 s SCALE (24"X56" SHEET) DATE 2015_05_06jW15.3 DANIELIAN ASSOCIATES SIXTY CORPO R A T F PARK ARCHITECTURE + PLANNING PH Ne cquF 47 9zfi30 ONC 949 4 603 . no uor ntwaw,ce wiwan u�Knrtis R nissror� FAX 9 4 9 4 7 4 4 22 MARVIN INVESTMENTS, INC. 7.z _- roof plan key notes .01 possible location for pv panels .02 possible location for ac condensers .03 decorative metal trellis .04 built up roof areas sloped to drain : min slope 1/4" : 1' note : all roof mounted equipment will be architecturally screened from street view BUILDING A - ROOF LEVEL ( PHASE 1) THE VILLAS AT OLD TOWN o LA QUINTA, CALIFORNIA CONCEPT STUDY 1400300 SCALE: (24"' SHEETi DATElad 5.4 DANIELIAN ASSOCIATES Six Tv CORPONATE PARK ARCHITECTURE + PLANNING JHV NE, CAUFORNiA 92606 PHONE 949 474. 6939 r W.a^r.�+e K[x^w•.i+Y.�..�CG'n.aamc-. FAX 1.. a. 4 : _.. MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA eastern elevation SAMPLE BUILDING A THE VILLAS AT OLD TOWN CONCEPT STUDY northern elevation key notes .01 stucco paint (paint color tbd) .02 spanish tile roof 03 wrought iron railing .04 enhanced metal work inserts .05 storefront .06 metal brackets 07 metal sunscreen .08 metal canopy 09 metal/faux wood post and beam 10 wood sectional garage doors .11 stucco accent with reveals .12 environmental graphic 13 scored stucco w/ accent color 14 painted stucco w/ accent color 15 wall mounted light fixture 1400300 -� SCALE (:24"X36" SHEET) DATE 20150506 rJ.rJ I'AH DANIELIAN ASSOCIATES SIXry CORPORATE PARK ARCHITECTURE + PLANNING I606 Pf1Hv1NCNE CALIFE 949 474NIA 2G030 • W Kr' RnE�gf; •e�.npR +wnrK.M �Aeewyk ti' FAX 0 4 9 4 7 4 1 4 2 2 U) z 0 Q W J W J Q CU W H 2 �v � Q M r X W MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA eastern elevation BUILDING A THE VILLAS AT OLD TOWN CONCEPT STUDY key notes .01 stucco paint (paint color tbd) .02 spanish tile roof .03 wrought iron railing .04 enhanced metal work inserts .05 storefront .06 metal brackets .07 metal sunscreen .08 metal canopy .09 metal/faux wood post and beam .10 wood sectional garage doors .11 stucco accent with reveals .12 environmental graphic .13 scored stucco w/ accent color .14 painted stucco w/ accent color .15 wall mounted light fixture northern elevation 1400300 1/15" = I'-O" SCALE: (24"X36' SHEET)5�29 s a DATE: 20I5_02_25 5.5 -2 DANIELIAN ASSOCIATES SIXTY CORPORATE PARK IRVINEARCHITECTURE + PLANNING PHONE CALIFORNIA949 9260630 PHONE 949 474 6030 c Ud MOf IQIVOIK.E N11tlVf iwGlelGm I1aQdIM1oN' FAX • 949 4 74 1 4 2 2 RAI,,P,n Mal §II � IhkIIIWaI MARVIN INVESTMENTS, INC. LA OUINTA. CALIFORNIA it I Hill iil Ili ii ,I�D�t ���� �1I�1� _ it � 11 IIII u iiu �uuuu iiiil 3 -hill riiul iiiiii I j � mu � i iiii iii iii i � I III IIII � W& WIN i iiii iiiii i � fl IIII IIIll - oil �-:� liiiui uliulll uiuii � � _ .11 1 1 I I Ii 1 nIll 11 Ill I11p�II ' 3 4 s a western elevation BUILDING A THE VILLAS AT OLD TOWN CONCEPT STUDY key notes .01 stucco paint (paint color tbd) .02 spanish tile roof .03 wrought iron railing .04 enhanced metal work inserts .05 storefront .06 metal brackets .07 metal sunscreen .08 metal canopy .09 metal/faux wood post and beam .10 wood sectional garage doors .11 stucco accent with reveals .12 environmental graphic .13 scored stucco w/ accent color .14 painted stucco w/ accent color .15 wall mounted light fixture 1400300 SCALE: 15 6" SHEET) •� 20 DATE 205_03_06 .Adel 5.6 DANIELIAN ASSOCIATES I NF CORCAI I ORNIA PARK ARCHITECTURE + PLANNING PHONE sas a7a 6030 .mwo^�nlaarc ..rv+o.*ww*rca»•Qwesn•' Ax 9a 1 . vJ Z O U � W^) v / 0 Z a Q J m Q U O J Q LD 1 U W U/ L.L Q r 00 X W decklpalio kitchen mba-1 mbr-1 p deck / patio wic - w.c launtlry kitchen mba-2 laundry w� I en ry mbr-1 wic living mbr-2 -c dining I j mba-1 "real room i"rig dining mbr-1 mbr-2 mba-2 mba-2 m 1 laundry entry kitchen deck / patio L m1r-2 media / den w c dads 1 patio 1 l deck / patio deck / patio Unit A - 2,140 sqft i MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA Unit B - 1,530 sqft UNIT PLANS -BUILDING A THE VILLAS AT OLD TOWN CONCEPT STUDY Unit B1-1,593 sqft 1400300 SCALE 1/8" = I'-0" DATE 2015_02-25 'raw, 5.7 DANIELIAN ASSOCIATES SIXTY CORPORATE PARK IRV92606 ARCHITECTURE + PLANNING PH NE, ONE CAI I9FOR49NIA 474 l PH.I'l c to 1IOr ralw0olKe Mlnoer AIVMnOcn r eeR tM FAX 9 9 9 4 1 4 1 a 2 2 14003.00 BUILDING B - GROUND LEVEL ( PHASE 1) SCALE: (24"X36" SHEET) MARVIN INVESTMENTS, INC. THE VILLAS AT OLD TOWN DATE 2015_03_06 "'dw,6.1 LA QUINTA, CALIFORNIA CONCEPT STUDY DANIELIAN ASSOCIATES IRVIN °TPARR ARCHITECTURE + PLANNING PHONE CALIFORNIAAUE9 A 9zsOs PHONE 949 474 6030 . 4v Y6'Q+'Ja:t n5s"an ..=G41RC+L+'L4gl6'C• I •M 1 9 4 9 4 - 1 1 22 Nic MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA --I- 0 QFt! 0{1 �t BUILDING B - SECOND LEVEL ( PHASE 1) THE VILLAS AT OLD TOWN CONCEPT STUDY a 1400300 SCALE: (24"X5ro SHEET) DATE 2015_05 _ 06 6.2 DANIELIAN ASSOCIATESI sixTY CORPCRAiF PAN" ARCHITECTURE + PLANNING Pl'oE � CALJFCR NIA 92606 IaN949 474 6030 c vo um I¢Evaopee renrwr �ncfnrec+z vEwuss F A X 9 4 9 4 7 q t 4 22 INC MARVIN INVESTMENTS, INC. LA QUINTA CALIFORNIA .ODOM .1 as UNIT-C-2 _ LIMIT - C-4 l BUILDING B - THIRD LEVEL ( PHASE 1) THE VILLAS AT OLD TOWN CONCEPT STUDY aaffa= a❑ []Ll fl LT 1 UNIT - C-1 UNIT - C-Z ELEV #2 f TRASH STAIR all 1400300 s SCALE: (24"X36' SHEET) ° DATE 2015_03_06 6.3 DANIELIAN ASSOCIATES s xTv COPPORATF PARR ARCHITTECTURE + PLANNING IRVINe cAU FORNIA 9260s P H0NF. 949 474 6030 c vo ra*cocn'.c HrtNour nvcNnec�s r�rw.ssiaN F A A T N� MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA 259 '-7 BUILDING B - ROOF LEVEL ( PHASE 1) THE VILLAS AT OLD TOWN CONCEPT STUDY roof plan key notes .01 possible location for pv panels .02 possible location for ac condensers .03 decorative metal trellis .04 built up roof areas sloped to drain : min slope 1/4" : 1' note , all roof mounted equipment will be architecturally screened from street view 14003,00 O SCALE (24"X56" 5HEETi DATE "awl 6.4 DANIELIAN ASSOCIATES SIXTY CORPORATE PARK A R CH IT E C I U R E * PLANNING IRvPHONE iNE, CALIF47 98605 549 .]4.6U 50 •WYIiRY .ayn nrw.el�n RWeDss FA% 949 4]4 1422 INC MARVIN INVESTMENTS, INC. iLA QUINTA CALIFORNIA IY ■ MIN f� 8+ 4 y �d I� 1 I�-� 4-�iij 1. eastern elevation BUILDING B THE VILLAS AT OLD TOWN key notes .01 stucco paint (paint color tbd) .02 spanish tile roof .03 wrought iron railing .04 enhanced metal work inserts .05 storefront .06 metal brackets .07 metal sunscreen M metal canopy '09 metal/faux wood post and beam .10 wood sectional garage doors .11 stucco accent with reveals ,12 environmental graphic .13 scored stucco w/ accent color ,14 painted stucco w/ accent color '15 wall mounted lightfixture a, +� A"11tL? z it � runit�-+ O q �1 l�Ont hrr4 W _ J G� w J l Ih northern elevation w li r m X w 140W.00 SCALE (24"X36' 5H=) DATE 2015_05_0e) 6.5 DANIELIAN ASSOCIATES ARCHITECTURE + PLANNING e W W� u"»INLC W +lLrb *tJr'rMlO,' t. A% 9,1 9 7,11 ,- 12 -Ih•rA lael �•ri.afal Icvrl h I I I f PII11 I�I lil IIIiIIIIVi! j II 11 II INC MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA I1. 1 J BUILDING B THE VILLAS AT OLD TOWN CONCEPT STUDY southern elevation .15 key notes .01 stucco paint (paint color tbd) .02 spanish file roof .03 wrought iron railing .04 enhanced metal work inserts .05 storefront .06 metal brackets .07 metal sunscreen .08 metal canopy .09 metal/faux wood post and beam .10 wood sectional garage doors .11 stucco accent with reveals .12 environmental graphic .13 scored stucco w/ accent color .14 painted stucco w/ accent color .15 wall mounted light fixture 1400300 _ SCALE (24'X56" SHEET) DATE 2015_03_0e,,Owl 6.6 DANIELIAN ASSOCIATES S'X�Y CORPORAT- P-, F;r ieviNE CAtIFOFNiA 92GOF ARCHITECTURE + PLANNING eaz „a 60s0 oa 4T 4�EGV_L r�*.0. Wvi*2LA.G.u69a.' r !. % 9 4 9 , 7 A 22 U) z 0 Q W J W J Q U W U Q r 2 X W wIc _ kitchen wIc kitchen w c entry mica mba log laundry entry mba P w!d wrd kitchen FF IL be 2 be 2 Fbr2 roof mbr mbr ■ roof deck mbr living !dining living - .wing roof ■ ■ ■ ■ T ■ roof deck I patio deck / patiodeck / patio deck / patio ® ■ :ed . ■ br 2 ■ III dxeck //patio ■ br 2 deck /patiodeck/patio ■ ■ ■ ■ ' STANDARD UNIT END UNIT VARIATION LOFT MAIN LEVEL 222 5F r4o 5r Unit C - 1,340 sqft an,ry mba w/d kitchen ba :� rnbr living I dining T deck/patio ,. deck I Pali. ■ ■ 451 sf l ■ MAIN LEVEL ■ J■ ■ ALTERNATE END UNIT CONDITION Unit C2b - 1,682 sqft INC MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA .of .ol de k root r�l LOFT 2a sr Unit C3 - 1,562 sqft laundry kitchen entry mba in ba 2 living I dining mbr br 2 deck patio ■ ■ ■ L 'i ■ ■ ■ Unit C3 - 1,219 sqft UNIT PLANS -BUILDING B THE VILLAS AT OLD TOWN CONCEPT STUDY Unit C2 - 1,431 sqft entry wtc laundry loll a L kitchen m� be 2 living / dining btlr2 rMo 1 deck / patio L %m ■ ■ ■ deck / patio lott ',2" of 150 sf Unit Cab - 1,399 sqft 1400300 SCALE 1/8" DATE 2015_02-25 "'dw,6.7 DANIELIAN ASSOCIATES SIxTY CORPORATE PARK IRVI NE, CAI_I FORNIA 92606 ARCHITECTURE PLANNING PNDNE 949.474 "0" c m Nvr I�IIOGK! Nn1f01rI IKMnCl9 �ea.Rogr FAX • 9 4 9 4 7 4 1 4 2 2 I INC MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA r 4V� � n IN 4- T MAIN STREET VIEW 1 THE VILLAS AT OLD TOWN CONCEPT STUDY 14003.00 SCALE: pd DATE 2015_03_06 12.1 DANIELIAN ASSOCIATES MT1 CgRP°RATE PARV ARCHITECTURE + PLANNING iHvuaE CALIEORWAs11u1 PHONE OC9. J�J 101 0 •'06-1 K-MllcE—n ,sW+' cftR Cb FAX 940 11J J22 aim INC MARVIN INVESTMENTS, INC. 4LA OUINTA, CALIFORNIA 1400300 MAIN STREET VIEW 2 SCALE THE VILLAS AT OLD TOWN DATE 2015_05_06 � 12.2 CONCEPT STU D Y DANIELIAN ASSOCIATES AV CORPoRATFNIA PARK 92606 ARCHITECTURE + PLANNING PHONE BIB III IIII • W w• n'.�+o'uLK-ninrin �A rp�sp nce�•,�i'Qa F A X 9 10 1 1 4 1 1 2 2 MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA Rl MAIN STREET VIEW 3 THE VILLAS AT OLD TOWN C0NCFPT RTiinv S1! 1400300 SCALE: DATE: 2015_05_06 12.3 DANIELIAN ASSOCIATES SIXTY CORPORATE PARK ARCHITECTURE + pLANNING�IRIIIE•CAUFORNiA92606 PHONE 949 474.6030 DD NOT REPRODUCE Vn1Nau� ax H—Ts 1-1—ONF A X 9 4 9 4 7 4 1 4 2 2 V ) < I 'w Ii < V Z rU) V J O L,L U Z IQ V) W fn ^W r r I M � W i X W �I I A P9.1Y�ii�!IfY.f11K�IP1 Fy� trttrtrttl _MARVIN INVESTMENTS, INC. LA QUINTA, CALIFORNIA STREET PERSPETIVE THE VILLAS AT OLD TOWN CONCEPT STUDY 0 1400300 7 SCALE: DATE: 2015_03_06 12.4 DANIELIAN ASSOCIATES SIXTY CORPORATE PARK ARCHITECTURE + PLANNING IRVI NE.CAUFOR NIA 92606 PHONE 949.414.6030 FAX 949 4�4 1422 r + _fir v�.� ..F 4 .. •'Am I NC M,ARVIN INVEOST1RiIENTS, INC. LA QUINIITA, CALIFORNIA E(♦r''r GALL F TAMPIrn VIEW THE VILLAIS AT OLD TOWN CONCEPT STUDY �• rr =1003 Ov SCALE 12.5 DANIELIAN ASSOCIATES ARCHITECTURE - PLANNING r:9,�r� 5454 A r 4 r a . . ATTACHMENT 5 Carl Walkerr July 16, 2014 Mr. Wells Marvin Marvin Investments 78100 Main Street, Suite 203 La Quinta, California 92253 Re: Parking Demand Assessment for the Villas at Old Town - Final Dear Mr. Marvin, In May 2014, Carl Walker, Inc. (Carl Walker) was commissioned to provide a parking demand assessment for the proposed Villas at Old Town development located in La Quinta, California. The proposed development will include residential and retail spaces, as well as underground and surface parking. The designated scope of services for this project was set as follows: 1. Review anticipated land uses using parking requirements from the City of La Quinta and standards from industry sources (specifically the Urban Land Institute, or ULI). 2. Develop a parking demand model estimating future parking demands. 3. Review potential demand reduction opportunities including alternative modes of transportation, captive market, code reductions, etc. 4. Determine estimated typical peak parking demands for the development. Compare the anticipated parking supply for the development to estimated future parking demands. 5. Provide a brief letter report that summarizes the results of the demand assessment. This report represents the first draft deliverable for this project. Summary of Development Information and City Parking Requirements The proposed development is currently anticipated to include the following land uses (based on information provided by Marvin Investments): Phase 1: o 40 residential condos (2 Bedroom Units) 0 12,000 square feet of retail space o 82 parking spaces (67 spaces in an underground garage and 15 spaces in private garages) • Phase 2: o 44 residential condos (2 Bedroom Units) 0 8,000 square feet of retail space Ideas for parking. 5136 Lovers Lane, Suite 200, Kalamazoo, MI 49002 SOLUTIONS FOR {DEOPLE:' Tel: 269.381.2222 Fax: 269.349.4656 1 carlwalker.com Villas at Old Town Parking Demand Assessment (FINAL) C:a�rI July 16, 2014 Y zalkt"r 0 101 parking spaces (57 spaces in an underground garage expansion, 11 spaces in private garages, and 33 on -site surface spaces). The City of La Quinta's zoning ordinance requires the following amount of parking per phase. Phase 1: 0 100 spaces for the residential units (2.5 spaces per unit) 0 60 spaces for retail (1 space per 200 square feet) 0 160 total spaces Phase 2: 0 110 spaces for the residential units (2.5 spaces per unit) o 40 spaces for retail (1 space per 200 square feet) 0 150 total spaces The total requirement for Phases 1 and 2 would be 310 spaces. As only 183 off-street spaces are proposed, the development would be 127 spaces short of the requirement. However, current requirements do not account for potential demand reductions such as (but not limited to) vehicle ownership rates, employee drive ratios, alternative forms of transportation, captive market synergies, and the utilization of public parking spaces (on -street and off-street). Estimated Parking Demand for the Proposed Development City parking requirements can often overestimate the amount of parking a development needs. In order to more accurately estimate parking demands, Carl Walker recommends reviewing the parking needs of each individual user group and incorporating adjustments for mode choice and captive market. The primary goal of a parking demand assessment is to provide sufficient parking to support the development while minimizing the area and resources dedicated to parking. All references to ULI refer to recommendations found in Shared Parking - Second Edition by the Urban Land Institute (2005). Mode Choice: The residents, employees, and visitors of the development will utilize different transportation options depending on their needs and abilities. In order to estimate necessary mode choice adjustments, Carl Walker reviewed available census data concerning vehicle ownership and travel to work (2008-2012 American Community Survey 5-Year Estimates for the City of La Quinta). Based on the survey data available, the following adjustments are recommended: ■ Residents: • According to census estimates, approximately 3.2% of residences have no vehicle and 30.4% have only one vehicle. Applying those percentages to the number of units proposed in the development results in a need for less parking than the city code requires. Resident parking needs are estimated as follows: Ideas for parking. SOLUTIONS FOR {DEOPLE:' Villas at Old Town Parking Demand Assessment (FINAL) C:a�rI July 16, 2014 Y zalkt"r o 3 units will not have a vehicle (Total Units X .032) 0 26 units will have 1 vehicle (Total Units X .304) 0 55 units will have 2 vehicles (Total Units - 29) o The total residential need is 136 spaces (not including guest parking). This equates to a resident parking need of approximately 1.62 spaces per unit. This estimated demand ratio is consistent with ULI recommendations for residential units (1.5 to 1.7 spaces per unit'). ■ Residential Guests: ULI recommends far less guest parking than the City of La Quinta requires. ULI recommends only .15 spaces per unit for guests. This ratio is considered an industry standard based on surveys across the United States. It is recommended that the ULI guest parking ratio be considered for this development. As 3.2% of households in La Quinta do not have a vehicle, it is assumed that 96.8% of residential visitors will drive to the development, the rest will walk, bicycle, or use transit. Using the ULI guest parking ratio and reducing it by 3.2% results in an estimated guest parking need of 13 parking spaces. This equates to a guest parking need of approximately .15 spaces per unit. However, current City of La Quinta off-street parking requirements only require guest parking if on -street parking is not available. In the case of this development, on -street parking is available. Therefore, no off-street residential guest parking is required. ■ Retail Employees: ULI recommends less retail parking than the City of La Quinta requires. ULI recommends a total peak demand of 4 spaces per 1,000 square feet (or 1 space per 250 s.f.). Of this amount, .80 spaces are for employees. According to census estimates (2008- 2012 American Community Survey 5-Year Estimates for the City of La Quinta), approximately 83.35% of employees either drive or carpool to work - assuming 50% of the carpool estimate reflects vehicle passengers. The remaining employees use another form of transportation such as transit, bicycles, or walking. Therefore, employee parking needs should be reduced by 16.65% to reflect mode choice. Using the ULI retail employee parking ratio and reducing it by 16.65% results in an estimated employee need of 14 parking spaces. This equates to a retail employee need of approximately .7 spaces per 1,000 square feet of retail space. I Recommended parking ratios for residential units (1.5 spaces per unit for rental units and 1.7 spaces per unit for owned units) as noted in Shared Parking - Second Edition by the Urban Land Institute. Ideas for parking. SOLUTIONS FOR {DEOPLE:' Villas at Old Town Parking Demand Assessment (FINAL) C:a�rI July 16, 2014 Y zalkt"r ■ Retail Customers: ULI recommends 3.2 parking spaces per 1,000 s.f. for retail customers. As 3.2% of La Quinta residents do not have a vehicle, only 96.8% of the total demand should be included. In addition, some retail customers will walk to the development from neighboring properties (e.g., Old Town) and/or nearby public parking lots (e.g., lots immediately to the west of the development or across Desert Club Drive) - resulting in an estimated reduction of an additional 10%. Using the ULI retail customer parking ratio and reducing it 13.2% results in an estimated customer parking need of 56 spaces. This equates to a need of approximately 2.8 spaces per 1,000 square feet of retail space. However, captive market adjustments are still needed for this user group. • Captive Market: Captive market, also known as "market synergy," refers to a reduction in parking due to the proximity of land uses that allow individuals to walk between destinations in a single trip. For instance, residents that are already present on -site will patronize the development's retail stores. Given the size of the development, the impact of captive market may be small. An estimated parking demand reduction of 5% is recommended for retail customers. This small reduction would reduce the retail customer need to 54 spaces, or approximately 2.7 spaces per 1,000 sauare feet of retail space. The following table summarizes the parking demand estimates for the proposed development. At this time, there is no additional reduction for shared parking included in the estimate. It is assumed that the parking allocated for residents will not be shared with other user groups. Initial Captive Estimated Estimated Estimated Number of User Group Demand Drive Ratio Market parking Ratio Units/S.F. parking Ratio (ULI) Adjust. Demand Residents NA' NA' 0% 1.619/unit 84 units 136 Residential Guests 2 0 Retail Employees 0.80 83.35% 0% .7/1,000 s.f. 20,000 s.f. 14 Retail Customers 3.20 86.80% 5% 2.7/1,000 s.f. 20,000 s.f. 54 TOTAL ESTIMATED DEMAND 204 Notes: 1: Resident parking demand based on vehicle ownership data from U.S. Census (2008-2012 American Community Survey for the City of La Quinta). Estimated at 3 units with no vehicle, 26 units with 1 vehicle, and 55 units with 2 vehicles. 2: Residential Guest parking spaces are not required if on -street parking is available. All estimated demands are rounded up to the next full space. Ideas for parking. SOLUTIONS FOR {DEOPLE:' Villas at Old Town Parking Demand Assessment (FINAL) C:crI July 16, 2014 Y zalkt"r The estimated parking need for the proposed development is 204 spaces. As the development is anticipated to provide 183 off-street parking spaces, it will be short approximately 21 spaces of meeting all estimated demands on -site. While the proposed on -site parking supply may be less than estimated peak parking demands, the estimated deficit will be accommodated in available public parking adjacent to the site (on -street and off-street). We understand that these spaces cannot be used to meet current off- street parking requirements. However, the potential availability of public parking surrounding the site, and the likelihood that the parking will be used by a portion of development visitors, can support a lower requirement for on -site parking and reduce the amount of land dedicated to parking. Potential immediately -adjacent off -site parking options include the following: • The development will include the creation of 15 on -street parking spaces on Main Street. It is highly likely that these spaces will be used by development guests and customers. • There are other off -site parking options available in the areas surrounding the proposed development that will likely be used by development guests/visitors: o The redesign of the public parking lot on the eastern edge of the development will provide an additional 15 publicly -available parking spaces. These new spaces may be used by some development guests/customers. Approximately 30 on -street spaces are currently available on Avenida La Fonda (based on the curb lengths available). These spaces will also be used by the guests/customers of the development. Based on the most recent observations of parking occupancies in this area (2006 Village District Parking Study and a November 2012 Google Earth satellite image), it appears that at least 20 of the 30 spaces may be available to support additional parking demands. There are two parking lots immediately west of the proposed development that contain approximately 40 spaces. These spaces are currently designated for the use of Old Town employees and guests, and they appear to be well -utilized during some periods of the day. However, it is highly likely that at least a small portion of these spaces will be used by guests and customers of the proposed development (depending on the time of arrival and the availability of parking). I is assumed that up to five spaces could be available to development guests/customers. The Old Town development (located west of the proposed development site) has the ability to expand and add building square footage -which would increase parking demands in the area. However, the owner of that development (also Marvin Investments) is not anticipating the expansion of Old Town and will instead convert the building site on the southeast corner of Calle Tampico and Avenida Bermudas into a permanent parking lot. It is currently assumed that the parking lot will contain 42 parking spaces. This will help address current Old Town parking demands, reduce potential future parking demands, and help make the 40 parking spaces in the lots immediately west of the proposed development more available. In addition, there are other potential issues that will help make reduced parking requirements more feasible. Ideas for parking. SOLUTIONS FOR {DEOPLE:' Villas at Old Town Parking Demand Assessment (FINAL) C:a�rI July 16, 2014 Y zalkt"r The proposed development is anticipated to include golf carts that can be used by residents to travel around the area. These shared carts may help encourage residents to reduce the number of vehicles they own (or bring to the site if they are seasonal residents) in much the same way that car shares reduce parking needs. Car sharing studies have found that parking needs can be reduced approximately 9 to 13 spaces per shared vehicle when car shares are provided. Currently, no studies are available to quantify golf cart sharing reductions. Therefore, a conservative parking reduction estimate of 4 spaces is included in this analysis. • The proposed development will include a number of pedestrian amenities that will encourage walking in and around the area (e.g., raised crosswalks to help calm traffic and make pedestrian routes clear). This will help encourage residents and visitors to walk instead of bringing a vehicle to the development. Summary of Findings Based on our review of the proposed development and related information, Carl Walker estimates that the proposed on -site parking supply will be sufficient to meet anticipated demands - assuming the available on -street and off-street public parking supply immediately adjacent to the development site can be used for overflow parking when needed (estimated at 15 spaces in the reconfigured public lot and 20 spaces on Avenida La Fonda - 35 total spaces). The total estimated parking demand is 200 spaces (204 spaces minus 4 spaces for the shared golf carts). The development is anticipated to provide 183 off-street spaces. Therefore, the potential deficit of 17 spaces is well within the available public parking supply adjacent to the site (not including other potential parking areas west of the development). It is anticipated that development parking demands will be met as follows: • Residential Demands (136 spaces): 1 10 spaces in the underground garage and 26 spaces in private parking garages. Retail Employees (14 spaces): 14 spaces in the underground garage. Residential Guests and Retail Customers (67 spaces): A combination of the following: 33 on -site surface parking spaces, 15 new surface parking spaces in the public parking lot east of the development, 15 on -street spaces on Main Street, 20 on -street spaces on Avenida La Fonda, and the two surface lots west of the development (approximately five spaces). Up to 88 spaces will likely be available to support guest/customer parking demands. During Phase 1, the development will have 82 on -site spaces and an estimated demand of approximately 113 spaces. However, the Phase 2 site will be used for temporary parking until Phase 2 begins. Therefore, sufficient on -site parking should be available for Phase 1 (with overflow parking available nearby, if and when needed). Any future changes in the land uses associated with the proposed development could positively or negatively impact the parking demand estimates contained in this report. Ideas for parking. SOLUTIONS FOR {DEOPLE:' Villas at Old Town Parking Demand Assessment (FINAL) C:.-a ri ■ July 16, 2014 VV�■k4ar Thank you very much for providing Carl Walker with this opportunity to be of service. Please let me know if you have any questions or concerns. Sincerely, 11-4. C-:-- Matthew Q. Inman Vice President, Studies and Operations Consulting Ideas for parking. SOLUTIONS FOR (DEOPLE. ATTACHMENT 6 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY. SEPTEMBER 2. 2015 CALL TO ORDER A regular meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:05 a.m. by Community Development Director Johnson. PRESENT: Board Members Richard Gray and Kevin McCune ABSENT: Board Member Ray Rooker STAFF PRESENT: Community Development Director Johnson, Planning Manager Gabriel Perez, Principal Planner Jay Wuu, Executive Assistant Monika Radeva, and Office Assistant Marilyn Monreal Community Development Director Johnson led the Board into the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Board Members Gray/McCune to approve the Architectural and Landscaping Review Board Minutes of March 18, 2015, as submitted. AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. Motion passed. BUSINESS SESSION 1. Appointment of one Board Member to serve on the Development Code Tune Up Ad -hoc Committee. Planning Manager Perez presented the information contained in the staff report, a copy of which is on file in the Community Development Department. General discussion followed regarding staffs efforts to identify ways to streamline its processes and procedures and to modernize and improve the permitting and development review process. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 1 SEPTEMBER 2, 2015 Motion - A motion was made and seconded by Commissioners Gray/McCune to appoint Board Member McCune to serve on the Development Code Tune Up Ad -hoc Committee. AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. Motion passed. 2. Village Use Permit 2015-0001 submitted by Marvin Investments, Inc. proposing the development of Phase One of a mixed -use project including 40 condominium units and 13,000 square feet of commercial space on approximately 1.68 acres. Project: Villas at Old Town - Phase One. Location: southeast corner of Calle Tampico and Desert Club Drive. Principal Planner Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Wells Marvin, Applicant, La Quinta, CA - introduced himself, gave a brief description of the project, and answered the Board's questions with regards to the proposed shade structures, pedestrian connectivity with the adjacent Old Town commercial center and the Civic Center campus, public restroom facilities, age restrictions, proposed landscaping, planters density, condo patios, color palette, architectural design, etc. Motion - A motion was made and seconded by Board Members Gray/McCune recommending approval of Village Use Permit 2015-0001 for the Villas at Old Town - Phase One project as submitted with staffs recommendations and the addition of the following condition of approval: "87. A public restroom shall be provided within the commercial area of Building A or Building B. Confirmation of the location of the restroom shall be provided prior to issuance of a building permit." AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. Motion passed. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS 1. Community Development Director Johnson introduced Planning Manager Gabriel Perez to the Board. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 2 SEPTEMBER 2, 2015 ADJOURNMENT There being no further business, a motion was made and seconded by Board Members Gray/McCune to adjourn this meeting at 10:58 a.m. AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. Motion passed. Respectfully submitted, VI-111�/-,", MONIKA RADEVA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 3 SEPTEMBER 2, 2015 MEMORANDUM - PUBLIC HEARING ITEM NO. 1 ENVIRONMENTAL ASSESSMENT 2015-0001 SPECIFIC PLAN 2015-0001 (SP 2002-058, AMENDMENT 1) VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 CEQA Determination. Do we have any written/oral comments from any stakeholders? As of this writing, no comments from any stakeholders have been received. Carl Walker Parking Analysis • Are there any enforced "time of parking" regulations on the "public streets" assumed to be available in this analysis? No enforced parking restrictions were a part of the study. • What would be the proximity of mandated ADA spaces to the furthest new residential unit? The Building Division will be reviewing this requirement as part of their review, and the parking will meet all ADA requirements. • At Pg 5 the redesign of the "public" parking lot is discussed. Is this funded by the Applicant? The information in the study is outdated. Since its submittal, the City has already funded and redesigned the parking lot and has begun construction. The lot now includes 50 public parking spaces. • At Pg 5, are the parking lots listed here as designated for Old Town use within the control of the Applicant? Yes, the applicant owns the two parking lots immediately west of the Villas site. • Is the possible conversion of the building to parking lot (Pg 5) within this regulatory approval? The land use conversion of building to parking lot takes place in Part A of the proposed Specific Plan Amendment. The parking lot is already under construction. • Do our regulatory approvals encompass any control of Phase 2 for public parking until construction/development would begin? Isn't use for the art festival, for instance, a matter between the Owner (Applicant) and the Licensee? This matter has been negotiated as part of the Purchase and Sale Agreement, and is not a part of the entitlement approvals. It is unclear how much of the Phase 2 area will be available for Arts Festival parking because of construction staging (applicant can clarify). Staff Report and Recommendations • Pg 2. Does the referenced Purchase and Sale Agreement (not a part of our package) guarantee the Applicant (Buyer) any particular preferred development standards rights? The PSA guarantees a general concept of first floor retail space located in multiple buildings, multi -family residential units located above the first floor retail space, surface -level parking lots, and an independent building Page 1 of 3 MEMORANDUM - PUBLIC HEARING ITEM NO. 1 ENVIRONMENTAL ASSESSMENT 2015-0001 SPECIFIC PLAN 2015-0001 (SP 2002-058, AMENDMENT 1) VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 containing multi -family residential units with underground parking. This may be a questions for legal counsel. • "Valet parking area." Is this a temporary use, displacing some assumed spaces while in operation? Strictly voluntary, correct? Design of the valet area has not been defined, but it is anticipated that no parking spaces will be lost and that use of valet services will be voluntary. • Pg. 3 "Parking facilities will be reviewed and approved at a later date." Would that be a commission proceeding? Yes, the proposal will likely require a Village Use Permit/Site Development Permit requiring Commission review at a public hearing. • "...the ability to add roof decks. Does this mean that there could be as much as 6,000 sq ft of active roof deck space with bars over future residential? Any limits on hours of operation under this proceeding? No limits on hours of operation at this point; would be discussed as entitlement applications for conversion comes in. Temporary Use Permits. So there would be an exemption for any eligible permits including concerts for up to 1,000 people? Are there standards that would still govern an operator for seating, emergency access ways, noise control, hours of operation, or...? Applicant will still need to obtain approvals from outside agencies (Fire/Police) and will need to meet Municipal Code standards for noise, hours of operation, etc. Pg. 4 "Phase 2 will be reviewed at a later date." So we are not imposing any regulatory control on the Phase 2 property in this proceeding? Correct; although the Specific Plan includes certain development standards Residential Amenities. No form of common area space although ground floor units have private backyards? The majority of the common area amenities will be a part of Phase 2 (pool/large patio area). Specific Plan • Pg. 6 Not sure if roofs could be delineated or private garages, built over existing parking places would be built on site for these condominiums/ Not sure where "on site" is in this particular context. Staff concluded the same. Applicant will have to show adequate parking as part of future entitlement application. • Roof deck opportunity is for 3,000 or 6,000 sq foot for other buildings? 3,000 square feet for each of two specific buildings, so 6,000 square feet total. Other buildings cannot incorporate roof decks as part of this approval. • No new buildings are proposed as part this of the Specific Plan Amendment." Is that stated correctly? Page 2 of 3 MEMORANDUM - PUBLIC HEARING ITEM NO. 1 ENVIRONMENTAL ASSESSMENT 2015-0001 SPECIFIC PLAN 2015-0001 (SP 2002-058, AMENDMENT 1) VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Could be more specific and say no new buildings as part of Part A of the Specific Plan Amendment (existing Old Town). • Pg.12. "One reserved parking space per unit" So no designated guest paces at all. No guest spaces are being proposed. • Pg 13 temporary use Permit. See earlier comments. Any thoughts from Police - fire? Police and Fire will still review all events; this request just takes the City out from facilitating and coordinating multi -agency review. • Pg. 16 "...or private garages to be built." Is this decision solely at the discretion of the Applicant as this standard is now drafted? The applicant will choose how to provide the parking for the units, but will need to meet any applicable parking codes at the time of submittal. • Pg 28. "It will not contain any full service sit down restaurants or bars that would be open late at night, to reduced annoyance and conflict with residents." Is that Applicant's representation or a legislative mandate? Also, what is "late at night" as a matter of law? This was applicant's request and text (late at night is not codified). • Landscape Guidelines. I always find Commissioner's Fitzpatrick's guidance of value in these matters. • Pg. 35. "the underground parking will be built in two phases." Actually, is there a legislated mandate that it be built at all? It is not a City development standard requiring underground parking. In order to provide the required parking and to meet the standards set in the Purchase and Sale Agreement, a parking structure will be built. • Pg 47. "All uses not specifically listed in this Specific Plan are prohibited." Are we sure about that language? The Specific Plan does not contain a schedule of specific permitted uses (I don't think" ) except Residential and/or Commercial. The applicant drafted the language. Permitted land uses are discussed in Section 3.3 (applicant -requested prohibition on restaurants). • Other. I don't see any mandate here for Community Development and/or City Attorney's office review of future CC&Rs which could be tricky given the distinct possibilities of commercial/residential uses within same structure(s) including alcoholic beverages, et al. CUR review is a condition that will be added to the condominium map. The applicant indicates that the map will be submitted at a later date. Page 3 of 3