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PC Resolution 2015-009
PLANNING COMMISSION RESOLUTION 2015 - 009 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: 770124010, 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 - 009 Specific Plan 2015-0001 (SP 2002-058, Amendment 1); Village Use Permit 2015-0001 Old Town La QuintaNillos 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 - 009 Specific Plan 2015-0001 (SP 2002-058, Amendment 1); Village Use Permit 2015-0001 Old Town La QuintaNillos at Old Town (Marvin Investments, Inc.) Adopted: October 13, 2015 Page 3 of 5 Villaae 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 - 009 Specific Plan 2015-0001 (SP 2002-058, Amendment 1); Village Use Permit 2015-0001 Old Town La QuintaNillos 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 - 009 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 (SP 2002-058, Amendment 1) attached hereto as Exhibit A, 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 as Exhibit B. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 13th day of October, 2015, by the following vote: AYES: Commissioners Bettencourt, Blum, Fitzpatrick, Wright, and Chairperson Wilkinson NOES: None ABSENT: None ABSTAIN: None ROBERIWILKINSON, Chairperson City of La Quinta, California ATTEST: GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2015-009 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.) EXHIBIT A October 13, 2015 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— SP 2002-058 Amendment 1) Page 2 Part A: Old Town La Quinta Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 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 — SP 2002-058 Amendment 1) Page 4 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— SP 2002-058 Amendment 1) Page 5 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— SP 2002-058 Amendment 1) Page 6 Exhibit 1: Aerial photograph depicting the site and existing development AZ r 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— SP 2002-058 Amendment 1) Page 7 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— SP 2002-058 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 — SP 2002-058 Amendment 1) Page 9 Exhibit 2: Existing land use Exhibit 3: Existing zoning The Villane inset `sorb k re„ue — ems. ,.. ar rrtr W LfC YC RY N IRL 1 11G MC. Cai[eIantpi- � �.• o ----------------- s (M� �- OL 10.00 RM 11 "c` 1r1 1711110 "G.-M.G.-rnp;4 Legend City Limit Sphere of Influence and Planning Areas Riverside County Parcel Boundaries General Plan Designations Low Density Residential Mediumffgh Density Residential General Commercial Tourist Commercial 'Village commercial IndustrialJLight Manufacturing Major community Facilities Open Space - Natural Open Space - Recreation —] Street Rights of Way Legend RESIDENTIAL NONRESIDENTIAL DISTRICTS Medium Density Residential LLJ Regional Commercial Low Density Residential ® Commercial Park - Medium High Density Residential - Office Commercial - High Density Residential Neighborhood Commercial Very Law 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 Agriculture/Equestrian - 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 — SP 2002-058 Amendment 1) Page 10 Exhibit 4: Old Town La Quinta Overall Site Plan M MWIM t I IN h , f III W ir Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001 — SP 2002-058 Amendment 1) Page 11 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— SP 2002-058 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 — SP 2002-058 Amendment 1) Page 13 Exhibit 5: Plaza Plans LIGHTING / WIRE STUDY OLD TOWN PLAZA - PRELIMINARY LANDSCAPE PLAN \ G O Q 0 o p s On ° o a a (SITE FURNISHING STUDY qy, LD TOWN PL0.ZA O PR ELI NINARY LANDSCAPE PLAN tia9 ce a HARDSCAPE CONCEPT OLD TOWN PLAZA PREL ININARY LANDSCAPE PLAN I Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 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 — SP 2002-058 Amendment 1) Page 15 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— SP 2002-058 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 — SP 2002-058 Amendment 1) Page 17 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 — SP 2002-058 Amendment 1) Page 18 Part B: Villas at Old Town A—e'�; ki ow p a Specific' PIanndrr GACCE•TA ASFYGO-.,.. �,•.-'-T"°T -. VillaS�a ..�Ef-. F � E�Rft�"t�; ' f ti .-r s I lop -11 pp M p IAL CA EE., AIIO 'I T- A N = —d 6 Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 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- SP 2002-058 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 — SP 2002-058 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 — SP 2002-058 Amendment 1) Page 22 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— SP 2002-058 Amendment 1) Page 23 Exhibit 1: Aerial photograph T., 1w _ E •'- - ±ws� u +4 y. 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— SP 2002-058 Amendment 1) Page 24 Exhibit 2: Existing land use i ne viiia a inset 50th Avenue 0 p -- c r lip � Y Legend City Limit Sphere of Influence and Planning Areas Riverside County Parcel Boundaries General Plan Designations Low Density Residential Mediumil-ligh Density Residential General Commercial - Tourist Commercial _ Village Commercial IndustriafiLight Manufacturing jN Major Community Facilities Open Space - Natural Open Space - Recreation Street Rights of Way Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 Amendment 1) Page 25 Exhibit 3: Existing zoni LEGEND} RE51LW.Ndl44 ��. VrY Lva DoerrM �uuien Ft• � lno I�`ny fe.Mniir 4,419 �1'lflR!!EI - N�11n1lpifFereRp FSoti..l�.wN - +4p, G�na(y RwFymr+W VLF" : I N RE5 t"TIRL (SISY CI S rtr *" rMnMMnel I� GonwrMYcumnmrnr al wkffaM Gann �^ IM � -j s«nw rw�imwwN o mr�un>m �iciComnwc•a+ uc kIkN Conn "FPC*M WECOL PURPM DISTRICTS - P.A..m ff ..v lnn - {'ten f_4AY - Own WM -.-.. 6esrrl]a... dy ftha Vligainsllwl p,rdaa+lr EaprCML svmw Ls 4.gstw7nl� Shw++�Y •,�•� Cb�Una � p�M1r�.7y.4rw Y A9 � 72-o33 mMonfa Rn dG Sr de dfJf Fr3fon ,fle��lt>Fr, C'ei Wf P - -_-- 1rf: .fFdfijlf�'kf rri4uf: civla4.rr.nrN `4rPrFVPa vrcf�p .F'uAur vs Farr: rfd4�J 3RI�+hN •,•b: �rmn:r,r.ne! SCALE KA LOCArION'. DA.7F-� MM. 2D13� CITY Ot --A QUINTA, RIV'ER.$IDE COUNTY.. STATE OF CALIFORNIA A.P.N- 7706-123-011 & 770-124-014 EXHIBIT 3 - EXISTING ZONING THE VILLAS AT OLD TOWN LOTS um. 69-71 R 76-77-M3 aTvFsl.NIQ NWA SWIA SEC. 8. T'j6F ,FLJE. S.M. FOR MARVIN INVESTMENTS- INC. JOB NM 14102 Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 Amendment 1) Page 26 Exhibit 4: Overall Site Plan of Old Town La Quinta and Villas at La Quinta W z O U z J W I i W ad �4 Z C z 3 0 J D -- _ SYaIYF—ma a YFIINa —n Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 Amendment 1) Page 27 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 — SP 2002-058 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 — SP 2002-058 Amendment 1) Page 29 Exhibit 6: Street Cross Sections VW 10, o 20 JY' 18` J'P2 meow sacMwex wsrM.c ssoe>tuur U ears are tr pnmr o� we cuea a cvnm AC. PASTIEdlf AC PAlEWif � � � � d � m _ W IC i CALLS TAMPICO (EXISTING) N,T.S r ra• ra• r o�vc our x ovnw A � k rAC PormCJV1 J EF ¢ `Y ilF'.. AVENIDA LA FONDA (EXISTING) N.T.S J $ q� 3 iS y' a z° $ CV ry s Z e ffi �z 80 ' VW it W v � t m W W ~ a lik 1Tf— �lmf __ r— ..— AWM A. MAIN STREET(EXISTING) SCALE: 1•-5• 3 sa' ffi• ao': aa's ray ro-^t vuadm awaaa TAuer. rxrm anu. Aavg wc. reo�r Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 Amendment 1) Page 30 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 Grading 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— SP 2002-058 Amendment 1) Page 31 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— SP 2002-058 Amendment 1) Page 32 Exhibit 7: Sewer Service Plan _ --- || _________ | ~ Old Town LaQuintaSpecific Plan Amendment 1(SP2015-0001—BP2OO2-B8Amendment 1) Page33 Exhibit 8: Water Service Plan ---MUS7ING SEWER 7'7-933 Las hfwltwoaT Raad, Stele f0I OM OF LAQW@!TA mvER6117EOOuNTY, STATEoF OALVOI m '51HEET NO VPatin t) wl. CA 92211 A.P.N. 770.125911 & 770-124-010 T&(760)112,x F •(760-?6&420f EXHIBIT B - SEWER SERVICE PLAN C� chelm vsneyEngitwn —E —@� -6 """' "" THE VILLAS AT OLD TOWN of t Iw1 LOCATION; Lm88R-06.1b71 R74R.K9..Y�l6 MUR Nw1�a 6MN6EG RY.B&. RTE.96.M. rUR' mm WA 2015 1 MARVIN NP ESIMEM&, F/G. '�wP' 1i102 Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001 — SP 2002-058 Amendment 1) Page 34 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— SP 2002-058 Amendment 1) Page 35 Exhibit 9: Phasina Plan t I r �g 1 `-I 1 II to I j •� I SHEET No. 77-933[arMi ufarim Rural Suite 101 Cm' u4+r�nrti t&lo€ C4uralr,SrRM OF CRuFprtr+u Palm Desert, CA 92211 A P.N- T70-123-011 & 770-124-010 CVE, rpr; r 60)360-.rz00 Fay pa0y3awa0r EXHIBIT 8 - PHASING PLAN Caochella Yalfey Engineers THE VILLAS AT OLD TOWN of 1 $HTW scV,e 1"•8Q' L(]GATB©H: w wm W7,&"/ , .8.5RR Hin—W*e-ares.. ram. s6x oa�ra 1ZAT� MJdi, iN6 iaR MARVIN IRVESIMENTS. INC, FN0' 1 Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001 — SP 2002-058 Amendment 1) Page 36 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 — SP 2002-058 Amendment 1) Page 37 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— SP 2002-058 Amendment 1) Page 38 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. W i n rinInic 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 — SP 2002-058 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 — SP 2002-058 Amendment 1) Page 40 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 — SP 2002-058 Amendment 1) Page 41 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 wheeled 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" T-T 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— SP 2002-058 Amendment 1) Page 42 Exhibit 10: Landscape Concepts 5� ® B E, Q l K E ._ � IL w E 33E.�,. �� .� n • — R,I � CL 9 un.—.aam- •� u'�' _ 1 .mil icexc5e�+z. 1 i RECREATIDN AREA uj L u - - l� ay A. m m Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 Amendment 1) Page 43 Exhibit 12: Architectural vocabulary and sections ..1e , M-flun BUILDING A IVIARVIN INVESTMENTS, INC. THE VILLAS AT O L E) TOWN 44rN rN CM1t .9FNrs CONCE F' Sri SuuNCm deuaem �,ISh key notes 01 sArow p&M lOnl'AT lha) .03 sp®ueh 11hW .us wr.vt w➢InA an rnnwa:camN�uwarklnwns OS NO1- 1 M muCal=1 07 melaC wnssreen an IvV canopy W mCaplapx xvP, post and ben, 1u 1I �vooamcllnrel Asra�+hors sluxo am.onl rnlh rp 11 17 em1-1,121prepl�lc 17 emrxl ;luefa w(arcrnl <oW 1d palnhAAl aftf color .15 .N fi�fll Nall moNMetl II0hl m NAN9 ELIAN p E56 CIA E8 Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 Amendment 1) Page 44 Exhibit 13: Typical Architectural Elevations .q IL -- z w rex: W A key notes cc aY �mwal�+m+�rcm Q rT... @ wmm kmd T El AA. (@ TRU71l WS Wleq. Ub mdesxMe � d9 W c.rtyY '�^ c f9 YP 1t Iu1a�wN.NflNlem tl fKdy" :Y MCOI� ds X LU ,] iramena �k ,3 mki VM4AYu' R'xart wW Ssskm Metelgn 13 w�ll nswaa 1pN frt>R BUILDING B MAFMN INVESTMENTS, INC THE VILLAS AT OLD TOWN CD;x TA. CAL—RNIA COMCErT STUDY DNilE�l�fyi e .. II;aI II ■■ ■�� II %� IA ■ I!I II ■■ ■■ it ... eW Ii. BUILDING B MARVIN INVESTMENTS, INC THE VILLAS AT OLD TOWN EIT STUDY UUSM 4 Z J LLI LLI e Q H :uuCeln elpm U ys W H 2 U cc PI PI aaww•+1ro*+ww me yrynV�bk roU 'Q M 6S �maarrd�n or rrcsd u+ecse, m W rr.1lbwmeti W3lar, br 10 r.M <tL re: YTw,..a X IP em✓,�*�W yypTr, LLI 1S VSo5tl VM5w •�xuN wkr tf PUN.wua x�zu�rtsMr 1S wP PmnlVa lglV pHUV Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 Amendment 1) Page 45 Exhibit 14: Architectural Concept NlAI YIN INVESTMENTS, INC ,A QUINTA, CALIFORNIA MAIN STREET VIEW 1 THE VILLAS AT OLD TOWN CO.CEFT %TUUI M IEL,hN AS34Cli::e MARYININv S,IN MAIN SA$ AT a DTOWN VIEW �— 1,4r1,1z u Owr'rn, �µupnxin CONCEPT STuIYY DAN— Old Town La Quinta Specific Plan Amendment 1 (SP2015-0001— SP 2002-058 Amendment 1) Page 46 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 Chanaes 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— SP 2002-058 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: 7 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 — SP 2002-058 Amendment 1) Page 48 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— SP 2002-058 Amendment 1) Page 49 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— SP 2002-058 Amendment 1) Page 50 PLANNING COMMISSION RESOLUTION 2015-009 CONDITIONS OF APPROVAL - ADOPTED EXHIBIT B VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 1 of 19 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 10of19 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 14of19 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 16of19 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2015-0001 VILLAS AT OLD TOWN (MARVIN INVESTMENTS, INC.) OCTOBER 13, 2015 Page 18of19 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 2015-009 CONDITIONS OF APPROVAL - ADOPTED 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.