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2021 09 14 PCPLANNING COMMISSION AGENDA Page 1 of 4 SEPTEMBER 14, 2021 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBER 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, SEPTEMBER 14, 2021, AT 5:00 P.M. **************************** SPECIAL NOTICE Teleconferencing and Telephonic Accessibility In Effect Pursuant to Executive Orders N-25-20, N-29-20, N-33-20, N-35-20, N-60-20, and N-08-21 executed by the Governor of California, in response to the state of emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.), members of the Planning Commission, the City Attorney, City Staff, and City Consultants may participate in this meeting by teleconference. Members of the public may listen to this meeting by tuning-in live via http://laquinta.12milesout.com/video/live. Members of the public wanting to address the Planning Commission, either for public comment on matters not on the agenda or for a specific agenda item, or both, are requested to follow the instructions listed below: Written public comments – can be provided in-person during the meeting or emailed to the Planning Commission Secretary, Tania Flores, at TFlores@LaQuintaCA.Gov, no later than 3:00 p.m. the day of the meeting, and will be distributed to the Planning Commission and incorporated into the agenda packet and public record of the meeting, and will not be read during the meeting unless, upon the request of the Chairperson, a brief summary of any public comment is asked to be read, to the extent that the Planning Commission Secretary can accommodate such request. If emailed, the mail subject line must clearly state “Written Comments” and the email should list the following: 1) Full Name 4) Public Comment or Agenda Item Number 2) City of Residence 5) Subject 3) Phone Number 6) Written Comments Planning Commission agendas and staff reports are now available on the City’s web page: www.LaQuintaCA.Gov PLANNING COMMISSION AGENDA Page 2 of 4 SEPTEMBER 14, 2021 ***** TELECONFERENCE PROCEDURES ***** Verbal Public Comment via Teleconference – members of the public may join the meeting virtually via Zoom and use the “raise your hand” feature when public comments are prompted by the Chairperson; Planning Staff will facilitate the ability for a member of the public to be audible to the Planning Commission and general public and allow him/her to speak on the item(s) requested. Please note – members of the public must unmute themselves when prompted upon being recognized by the Chairperson, in order to become audible to the Planning Commission and the public. Only one person may speak at a time by teleconference and only after being recognized by the Chairperson. ZOOM LINK: https://us06web.zoom.us/j/88146423364 Meeting ID: 881 4642 3364 Or join by phone: (720) 707 - 2699 **************************** CALL TO ORDER ROLL CALL: Commissioners Caldwell, Currie, Hassett, McCune, Proctor, Tyerman and Chairperson Nieto PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the Planning Commission on any matter not listed on the agenda by providing written public comments either in-person or via email as indicated above; or provide verbal public comments either in-person or via teleconference by joining the meeting virtually at https://us06web.zoom.us/j/88146423364 and use the “raise your hand” feature when prompted by the Chairperson. Members of the public attending the meeting in- person are requested to complete a “Request to Speak” form. Please limit your comments to three (3) minutes (or approximately 350 words). The Planning Commission values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by Government Code § 54954.2(b). CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS - NONE CONSENT CALENDAR NOTE: Consent Calendar items are routine in nature and can be approved by one motion. PAGE 1. APPROVE MEETING MINUTES OF JULY 13, 2021 5 PLANNING COMMISSION AGENDA Page 3 of 4 SEPTEMBER 14, 2021 2. ADOPT A RESOLUTION FINDING THAT THE PROPOSED STREET VACATION OF A 1,267-SQUARE-FOOT PORTION OF AVENIDA MADERO AND CALLE TECATE RIGHT-OF-WAY IS CONSISTENT WITH THE LA QUINTA GENERAL PLAN; CEQA: EXEMPT PURSUANT TO CEQA GUIDELINES SECTION 15301 (c), EXISTING FACILITIES 11 BUSINESS SESSION - NONE STUDY SESSION - NONE PUBLIC HEARINGS For all Public Hearings on the agenda, a completed “Request to Speak” form must be filed with the Planning Commission Secretary prior to consideration of that item. Members of the public may submit written comments to the Planning Commission before a public hearing or speak in-person or via teleconference accessibility in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. PAGE 1. ADOPT RESOLUTION TO APPROVE SITE DEVELOPMENT PERMIT 2018- 0015 TO ALLOW CONSTRUCTION OF MIXED USE BUILDING ON 0.38 ACRE SITE; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THE PROJECT IS EXEMPT BASED ON CEQA GUIDELINES SECTION 15332, INFILL DEVELOPMENT. LOCATION: NORTHWEST CORNER OF CALLE CADIZ AND DESERT CLUB DRIVE 21 2. ADOPT RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2021-0003 (TTM 38165) FOR CONDOMINIUM PURPOSES FOR DUNE PALMS PROJECT. CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THE PROJECT IS EXEMPT UNDER CEQA GUIDELINES SECTION 15301, EXISTING FACILITIES. LOCATION: 47120 DUNE PALMS ROAD 69 3. ADOPT A RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2020-0006 (TTM 37929) FOR 10 RESIDENTIAL LOTS ON 18.37 ACRES WITHIN THE SILVERROCK RESORT SPECIFIC PLAN AREA. CEQA: FINDINGS OF ENVIRONMENTAL ASSESSMENT 2014-1003 APPLY AND NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED. LOCATION: WITHIN THE CENTRAL PORTION OF THE SILVERROCK RESORT, BOUNDED BY SILVERROCK WAY 82 REPORTS AND INFORMATIONAL ITEMS - NONE COMMISSIONERS’ ITEMS - NONE STAFF ITEMS - NONE PLANNING COMMISSION AGENDA Page 4 of 4 SEPTEMBER 14, 2021 ADJOURNMENT **************************** The next regular meeting of the Planning Commission will be held on September 28, 2021, commencing at 5:00 p.m. with the Call to Order, at the City Hall Council Chamber, 78495 Calle Tampico, La Quinta, California. DECLARATION OF POSTING I, Tania Flores, Commission Secretary, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting of September 14, 2021, was posted on the City’s website, near the entrance to the Council Chamber at 78-495 Calle Tampico, and the bulletin boards at the Stater Brothers Supermarket at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on September 10, 2021. DATED: September 9, 2021 TANIA FLORES, Commission Secretary City of La Quinta, California Public Notices  The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the Planning Division of the Design and Development Department at (760)777-7023, twenty-four (24) hours in advance of the meeting and accommodations will be made.  If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the Planning Division of the Design and Development Department at (760) 777-7023. A one (1) week notice is required.  If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that ten (10) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this takes place prior to the beginning of the meeting.  Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Design and Development Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. DRAFTPLANNING COMMISSION MINUTES Page 1 of 6 July 13, 2021 PLANNING COMMISSION MINUTES TUESDAY, JULY 13, 2021 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 5:05 p.m. by Chairperson Proctor. Pursuant to Executive Orders N-25-20, N-29-20, N-33-20, N-35-20, N-60-20, and N-08-21 executed by the Governor of California, in response to the state of emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.), members of the Planning Commission, the City Attorney, City Staff, and City Consultants may participate in this meeting by teleconference. PRESENT: Commissioners Caldwell, Currie, Hassett, McCune, Nieto, Tyerman, and Chairperson Proctor ABSENT: None STAFF PRESENT: Design & Development Director Danny Castro, Planning Manager Cheri L. Flores, Senior Planner Carlos Flores, and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Commissioner Tyerman led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None. CONFIRMATION OF AGENDA – Confirmed. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATION 1. INTRODUCTION OF NEWLY APPOINTED COMMISSIONERS AND RECOGNITION OF OUTGOING COMMISSIONERS CONSENT CALENDAR ITEM NO. 1 5 DRAFTPLANNING COMMISSION MINUTES Page 2 of 6 July 13, 2021 Chairperson Proctor introduced and welcomed the two newly appointed Commissioners, Doug Hassett and Dale Tyerman. Special recognition and appreciation was given by the Commission and Staff to outgoing Commissioners Libolt Varner and Bettencourt. CONSENT CALENDAR Commissioners Hassett and Tyerman recused themselves from voting on Consent Calendar Item No. 1 as the meeting reflected in these minutes occurred prior to their appointment to the Commission. 1. APPROVAL OF MINUTES DATED APRIL 27, 2021 MOTION – A motion was made and seconded by Commissioner Currie/Nieto to approve the Consent Calendar as submitted. Motion passed: ayes 5, noes 0, abstain 2 (Hassett and Tyerman). BUSINESS SESSION 1. APPOINT A PLANNING COMMISSION CHAIRPERSON AND VICE CHAIRPERSON FOR FISCAL YEAR 2021/22 The Planning Commission waived presentation of the staff report, which is on file in the Design and Development Department. Chairperson Proctor opened the nominations for Chairperson. MOTION - A motion was made and seconded by Chairperson Proctor and Commissioner Caldwell to appoint Commissioner Nieto to serve as Planning Commission Chairperson for fiscal year 2021/22. Motion passed unanimously. Chairperson Proctor opened the nominations for Vice Chairperson. MOTION - A motion was made and seconded by Commissioners Proctor/Caldwell to appoint Commissioner Currie to serve as Planning Commission Vice Chairperson for fiscal year 2021/22. Motion passed unanimously. Chairperson Nieto assumed the duties of presiding officer for the remainder of the meeting and thanked the Commission for the appointment. 6 DRAFTPLANNING COMMISSION MINUTES Page 3 of 6 July 13, 2021 2. APPROVE CANCELLATION OF THE REGULAR PLANNING COMMISSION MEETINGS OF AUGUST 10 AND 24, 2021 The Planning Commission waived presentation of the staff report, which is on file in the Design and Development Department. MOTION - A motion was made and seconded by Commissioners Hassett/Proctor to approve the cancellation of the regular Planning Commission meetings of August 10 and 24, 2021. Motion passed unanimously. STUDY SESSION – None. PUBLIC HEARINGS DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT – None. 1. ADOPT A RESOLUTION RECOMMENDING APPROVAL OF SITE DEVELOPMENT PERMIT 2021-0003 (SDP 2013-924, AMENDMENT 2) TO AMEND SIGNATURE AT PGA WEST CONDOMINIUM RESIDENTIAL PLANS; CEQA: THE PROJECT IS CONSISTENT WITH PREVIOUSLY CERTIFIED SUBSEQUENT ENVIRONMENTAL IMPACT REPORT COMPLETED FOR EDEN ROCK AT PGA WEST SPECIFIC PLAN; LOCATION: WITHIN THE PGA WEST SPECIFIC PLAN AREA Senior Planner Flores presented the staff report which is on file in the Design and Development Department. Commission discussion followed regarding the Tourist Commercial zoning of the project and the effects this would have on the surrounding community including short-term vacation rental (STVR) issues; ownership of the individual units or timeshare use; concerns for lighting and safety in the paseos between some of the buildings. Staff clarified that only architectural changes to the individual buildings were under consideration at this time and the development, including zoning and parking, was previously approved; Riverside County Fire Department had already approved of plans; PGA West Fairways Homeowners Association had provided a letter of approval to proceed. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING OPEN AT 5:52 P.M. 7 DRAFTPLANNING COMMISSION MINUTES Page 4 of 6 July 13, 2021 PUBLIC SPEAKER: Todd Cunningham, Applicant with Woodbridge Pacific – introduced himself and gave a brief presentation providing additional background on the project and proposed amendment; answered previously posed questions regarding architectural design changes including the addition of individual garages; the project being governed by its own HOA and CC&Rs as a subset of the PGA West Fairways HOA; private gated entrance with its own security; previously approved single clubhouse pool; the addition of private courtyard space; pedestrian paseos to provide access from rear garage space to front entraces which include 42’ walls; all homeowners are eligible for golf memberships; project was previously zoned as tourist commercial (CT) which allows for STVR use; the existing CT zoning designation is not up for consideration at this time; models will be located at lots 22 and 23. Staff clarified that lighting, parking and road/sidewalk plans were previously approved and would not be coming back to the Commission for additional review; single unit lighting would be reviewed by staff and subject to current City code. PUBLIC SPEAKER VIA TELEPHONIC ACCESSIBILITY: George (no last name provided), resident of PGA West Signature – expressed concerns regarding units being used as STVR; questioned if this development would be governed by PGA West Fairways HOA; density and parking causing pedestrian safety issues; and noted the pedestrian gate is currently locked. PUBLIC SPEAKER VIA TELEPHONIC ACCESSIBILITY: Jennifer Jenkins, Membership Director of PGA West and Vice President of Fairways HOA – introduced herself, and said the club is happy with the proposed changes; stated this will attract younger and more active members; confirmed that the Signature at PGA West project would not be governed by the PGA West Fairways HOA or their CC&Rs; lighting will be subject to City code, however, it will be subject to approval by the Signature HOA as well. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 6:21 P.M. Commission discussion followed regarding parking and pedestrian safety, STVRs, proposed color palette, pricing and lighting. The Applicant agreed to add additional lighting to areas of concern, including paseos between buildings. 8 DRAFTPLANNING COMMISSION MINUTES Page 5 of 6 July 13, 2021 MOTION – A motion was made by Chairperson Nieto and seconded by Commissioner Proctor to adopt a resolution to recommend Council approval of new architectural plan set for condominiums for Signature at PGA West within the Eden Rock at PGA West Specific Plan Area and find the project consistent with previously certified Subsequent Environmental Impact Report. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A SITE DEVELOPMENT PERMIT AMENDMENT FOR NEW CONDOMINIUM PLANS FOR SIGNATURE AT PGA WEST AND FINDING THE PROJECT CONSISTENT WITH SUBSEQUENT ENVIRONMENTAL IMPACT REPORT CERTIFIED FOR EDEN ROCK AT PGA WEST Motion passed unanimously. 2. ADOPT A RESOLUTION APPROVING REVISION NO. 1 TO THE CITY’S VEHICLE MILES TRAVELED ANALYSIS POLICY IN COMPLIANCE WITH STATE SENATE BILL 743; CEQA: EXEMPT PURSUANT TO CEQA GUIDELINES SECTIONS 15308, 15307 AND 15061 (b)(3) Planning Manager Flores presented the staff report which is on file in the Design and Development Department. Staff answered Commission questions regarding the VMT screening process for new projects and provided examples of projects types that could screen out using this policy; clarified transit priority areas of which there are none within the City, definition of low VMT areas; parking and land use project exemptions; how metric tons of carbon emissions are calculated. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING OPEN AT 6:59 P.M. PUBLIC SPEAKER: None CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 6:59 P.M. Commissioners commended staff on the presentation and the effort made by the City to provide a more streamlined approval process for developers. MOTION – A motion was made by Chairperson Nieto and seconded by Commissioner Currie to adopt a resolution to approve Revision No. 1 to the City’s Vehicle Miles Traveled Analysis Policy and a finding that approving this policy is exempt from environmental review under the California 9 DRAFTPLANNING COMMISSION MINUTES Page 6 of 6 July 13, 2021 Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15308, Actions by Regulatory Agencies for Protection of the Environment, Section 15307, Actions by Regulatory Agencies for Protection of Natural Resources, and Section 15061(b)(3), Review for Exemptions – Common Sense Rule and approve a Vehicle Miles Traveled Analysis Policy in compliance with State Senate Bill 743. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ADOPTING REVISION NO. 1 TO THE VEHICLE MILES TRAVELED ANALYSIS POLICY INCLUDING THRESHOLDS OF SIGNIFICANCE FOR PURPOSES OF ANALYZING TRANSPORTATION IMPACTS UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT Motion passed unanimously. REPORTS AND INFORMATIONAL ITEMS – None. COMMISSIONERS’ ITEMS Chairperson Nieto requested that staff provide printed copies of the more complicated exhibits and key maps and plans for future projects presented for Commission review. STAFF ITEMS 1. UPDATE ON CITYWIDE PROJECTS (verbal) Planning Manager Flores provided a brief verbal update on various city-wide projects. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Proctor/Hassett to adjourn the meeting at 7:26 p.m. Motion passed unanimously. Respectfully submitted, TANIA FLORES, Commission Secretary City of La Quinta, California 10 City of La Quinta PLANNING COMMISSION MEETING: SEPTEMBER 14, 2021 STAFF REPORT AGENDA TITLE: ADOPT A RESOLUTION FINDING THAT THE PROPOSED STREET VACATION OF A 1,267-SQUARE-FOOT PORTION OF AVENIDA MADERO AND CALLE TECATE RIGHT-OF-WAY IS CONSISTENT WITH THE LA QUINTA GENERAL PLAN; CEQA: EXEMPT PURSUANT TO CEQA GUIDELINES SECTION 15301 (c), EXISTING FACILITIES PROJECT INFORMATION PROJECT: STREET VACATION LAD2021-0001 APPLICANT /OWNER: CHARLES WELSH REQUEST:REPORT OF FINDING UNDER CALIFORNIA GOVERNMENT CODE SECTION 65402, THAT THE PROPOSED STREET VACATION OF 1,267 SQUARE- FOOT PORTON OF AVENIDA MADERO AND CALLE TECATE IS CONSISTENT WITH THE GENERAL PLAN LOCATION:PORTION OF AVENIDA MADERO AND CALLE TECATE RECOMMENDATION Adopt a resolution finding that the proposed street vacation of a 1,267-square- foot portion of Avenida Madero and Calle Tecate right-of-way is consistent with the La Quinta General Plan and a finding that the street vacation is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (c) Existing Facilities. EXECUTIVE SUMMARY Charles Welsh (Owner) has filed a street vacation application to vacate a portion of the corner of Avenida Madero and Calle Tecate fronting a vacant lot at 54985 Avenida Madero. This vacant lot is next to the Bear Creek Trail (Attachment 1). Street vacation proceedings may be initiated by the City Council pursuant to Chapter 3, Part 3, Division 9 of the Streets and Highways Code of the Streets and Highways Code. California Government Code Section 65402 requires that prior to streets being vacated by the City Council, the Planning Commission make a finding that the proposed right-of-way vacation is consistent with the City’s General Plan. CONSENT CALENDAR ITEM NO. 2 11  The right-of-way proposed to be vacated is not needed for street purposes. No utility agency has requested easements over the proposed street vacation area and no utility agency has objected to the street vacation proposal. BACKGROUND/ANALYSIS The proposed street vacation area (Attachment 2) at the corner of Avenida Madero and Calle Tecate was dedicated for public use on the subdivision map for Santa Carmelita at Vale La Quinta, Unit No. 25 in 1938. When the City constructed Avenida Madero under Assessment District 88-01, an area was created that is not needed for street purposes. The vacation area is currently fronting a vacant lot. The Owner plans to construct a house on the lot. No utility agency has requested easements over the proposed street vacation area and no utility agency has objected to the street vacation proposal. The proposed street vacation is consistent with General Plan goals and policies relating to circulation. Additionally, the General Plan recognizes the need for flexibility in applying and adapting roadway design standards and specifications, and authorizes the Public Works Director to make consistency findings to permit modifications that do not compromise the operational capacity of the subject roadway or intersection. The proposed street vacation area is no longer needed for street purposes and can be conveyed to the underlying property owner without compromising the operational capacity of the roadway. AGENCY AND PUBLIC REVIEW Public Agency Review This request was sent to all public utility agencies and Planning Division for review. No utility agency has requested easements over the proposed street vacation area and no utility agency has objected to the street vacation proposal. Comments from the Planning Division were considered. Environment Review The Design and Development Department has determined the proposed action is categorically exempt under the California Environmental Quality Act (CEQA), Section 15301 (c) – Class 1, pertaining to existing highways and streets, in that the vacation of the subject right-of-way will not result in a direct or reasonably foreseeable indirect physical change in the environment. No further environment review is required under CEQA. Prepared by: Amy Yu, Associate Engineer Approved by: Bryan McKinney, PE, Public Works Director / City Engineer Attachments: 1. Vicinity Map 2. Legal Description and Plat Map of Street Vacation Area 12 VICINITY MAP LOT 21 AVENIDA MADEROATTACHMENT 1 E CALLE TECATE NTS BEAR CREEK TRAIL STREET VACATION AREA 13 34614 TExp. 12-31-21SATEFOR NIAOFCALI ARMANDO M.MAGANANo. 8232L YEVRUSDNALDES NECI ROEXHIBIT "B"34715 PLANNING COMMISSION RESOLUTION 2021 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, FINDING THAT THE PROPOSED STREET RIGHT-OF-WAY VACATION OF A 1,267- SQUARE-FOOT PORTION OF AVENIDA MADERO AND CALLE TECATE IS CONSISTENT WITH THE GENERAL PLAN CASE NUMBER: STREET VACATION LAD2021-0001 APPLICANT / OWNER: CHARLES WELSH WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 14th day of September, 2021, consider the request for street right-of-way vacation of a portion of Avenida Madero and Calle Tecate by the applicant identified above; and, WHEREAS, the proposed vacation is exempt under Section 15301 (c) – Class 1 of the California Environment Quality Act (CEQA) Guidelines, in that the vacation of the subject right-of-way will not result in a direct or reasonably foreseeable indirect physical change in the environment; and WHEREAS, street vacation proceedings may be initiated by the City Council pursuant to Chapter 3, Part 3, Division 9 of the Streets and Highways Code of the Streets and Highways Code; and, WHEREAS, California Government Code (CGS) Section 65402 requires that prior to streets being vacated by the City Council, the Planning Commission make a finding that the proposed right-of-way vacation is consistent with the City’s General Plan; and, WHEREAS, said Planning Commission did make the following Mandatory Finding under CGS Section 65402 confirming that the proposed street right-of-way vacation is consistent with the City’s General Plan: 1. The proposed right-of-way vacation will have no environmental effects that adversely impact the human population, either directly or indirectly, because the street segment is currently unused by the public and inaccessible to vehicles; and secondly, the act of vacating the right-of-way will have no physical environmental effect. 16 Planning Commission Resolution 2021 - Street Vacation LAD2021-0001 Applicant/Owner: Charles Welsh Adopted: Page 2 of 3 2. The right-of-way vacation will not impact public utility agencies, as easements are retained in the remaining area of the street not being vacated for the continued maintenance and operation of existing public utilities. No utility agency has objected to the right- of-way vacation. 3. The portion of Avenida Madero and Calle Tecate is no longer needed for public street purposes. 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; and SECTION 2. That it does find the proposed right-of-way vacation LAD2021- 0001, as shown on Attachment 1, is consistent with the City’s General Plan for the reasons set forth in this Resolution and recommends to the City Council approval of the right-of-way vacation. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 14th day of September 2021, by the following vote: AYES: NOES: ABSENT: ABSTAIN: 17 Planning Commission Resolution 2021 - Street Vacation LAD2021-0001 Applicant/Owner: Charles Welsh Adopted: Page 3 of 3 __________________________ STEPHEN T. NIETO, Chairperson City of La Quinta, California ATTEST: _________________________________________ DANNY CASTRO, Design and Development Director City of La Quinta, California 18 34619 TExp. 12-31-21SATEFOR NIAOFCALI ARMANDO M.MAGANANo. 8232L YEVRUSDNALDES NECI ROEXHIBIT "B"34720 City of La Quinta PLANNING COMMISSION MEETING: September 14, 2021 STAFF REPORT AGENDA TITLE: ADOPT RESOLUTION TO APPROVE SITE DEVELOPMENT PERMIT 2018-0015 TO ALLOW CONSTRUCTION OF MIXED USE BUILDING ON 0.38 ACRE SITE; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THE PROJECT IS EXEMPT BASED ON CEQA GUIDELINES SECTION 15332, INFILL DEVELOPMENT. LOCATION: NORTHWEST CORNER OF CALLE CADIZ AND DESERT CLUB DRIVE PROJECT INFORMATION CASE NUMBER: SITE DEVELOPMENT PERMIT 2018-0015 APPLICANT: DR. NISHA JACKSON REQUEST: ADOPT RESOLUTION TO APPROVE A SITE DEVELOPMENT PERMIT FOR NEW MIXED USE BUILDING. LOCATION: NORTHWEST CORNER OF CALLE CADIZ AND DESERT CLUB DRIVE; APN: 770-152-016 CEQA: THE DESIGN & DEVELOPMENT DEPARTMENT REVIEWED THE PROJECT IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE DEPARTMENT HAS DETERMINED THAT THE PROJECT IS CATEGORICALLY EXEMPT UNDER CEQA GUIDELINES SECTION 15332, INFILL DEVELOPMENT. GENERAL PLAN DESIGNATION: VILLAGE COMMERCIAL ZONING DESIGNATION: VILLAGE COMMERCIAL PUBLIC HEARING NO. 1 21 SURROUNDING ZONING/LAND USES: NORTH: VILLAGE COMMERCIAL EXISTING COMMERCIAL SOUTH: VILLAGE COMMERCIAL EXISTING COMMERCIAL EAST: VILLAGE COMMERCIAL EXISTING COMMERCIAL WEST: VILLAGE COMMERCIAL VACANT RECOMMENDATION Adopt resolution to approve Site Development Permit 2018-0015 subject to the Findings and Conditions of Approval and find the project exempt based on CEQA Guidelines Section 15332, Infill Development. EXECUTIVE SUMMARY The proposed project consists of a three-story mixed use building consisting of commercial on the ground floor and eight (8) residential units on the 2nd and 3rd floors. The project is proposed on a currently vacant 0.38 acre site within the City’s Village Commercial (VC) zoning district. BACKGROUND/ANALYSIS The 0.38 acre project site (Site) is currently vacant and located immediately south and west of existing commercial buildings. The project will consist of two buildings, connected with a foyer and accessed by a single driveway off Calle Cadiz (Attachment 1). Parking will be provided on the rear (west) side and will include a total of 29 spaces: ten (10) garage spaces,13 covered carport spaces, and six (6) street parking spaces. The project includes two (2) ground floor commercial units and eight (8) residential units located on the 2nd and 3rd floors. The commercial units are 1,272 square feet (sf) and 1,593 (sf) for a total of 2,865 sf of commercial square footage whose use will be regulated by the City of La Quinta Municipal Code. The eight (8) residential units includes the following: - Seven (7) identical units of 1,244 sf, with two (2) bedrooms and two (2) bathrooms - One (1) “Penthouse” unit of 2,534 sf, with four (4) bedrooms and four (4) bathrooms and a spool/hot tub. The project includes decks for each residential unit, a foyer connecting the buildings and providing stairway access, and a ground floor community pool. 22 The p roject’s location on Desert Club allows walking or biking distance access to shopping and job opportunities in the Village. The City’s General Plan and Municipal Code identifies mixed use projects within the Village Commercial zone as a goal of the City. Mixed use projects within this zone allow for a minimum of 12 units per acre and maximum of 24 units per acre, which this project meets. Site Development Permit Site Design The Site’s small size has been used to maximum efficiency. The building is located to the front/street side, fully screening the garages and parking from view from Desert Club Drive. Pedestrian access to the site and units is provided via a sidewalk on the east side. This design serves to activate the site and Desert Club Drive, including making the entrance a focal point of the architecture. Architectural Design The applicant proposes a modern style of architecture and has included decorative elements to improve the appearance of the buildings, including trims on the balconies that match the garages and entry way and provides a color contrast to the building (Sheet A-2.3, Attachment 1). The applicant has varied the roof lines and wall planes to avoid a monotonous building, helping reduce the mass of the building. The maximum height of the building is proposed at 40’-8”, which is under the allowed maximum height of 45’ within the VC zone. Staff worked with the applicant to enhance the entry way to include an arched entrance with columns that compliment the mostly white building. Parking The parking for the project meets the Code Zoning Ordinance. The project includes ten (10) garage spaces and 13 covered carport spaces, as well as six (6) street parking spaces, for a total of 29 spaces. The Zoning Ordinance requires 17 covered spaces for the residential units, four (4) guest spaces, and nine (9) spaces for the 2,856 sf of commercial spaces, for a total of 30. The project provides 23 covered spaces, which meets the covered spaces requirement, and is short of the 30 spaces by one (1) space, which is a reduction of 3%. However, in the Village Build-Out Plan area in which the project is located, a reduction of 50% of the parking requirement is allowed and use of on-street parking spaces immediately adjacent to the project is allowed. Landscaping The project landscaping includes a combination of shrubs, accents, and vines that are drought tolerant and compatible with landscaping found throughout the City (Sheet P-1, Attachment 1). The applicant has proposed palm trees along Desert Club Drive that improve the appearance of the entirety of the project and enhances the building’s architecture. 23 Lighting Exterior lighting is provided on the building, in the breezeway and in the parking area. The lighting plan provided, and its photometric analysis, shows that the project meets the City’s lighting requirement (Sheet LP-1.0, Attachment 1). AGENCY AND PUBLIC REVIEW Public Agency Review All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice This project was advertised in The Desert Sun newspaper on September 3, 2021, and mailed to all property owners within 500 feet of the site. No written comments have been received as of the date of this writing. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The project was reviewed under the provisions of CEQA. The Director determined that the project qualifies for a Categorical Exemption in CEQA Guidelines Section 15332, as an Infill project because it is consistent with the General Plan and Zoning designation, is less than 5 acres in size, and is located in an urbanized and mostly built-out area. Prepared by: Carlos Flores, Senior Planner Approved by: Danny Castro, Design and Development Director Attachments: 1. Plan Set 24 1 PLANNING COMMISSION RESOLUTION 2021 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2018-0015 TO ALLOW THE DEVELOPMENT OF A MIXED USE BUILDING LOCATED AT THE NORTHWEST CORNER OF DESERT CLUB DRIVE AND CALLE CADIZ CASE NUMBERS: SITE DEVELOPMENT PERMIT 2018-0015 APPLICANT: NISHA JACKSON WHEREAS, the Planning Commission of the City of La Quinta, California did, on September 14, 2021, hold a duly noticed Public Hearing to consider a request by Nisha Jackson for approval of Site Development Permit for a mixed use building located at the northwest corner of Calle Cadiz and Desert Club Drive, more particularly described as: APN 770-152-016 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 3, 2021 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1.Consistency with 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 the Village encourage the development of a mix of uses to create an integrated, walkable community that blends residential and commercial development. This mixed use project meets the following Goals, Policies, and Programs: - Goal LU-7 Innovative land uses in the Village. The project proposes a mixed use (commercial and residential) project within the Village 25 Planning Commission Resolution 2021 - Site Development Permit 2018-0015 The Peak Mixed Use Development Adopted: Page 2 of 4 - Policy LU-7.1 encourages the use of mixed use development in appropriate locations, such as this project site - Program CIR-1.12b encourages mixed use development to provide optimum internal connection between uses. The project has seamless transition between the commercial and residential uses, connected with a common foyer and stairway. - Program AQ-1.3f encourages facilitating mixed use development concepts in specific identified areas to allow a combination of residential and non-residential uses, which the project does. 2.Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The Site Development Permit has been conditioned to ensure compliance with the Zoning Code’s development standards, including standards for parking lot design, amount of parking required, and height standards. 3.Compliance with California Environmental Quality Act The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 of CEQA Guidelines, because it is consistent with the General Plan and Zoning designation, is less than 5 acres in size, and is located in an urbanized and mostly built-out area. 4.Architectural Design The proposed project, as conditioned, is consistent with the Zoning Ordinance, and with development in the Village area. The architectural design activates Desert Club Drive by having the building frontage located right off the street and having the parking out of view from Desert Club Drive. The modern style is enhanced with architectural features such as balcony and window trims and a defined entrance to avoid monotony. 5.Site Design The site design of the project, including project entries, circulation, screening, exterior lighting, and other site design elements are 26 Planning Commission Resolution 2021 - Site Development Permit 2018-0015 The Peak Mixed Use Development Adopted: Page 3 of 4 compatible with surrounding development and with the quality of design prevalent in the Village area and the City. 6.Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics, including drought tolerant desert landscaping, established in the General Plan and Zoning Code. 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 Planning Commission to be exempt from CEQA under CEQA Guidelines Section 15332, Infill Development; SECTION 3. That it does hereby approve Site Development Permit 2018- 0015, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit A]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on September 14, 2021, by the following vote: AYES: NOES: ABSENT: ABSTAIN: 27 Planning Commission Resolution 2021 - Site Development Permit 2018-0015 The Peak Mixed Use Development Adopted: Page 4 of 4 STEPHEN T. NIETO, Chairperson City of La Quinta, California ATTEST: _______________________________________________ DANNY CASTRO, Design and Development Director City of La Quinta, California _________________________________ 28 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 1 OF 14 GENERAL 1.The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. 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.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 Design and Development Department – Planning and Building Divisions •Riverside Co. Environmental Health Department •Desert Sands Unified School District (DSUSD) •Coachella Valley Water District (CVWD) •Imperial Irrigation District (IID) •California Regional Water Quality Control Board (CRWQCB) •State Water Resources Control Board •SunLine Transit Agency (SunLine) •South Coast Air Quality Management District Coachella Valley (SCAQMD) 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. 3.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. 4.The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado 29 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 2 OF 14 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”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1)Temporary Soil Stabilization (erosion control). 2)Temporary Sediment Control. 3)Wind Erosion Control. 4) Tracking Control. 5)Non-Storm Water Management. 6)Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The provision for the funding and 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. 5.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). 6.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, 30 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 3 OF 14 negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 7.Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 8.Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. 9.The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10.When the City Engineer determines that access rights to the proposed street rights- of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 11.Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 12.The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, and common areas. 13.Direct vehicular access is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 14.The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 31 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 4 OF 14 PARKING LOTS and ACCESS POINTS 15.The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A.The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking spaces and 18 feet with a 2-foot overhang for accessible parking space or as approved by the City Engineer. One van accessible parking stall is required per 8 accessible parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, 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. 16.The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic)3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic)4.5” a.c./5.5” c.a.b. or the approved equivalents of alternate materials. 17.The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not 32 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 5 OF 14 schedule construction operations until mix designs are approved. 18.Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 19.Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 20.Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 21.The following improvement plans shall be prepared and submitted for review and approval by the Design and Development Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A.On-Site Precise Grading Plan 1" = 20' Horizontal B.Green Sheet for PM-10 Dust Control C.WQMP (Plan submitted in Report Form) D.On-Site Private Water and Sewer Plans 1" = 20' Horizontal NOTE: A through D to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. 33 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 6 OF 14 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 Public Works Department. “On-Site Precise Grading” plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. “On-Site Precise Grading” plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and accessibility requirements. 22.The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works Developoment section of the City website (www.laquintaca.gov). Please navigate to the Public Works home page and look for the Standard Drawings hyperlink. 23.The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 24.Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY 25.Prior to constructing any off-site improvements, the developer shall deposit securities in accordance with Engineering Bulletin 09-02 or as approved by the City Engineer. 26.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. 27.Depending on the timing of the development, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. 34 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 7 OF 14 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. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 28.Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 29.The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 30.Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 31.To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A.A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by 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. A WQMP prepared by an appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City, and in an amount sufficient to 35 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 8 OF 14 guarantee compliance with the grading bond requirements. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 32.Prior to any grading improvements, the applicant shall submit grading performance security valued at 100% of the cost of the grading improvements in accordance with La Quinta Municipal Code 8.80.050, or as approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 33.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. 34.Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 35.Building pad elevations on the precise grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the Site Development Permit Preliminary Grading Plans, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 36.Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for approval through a substantial conformance review. 36 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 9 OF 14 37.Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. DRAINAGE 38.Stormwater handling shall conform with the approved hydrology and drainage report for SDP 2018-0015, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 39.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 in the Village area 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. 40.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. 41.In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 42.No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 43.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 or as approved by the City Engineer. 44.Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 37 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 10 OF 14 45.The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 46.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. 47.Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 48.The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A.For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 49.The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 50.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. 51. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. 38 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 11 OF 14 The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 52.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 53.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. 54. Provide a complete project description with code analysis defining the buildings occupancy groups, type of construction, fire-resistant ratings, fire sprinklers, square footage, occupant load, and number of required exits. 55.Provide accessibility matrix demonstrating compliance with Chapter 11A for Covered Multifamily Housing Accessibility. Plans shall also be prepared for both interior and exterior accessibility features as required by Chapter 11A but also Federal Design Standards such as Fair Housing Act. 56.This project is also required to comply with Chapter 11B for Public Accommodations. Plans shall be prepared for both site and interior tenant improvements. 57.Allowable area analysis will be required to justify the proposed buildings construction and occupancy groups. 58.Provide Fire-Resistance Rating for Building Elements Table showing how the proposed construction will comply with Table 601 and 602 for building elements and exterior wall ratings, and Table 705.8 for opening protection requirements. CBC 601, 602 and 705. 59.Plans shall be prepared for permitting to the applicable code at the time of submittal. 60.Additional comments may be required based on further information being provided for review. Though these items do not need to be addressed for Building Division Site Development Permit Approval, they are being offered to help expedite the review and approval of your project during the permitting stage. 39 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 12 OF 14 61.Fire Hydrants and Fire Flow: Provide water system plans and flow calculations to show there exists, or proposed improvements of, fire hydrant(s) capable of delivering the minimum fire flow, per CFC Appendix B Table B105.1 and Table B105.2 as amended by LQMC, within 400 feet to all portions around the proposed structure. Minimum fire hydrant location and spacing shall comply with the CFC and NFPA 24. Reference 2019 California Fire Code (CFC) 507.5.1. 62.Fire Department Access: Provide a site plan for fire apparatus access roads and signage. Access roads shall be provided to within 150 feet to all portions of all buildings and shall have an unobstructed width of not less than 24-feet exclusive of curb-side parking(+8’ each side proposed), bike lanes and other roadway features. This includes the public roadways of Desert Club Drive and Calle Cadiz. A.Fire Lane marking: Identification and marking of fire lanes, including curb details and signage shall be in compliance with Riverside County Fire Department Standards. 63.Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 64.IID Power Line Clearance: Proposed structures located adjacent to overhead IID Power Line systems shall comply with IID Standards for vertical/horizontal clearances. 65.Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72 66.Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref. CFC 506.1 67.Addressing: All residential dwellings shall display street numbers in a prominent location on the street side of the residence. All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 68.Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. 40 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 13 OF 14 69.Fire Sprinkler System: All new commercial structures 3,600 square feet or larger will be required to install a fire sprinkler system. Ref. CFC 903.2 as amended by the City of La Quinta. LANDSCAPE AND IRRIGATION 70.The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 71.Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 72.All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 73.Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 74.All landscaping shall consist of, at minimum, 36” box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 75.All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 76.All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 77.The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. Trees in the landscape plans shall be minimum 36” box trees. 41 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: PAGE 14 OF 14 NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 78.The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) “A Policy on Geometric Design of Highways and Streets” latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 79.The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. MAINTENANCE 80.The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 81.The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 82.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. 42 CITY OF LA QUINTA SHEET INDEXAERIAL VIEWADDRESS:51-355 DESERT CLUB DRIVEASSESSOR'S PARCEL NUMBER:770-152-016LEGAL DESCRIPTION:LOT 6 OF BLOCK 7 OF DESERT CLUB TRACT, UNIT #1CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BYMAP ON FILE IN MAP BOOK. , PAGES 19-75 THEREOF RECORDS OF RIVERSIDECOUNTY CALIFORNIA.EXISTING GENERA PLAN DESIGNATION : VILLAGE COMMERCIALEXISTING ZONING DESIGNATION: VILLAGE COMMERCIALEXISTING SPECIFIC PLAN TITLE AND USE DESIGNATION: N/AEXISTING LAND USE AND PROPOSED LAND USE: EXISTING: VACANT; PROPOSED: 3 STORY BUILDING 14,483 SQ.FTTOTAL GROSS SITE AREA IDENTIFIED IN SQUARE FEET AND ACRES: 16,975 SQ.FT., ACRES 0.38TOTAL PARKING AREA IDENTIFIED IN BOTH SQUARE FEET AND PERCENTAGE OF NET SITE AREA:2 ,432 SQ.FT /24.64 %TOTAL LANDSCAPING AREA IDENTIFIED IN BOTH SQUARE FEET AND PERCENTAGE OF NET SITE AREA: 1,600S Q FT / .16%IDENTIFICATION OF PARKING AREA REQUIRED BY CITY CODE AND PROVIDED: TO BE DETERMINEDNUMBER OF PARKING SPACES REQUIRED BY CITY CODE AND PROVIDED: TO BE DETERMINED: SEE BELOWNUMBER OF AMERICAN WITH DISABILITIES ACT (ADA) PARKING SPACES REQUIRED AND PROVIDED:CODE:1 ; PROVIDED 2GREATEST NUMBER OF STORIES AND SQUARE FEET OF FLOOR AREA PER FLOOR: 3 STORIES; FIRST FLOOR : MEDICAL OFFICES - 2,823 SQ.FT.; GARAGES -2,205 SQ,FT, SECOND FLOOR : APARTMENTS - 6,268 SQ.FT. THIRD FLOOR : APARTMENTS -5,392 SQ.FT.GREATEST HEIGHT OF ANY BUILDING: 40'-8"OCCUPANCY CLASSIFICATION (PER CALIFORNIA BUILDING CODE): R3TYPE OF CONSTRUCTION (PER CALIFORNIA BUILDING CODE): V-B NON-RATEDARCHITECTURAL:COVER PAGE.....................................................................................................CPSITE PLAN / FIRST FLOOR .........................................................................SP-1.01st LEVEL FLOR PLAN ....................................................................................A1.22nd LEVEL FLOOR PLAN - UNIT 3 & 4............................................................A1.32nd LEVEL FLOOR PLAN - UNIT 5 / FOYER...................................................A1.43rd LEVEL FLOOR PLAN - PENTHOUSE........................................................A1.53rd LEVEL FLOOR PLAN - PENTHOUSE CASITA & FOYER.........................A1.63rd LEVEL FLOOR PLAN - UNITS 6 & 7..........................................................A1.7EXTERIOR ELEVATIONS.................................................................................A2.1EXTERIOR ELEVATIONS.................................................................................A2.2EXTERIOR ELEVATIONS 3D...........................................................................A2.3GRADING:PRECISE GRADING PLAN....................................................................................1PRECISE GRADING PLAN....................................................................................2STORMTECH CHAMBER DETAILS......................................................................3STORMTECH CHAMBER DETAILS......................................................................4LANDSCAPE:lANDSCAPE PLAN-COVER SHEET................................................................CS-1IRRIGATION PLAN............................................................................................IR-1IRRIGATION DETAILS......................................................................................IR-2PLANTING PLAN................................................................................................P-1PLANTING DETAILS..........................................................................................P-2PHOTOMETRIC PLANS:PHOTOMETRIC PLAN BASED ON LIGHTING DRAWINGS.........................L-1.0PHOTOMETRIC PLAN BASED ON LIGHTING DRAWINGS.........................L-2.0PHOTOMETRIC PLAN BASED ON LIGHTING DRAWINGS.........................L-3.0OUTDOOR LIGHTING 1st FLOOR.................................................................L-2.0OUTDOOR LIGHTING 2nd FLOOR................................................................L-3.0OUTDOOR LIGHTING 3rd FLOOR.................................................................L-4.0VICINITY MAPEISENHOWER DRIVEWASHINGTON STREETCALLE TAMPICOSUBJECT PROPERTYDESERT CLUBALLEYCALLE CADIZSUBJECT PROPERTYGARAGES .................. 10 SPACESCARPORT .................. 12 SPACESSTREET PARKING ........9 SPACESTOTAL ..........................31 SPACESPARKINGPROJECT DATACPCOVER SHEETSCALE: N.T.S.this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCT AK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS1INDEX SHEET"55"$).&/5 ADA1234567891110ADA12132 CARGARAGE2 CARGARAGE2 CARGARAGEMEDICAL OFFICE #2(N) 6'H BLOCK WALLLANDSCAPELANDSCAPECURBPUBLIC SIDEWALKBUILDINGABOVECANTILEVERWALKWAYDELETE (E) POWER POLE(INSTALL UNDERGROUND LINEFROM EXISTING WESTERNPOLE TO NEW POWER POLEPLANTER6'-6"4'-6"2'-0"13 CAR COVEREDCARPORTEXTEND CARPORTIV ROOMADA UNS.BATHEXAM TREATEXAM TREATEXAM TREATOFFICEWAITINGROOMADAUNS.BATHCOLUMNCOLUMN(E) SIDEWALKEXPEND WITH OFSIDE WALK 2'-0"TERRACE ABOVECOLUMNPROPERTY LINE 132.60'BALCONYABOVEBALCONYABOVEBALCONYABOVEPROPERTYLINE R20'CANTILEVERWALKWAYBUILDINGABOVEBUILDINGABOVEBUILDINGABOVEOBSC.GLASSOBSC.GLASSEXITDOOREXAM TREAT2680 DR.3080 DR.3080 DR.3080 DR.3080 DR.3080 DR.3080 DR.3080 DR.3080 DR.(3)4080 F.O.(2)4080 F.O.DESK2680 P.DR.OBSC.GLASS(2)4080 F.O.LAB UTILITYSINKS3080 DR.3080 DR.ELEVATOROFFICE #1ADABALCONYABOVECOLUMNBALCONYABOVEBALCONYABOVEBALCONYABOVEBALCONYABOVE2 CARGARAGE2 CARGARAGECOLUMNCOLUMNCOLUMNCABINETCOLUMNCOLUMNCOLUMNPALMTREEPALMTREEPALMTREEPALMTREEPALMTREEPALMTREESEE GRADING FORRETENTION WATERDETAILPOOL EQ.VAULTADA POOLLIFTSELFLATCHINGGATE18" COPING5' FENCE4' CLEARPER HEALTHDEPARTMENTVEHICULARFOLDING GATECOLUMNCOLUMN10'-0"7'-0"9'-0"11'-1012"PROPERTY LINE 80'PROPERTY LINE 79.35'COLUMN6'-1038"BUILDINGABOVEEXISTINGCURBEXISTINGCURBPROPERTYLINE R20'PROPERTY LINE 163.79'26'-0"9'-1012"11'-0"9'-0"9'-0"11'-0"14'-012"11'-0"8'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"ACCESSIBLE PATHOF TRAVELACCESSIBLE PATHOF TRAVEL3'-8"8'-3"WALLCOLUMNADA19'-0"11'-1"COLUMNPOOLA.P.N.:ADDRESS:LEGAL:770-152-01651-355 DESERT CLUB DR.LOT 6, DESERT CLUB, UNIT #1GARAGES .................. 10 SPACESCARPORT .................. 13 SPACESSTREET PARKING ........6* SPACESTOTAL ..........................29 SPACESPARKING* NOTE 3 SPACES DELETED BYCITY REQUEST @ CALLE CADIZ1ST FLOOR -13'-6" : 24 RISERS= 6¾" H RISER2ND FLOOR -11'-6" : 20 RISERS= 6⅞" H RISERTRASHALLEY7'-0"9'-212"6'-11"1'-7"8'-2"978"1,272 S.F.478 S.F.478 S.F.478 S.F.444 S.F.438 S.F.444 S.F.1,593 S.F.STAIRS "1" &ELEVATOR214 S.F.POOLPOOLOLPOOR28'-0"R28'-0"26'-0"UPUPUPUPUPSITE PLAN - FIRST LEVEL SCALE: 1/8" = 1'-0"SP-1.0SITE PLAN - FIRST LEVEL1this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS UPUPUPUPUPABCDEFGHJ123456ABCDEFGHJ6123457'-0"3'-6"16'-0"6'-0"16'-0"3'-6"30'-758"2'-714"16'-0"4'-734"16'-0"4'-634"16'-0"2'-714"21'-212"20'-714"20'-714"22'-238"22'-958"52'-0"52'-0"1'-6"49'-0"1'-6"1'-6"9'-0"1'-6"27'-0"1'-6"15'-6"1'-6"2'-112"10'-612"10'-4"1'-6"2'-0"5'-6"1'-6"10'-6"28'-6"20'-712"24'-412"7'-0"7'-0"22'-312"22'-812"30'-758"21'-212"20'-714"20'-714"4'-11"62'-5"3'-014"6'-1134"13'-6"8'-912"22'-812"30'-8"16'-638"6'-134"10'-7"6'-478"24'-8"10'-0"22'-312"21'-412"1'-6"19'-312"1'-6"19'-1012"1'-6"8'-734"16'-018"8'-712"2'-0"12'-0"2'-0"8'-612"1'-6"18'-618"1'-6"8'-618"20'-018"13'-7"20'-012"9'-638"10'-7"1'-6"18'-612"1'-6"8'-812"4'-714"10'-714"10'-714"12'-414"12'-414"8'-114"11'-112"4'-2"9'-034"20'-734"1'-10"15'-312"9'-034"0"20'-712"9'-518"8'-0"2'-1058"3'-212"1014"45'-0"10'-614"13'-1014"20'-712"45'-0"22'-412"24'-412"26'-212"52'-0"10'-858"5'-7"10'-6"3'-10"5'-10"20'-0"5'-0"2'-0"11'-2"14'-3"6'-312"15'-1"2 CARGARAGE2 CARGARAGE2 CARGARAGEMEDICAL OFFICE #2ADA UNS.BATHEXAM TREATEXAM TREATEXAM TREATADAUNS.BATHEXAM TREATOFFICE #12 CARGARAGE2 CARGARAGE1,300 S.F.464 S.F.464 S.F.431 S.F.425 S.F.431 S.F.1,632 S.F.STAIRS "1" &ELEVATOR214 S.F.20'-712"24'-412"45'-0"1'-10"1'-6"3'-0"10'-11"13'-9"6'-234"5'-914"11'-2"16'-6"A1.21st LEVEL FLOOR PLANSCALE: 3/16" = 1'-0"this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCT AK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS1OVERALL PLAN -GROUND LEVELSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx K.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDQ.BEDUPUPUPABCD1234WALKWAYRAILINGRAILINGRAILINGDECK4080 FO4050 XO4050 XO4050X.O.4050 X.O.2050 S.H.3080 DR.3080 DR.2880 DR.BEDROOM #210'-0" CLGMASTERBEDROOM10'-0" CLGLIVING ROOMKITCHENDININGCLOSETLAUNDRYBATH 3REFG'R11080 SGD12080 SGDENTRY2050 S.H.2050 S.HUNIT #31,244 SQ.FT.UNIT #41,244 SQ.FT.COLUMNCOLUMNBEDROOM #2BEDROOM #2MASTERBEDROOM10'-0" CLG10'-0" CLGKITCHEN10'-0" CLG10'-0" CLGDINING10'-0" CLG1'-6"5'-6"5'-918"6'-0"5'-358"4'-0"3'-418"4'-0"4'-814"4'-0"2'-1"4'-0"1'-934"15'-0"6'-1"23'-11"7'-0"52'-0"ENTRY1'-6"9'-0"15'-0"2'-0"10'-0"1'-6"13'-6"2'-0"1'-6"DECKCOLUMNCOLUMNRAILINGRAILINGRAILINGRAILINGRAILINGRAILING4'-0"12'-0"6'-612"4'-0"1'-512"1'-512"4'-0"8'-1012"11'-0"8"2'-0"1'-512"4'-0"28'-0"4080 FO28'-0"8'-0"2'-0"2'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"2'-0"2'-0"4'-0"2'-0"2'-0"4'-0"12'-0"12'-0"4'-0"12'-0"12'-0"1'-5"6'-0"1'-0"3'-7"4'-0"12'-0"15'-0"12'-4"17'-8"7'-512"4'-1012"6'-614"5'-712"4'-0"7'-1134"2'-1012"12'-534"2880 DR.3080 DR.2'-10"718"2'-858"2'-914"3'-612"2'-1012"8'-7"3'-11"3'-0"5'-1"12'-0"2'-1114"3'-312"2'-914"2'-812"2680 DR.2480 DR.2680 DR.4'-0"7'-1134"2'-1012"12'-534"17'-8"11'-612"16'-0"12'-0"16'-0"1'-3"3'-2"5'-0"3'-112"11'-418"3'-112"8'-0"3'-112"14'-3"4'-0"8'-612"1'-6"28'-0"28'-0"4080 FOO.4020 XO4046 XO4046 XO"15'-0"7'-512"4'-1012"17'-8""6'-1"10'-8"5'-8"'-10"4'-0"6'-8"5'-8"---2A---2BA1.32B---2CA1.32CK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDQ.BEDUPUPUPUPUPFOYERUNIT #11,244 SQ.FT.UNIT #21,244 SQ.FT.WALKWAYDECKWALKWAYRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILING4080 FO4050 XO4050 XO4050X.O.4050 X.O.2050 S.H.8080 SGD3080 DR.3080 DR.2880 DR.BEDROOM #210'-0" CLGMASTERBEDROOM10'-0" CLGMASTERBEDROOM2680 DR.LIVING ROOMKITCHENDININGCLOSETLAUNDRYBATH 3BATHREFG'R11080 SGD12080 SGDENTRYSINK.2050 S.H.2050 S.HRAILINGRAILINGRAILINGUNIT #31,244 SQ.FT.UNIT #41,244 SQ.FT.UNIT #51,244 SQ.FT.COLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNOFFICEBELOWBEDROOM #2BEDROOM #2MASTERBEDROOM10'-0" CLG10'-0" CLG10'-0" CLG10'-0" CLGKITCHEN10'-0" CLG10'-0" CLGDINING10'-0" CLGKITCHEN10'-0" CLGDINING10'-0" CLGCOLUMNCOLUMNRAILINGRAILINGRAILINGRAILINGRAILINGRAILING4080 FO2880 DR.3080 DR.2680 DR.2480 DR.2680 DR.4080 FO12080 SGDLIVING ROOMLIVING ROOM4050 X.O.2050 S.H.2050 S.H4020 XO4046 XO4046 XO4046 XO4020 XO2680 DR.3080 DR.ELEVATOR---2A---2BA1.32B---2CA1.32CA1.32AA1.32CA1.32FPTN. WIDTH1"EXTERIOR WALL1-HOUR RATEDAUSG -TEST NUMBERUL Des U303REFERENCE A-65ESR -1338TYPE "X" GYP.BD. CDX PLYWD. (AS REQ.BY STRUCT.) ORRESILIENT CHANNEL2x SILL PLATE2x STUDS @ 16" O.CR-19 BATT INSUL. 78" EXT. PALSTERONE LAYER TYPE "X" GYP.BD.EACH SIDESTRUCT. PLYWD. SHTG. WHEREOCCURS2x STUDS @ 16" O.CR-19 BATT INSUL.EXTERIOR WALL1-HOUR RATEDBUSG -TEST NUMBERUL Des U303REFERENCE A-65ESR -1338DECK-1STRUCT. PLYWD. SHTGFLOOR JOIST PERSTRUCTURALR-38 BATT INSUL. 78" EXT. PALSTERFLOOR CEILINGASSBLY / FIRERESISTANCE: 1-HOURCICC-ESR-1757STRUCT. PLYWD. SHTGFLOOR JOIST PERSTRUCTURALR-38 BATT INSUL. 78" EXT. PALSTERFLOOR / CEILINGASSBLY / FIRERESISTANCE: 1-HOURDICC-ESR-17571" GYPSUM CONCRETESTRUCT. PLYWD. SHTGFLOOR JOIST PERSTRUCTURALR-38 BATT INSUL. 78" EXT. PALSTERROOF / CEILINGASSBLY / FIRERESISTANCE: 1-HOURERIGID XPS INSULATION14" DEX-O-TEKWEATHERWEARICC-ESR-1757 (1-HOUR)STRUCT. PLYWD. SHTGFLOOR JOIST PERSTRUCTURALR-38 BATT INSUL. 78" EXT. PALSTERFLOOR / CEILINGASSBLY / FIRERESISTANCE: 1-HOURFCER. TILEENLARGED FLOOR PLAN - 2nd LEVEL FLOOR PLAN - UNIT #3 & 4"SCALE: 1/4" = 1'-0"this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCT AK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS317'-8"5"4'-0"512"7'-0"512"15'-0"2nd LEVEL FLOOR PLAN - OVERALL FLOOR PLANSCALE: 1/4" = 1'-0"1ENLARGED FLOOR PLAN- 2nd LEVEL FLOOR PLAN- UNIT #3 & 491'-0"45'-0"30'-8"56'-0"52'-0"1-HOUR RATED STRUCTURESSCALE: 1= 1'-0"2A1.32 nd LEVEL PLANUNIT 3 & 4 K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDQ.BED456ABCDEDECKFOYERWALKWARAILINGBALCONYRAILINGDECK8080 SGD3080 DR.MASTERBEDROOM2680 DR.KITCHENBATH 3BATH1108SINK.2050 S.HRAILINGRAILINGRAILINGUNIT #51,244 SQ.FT.COLUMNCOLUMNCOLUMNCOLUMNCOFFICEBELOWBEDROOM #2BEDROOM #210'-0" CLG10'-0" CLG10'-0" CLG10'-0" CLGKITCHEN10'-0" CLGDINING10'-0" CLG2'-0"1'-6"23'-0"COLUMNRAILING8"2'-0"1'-512"4'-0"4'-0"2'-0"2'-0"4'-0"12'-0"13'-0"10'-4"1'-6"2'-0"5'-6"1'-6"7'-0"28'-0"26'-0"1'-6"7'-1012"12'-0"2'-8"5'-6"1'-6"4080 FO12080 SGD9"8'-0"8'-4"4'-0"3'-1012"4'-0"3'-1012"8'-0"4'-2"15'-0"6'-1"23'-11"45'-0"1'-6"18'-10"1'-6"20'-4"1'-6"1'-4"30'-8"ENTRYLIVING ROOMLIVING ROOM4050 X.O.2050 S.H.2050 S.H4046 XO4020 XO4'-0"4'-0"4'-0"2'-0"2'-0"4'-0"2'-0"2'-0"12'-0"12'-0"28'-0"4'-0"7'-1134"2'-1012"12'-534"17'-8"2'-1114"9'-034"5'-6"1'-6"45'-0"15'-0"7'-512"4'-1012"17'-8"12'-0"5'-11"6'-1"2'-10"6'-1"2'-512"1'-1"11'-512"2680 DR.3080 DR.4'-0"21'-1"10'-8"5'-8"10'-4"4'-0"7'-0"20'-0"5'-10"5'-0"2"5'-0"2"4'-512"12'-10"4'-0"16'-4"3'-11"8'-1"2'-10"6'-1"3'-612"7'-512"3'-7"8'-5"35'-0"5'-6"1'-6"3'-0"10'-0"7'-0"8'-612"4'-0"6'-8"5'-8"10'-4"4'-0"1'-2"ELEVATORA1.32BA1.32CA1.32AA1.32CA1.32FK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDQ.BEDUPUPUPUPUP5FOYERUNIT #11,244 SQ.FT.UNIT #21,244 SQ.FT.WALKWAYDECKWALKWAYRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILING4080 FO4050 XO4050 XO4050X.O.4050 X.O.2050 S.H.8080 SGD3080 DR.3080 DR.2880 DR.BEDROOM #210'-0" CLGMASTERBEDROOM10'-0" CLGMASTERBEDROOM2680 DR.LIVING ROOMKITCHENDININGCLOSETLAUNDRYBATH 3BATHREFG'R11080 SGD12080 SGDENTRYSINK.2050 S.H.2050 S.HRAILINGRAILINGRAILINGUNIT #31,244 SQ.FT.UNIT #41,244 SQ.FT.UNIT #51,244 SQ.FT.COLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNOFFICEBELOWBEDROOM #2BEDROOM #2MASTERBEDROOM10'-0" CLG10'-0" CLG10'-0" CLG10'-0" CLGKITCHEN10'-0" CLG10'-0" CLGDINING10'-0" CLGKITCHEN10'-0" CLGDINING10'-0" CLGCOLUMNCOLUMNRAILINGRAILINGRAILINGRAILINGRAILINGRAILING4080 FO2880 DR.3080 DR.2680 DR.2480 DR.2680 DR.4080 FO12080 SGDLIVING ROOMLIVING ROOM4050 X.O.2050 S.H.2050 S.H4020 XO4046 XO4046 XO4046 XO4020 XO2680 DR.3080 DR.ELEVATOR---2A---2BA1.32B---2CA1.32CA1.32AA1.32CA1.32FA1.4ENLARGED FLOOR PLAN - 2nd LEVEL FLOOR PLAN - UNIT #5 & FOYER AREA SCALE: 1/4" = 1'-0"this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCT AK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS22nd LEVEL FLOOR PLAN - OVERALL FLOOR PLANSCALE: 1/4" = 1'-0"1ENLARGED FLOOR PLAN- 2nd LEVEL FLOOR PLAN- UNIT #5 & FOYER AREA91'-0"45'-0"30'-8"56'-0"2 nd LEVEL FLOOR PLANUNIT 5 & FOYER K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAUPUPUP PENTHOUSE2,534 SQ.FT.RAILINGRAILING(2) 4080 SGDFP(2) 4080 SGD(3) 4080 SGD4050 XO4050 XO2020X.O.3060 S.H.3060 S.H.3080 DR.3080 DR.2680 DR.2680 DR.2680 DR.3080PKT.DR.3080 DR.3080 DR.2880 PKT.DR.M. BEDROOM12'-0" CLGBEDROOM #210'-0" CLGBEDROOM #310'-0" CLG(2) 3080 DR.LIVING ROOM12'-0" CLGKITCHEN12'-0" CEILINGDINING10'-0" CLGDECKM. BATHCLOSETLAUNDRYLINENPOWDERCLOSETBATH 3BATH 2BATHOVENSINKDWCOOKTOPREFG'RBREAKFASTBAR(2) 4080 SGD(3) 4080 SGD3080 DR.HALLSTORAGE3080 DR.ENTRYGLASS WALLUNDERC.REFG'RUNDERC.REFG'RBARSINKICEMAKERUPPERCABINETSBOOKCASEWDCLOSET3060 S.H.3020 X.O.DESKF/PSLIPPER TUBOVERHANGABOVEOVERHANGABOVEOVERHANGABOVE12'-0"CEILINGSKYLIGHTSKYLIGHTSKYLIGHT10" ØSKYLIGHT10'-0" CLGWALKWAY7'-0"16'-0"8'-2"4'-1112"15'-1012"1'-312"3'-112"5'-0"3'-112"4'-0"12'-0"9'-2"8'-0"1'-512"5'-078"1'-512"8'-0"1'-0"8'-0"2'-0"22'-6"37'-8"60'-2"20'-0"3'-0"38'-2"2'-0"3'-0"7'-0"512"12'-0"7'-1"3'-634"4'-0"2'-2"3'-212"4'-534"8'-012"4'-0"19'-612"6'-912"6'-4"17'-5"10'-11"3'-0"6'-438"1'-1114"1'-378"2'-0"7'-1"3'-0"7'-8"3'-0"2'-412"3'-0"1'-812"2020X.O.14'-2"8'-7"3'-312"5'-512"15'-512"6'-5"53'-412"9'-712"12'-512"7'-1112"6'-1112"26'-0"6'-912"6'-712"12'-11"28'-8"16'-4"12'-0"4'-0"10'-812"2'-5"4'-0"6'-5"5'-512"6'-6"14'-2"1'-10"3'-1"3'-0"6'-734"2'-914"15'-512"2'-512"7'-1112"7'-412"4'-3"3'-512"8'-2"5'-334"2'-812"7'-434"10'-0"DECKRAILINGRAILINGRAILINGOVERHANGABOVEOVERHANGABOVE2'-9"5'-612"8'-312"2'-214"3'-212"2'-734"8'-012"3'-9"0"512"ELEVATORRAILING10'-8"5'-8"15'-10"6'-8"5'-8"1A1.32AA1.32D2FK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAX TONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAUPUPUPUPUP BALCONYPENTHOUSE2,534 SQ.FT.UNIT #61,244 SQ.FT.UNIT #7WALKWAY2880 DR.2880 DR.2080 DR.2680 DR.4050 X.O.3020 X.O.2880 DR.2880 DR.2080 DR.2680 DR.(2) B2020 FOHIGH WINDOW4050 X.O.4080 F.O.3020 X.O.3080 DRW/DLIVING ROOMKITCHENM. BATHM.BEDROOMBEDROOM#2M.BEDROOMBEDROOM#2BATHBATHM.BATHKITCHENLIVING ROOMRANGE/ OVENSINKREFG'RDWW/DBALCONYWH.WH.10'-0" CLG10'-0" CLG10'-0" CLG10'-0" CLG3080 DR2680 DR2680 DR(2) B2020 FOHIGH WINDOW2060 S.H.2060 S.H.2060 S.H.2680 DR.CLOSETCLOSETCLOSETCLOSET4080 F.O.(3)4080 SGD(3)4080 SGDRANGE/ OVENSINKREFG'RDWW/D1,244 SQ.FT.10'-0" CLG 10'-0" CLG 10'-0" CLG10'-0" CLGSEATSEAT8020 F.OGLASS ABOVE8020 F.OGLASS ABOVETVTVTVTVTVTV2080 DR.RAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGDECK(2) 4080 SGDFP(2) 4080 SGD(3) 4080 SGD4050 XO4050 XO2020X.O.3060 S.H.3060 S.H.(2) 4080 SGD3080 DR.3080 DR.2680 DR.2680 DR.2680 DR.3080PKT.DR.3080 DR.3080 DR.2880 PKT.DR.M. BEDROOM12'-0" CLGBEDROOM #210'-0" CLGBEDROOM #310'-0" CLGBEDROOM#410'-0" CLG(2) 3080 DR.2680 DR.SPOOL WATER / HOT TUBLIVING ROOM12'-0" CLGKITCHEN12'-0" CEILINGDINING10'-0" CLGDECKM. BATHCLOSETLAUNDRYLINENPOWDERCLOSETBATH 3BATH 2BATHOVENSINKDWCOOKTOPREFG'RBREAKFASTBAR(2) 4080 SGD(3) 4080 SGD3080 DR.CASITA 370SQ.FT.HALLRAILSTORAGE3080 DR.ENTRYGLASS WALLSINK.UNDERC.REFG'RUNDERC.REFG'RBARSINKICEMAKERUPPERCABINETSBOOKCASEWDCLOSET3060 S.H.3020 X.O.OFFICEFIRSTFLOORDESKF/PSLIPPER TUBOVERHANGABOVEOVERHANGABOVEOVERHANGABOVEOVERHANGABOVEOVERHANGABOVEOVERHANGABOVE12'-0"CEILINGSKYLIGHTSKYLIGHTSKYLIGHTSKYLIGHT10" ØSKYLIGHTOFFICEBELOW10'-0" CLGWALKWAY2020X.O.DECKRAILINGRAILINGRAILINGOVERHANGABOVEOVERHANGABOVEOVERHANGABOVERAILINGRAILINGRAILINGELEVATORFOYERRAILINGRAILINGRAILINGRAILINGRAILINGUPUPOVERHANGABOVEOVERHANGABOVERAILINGRAILINGRAILINGBALCONYA1.32AA1.32DA1.32AA1.32CA1.32FA1.32FA1.32AA1.32BA1.32CA1.5ENLARGED FLOOR PLAN - 3d LEVEL FLOOR PLAN - PENTHOUSE SCALE: 1/4" = 1'-0"this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCT AK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS23d LEVEL FLOOR PLAN - OVERALL FLOOR PLANSCALE: 1/4" = 1'-0"1ENLARGED FLOOR PLAN- 3d LEVEL - FLOOR PLAN- PENTHOUSE91'-0"45'-0"30'-8"56'-0"33rd LEVEL FLOOR PLANPENTHOUSE K-2210CAXTONLAVATORYVITREOUS CHINA3020 X.O.RANGE/ OVENSINKDW20CLOSSEATRAILINGRAILINGDECK(2) 4080 SGD(3) 4080 SGD(2) 4080 SGD3080 DR.BEDROOM#410'-0" CLG(2) 3080 DR.2680 DR.SPOOL WATER / HOT TUBDINING10'-0" CLGDECKBATH 3BATHREFG'R3080 DR.CASITA 370SQ.FT.RAILSTORAGE3080 DR.ENTRYGLASS WALLSINK.UNDERC.REFG'R302012'-0"CEILINGSKYLIGHTSKYLIGHTOFFICEBELOW10'-0" CLG8'-0"2'-0"3'-0"7'-0"512"12'-0"7'-1"3'-634"4'-0"2'-2"3'-212"4'-534"8'-012"4'-0"19'-612"6'-912"6'-4"17'-5"3'1'-812"6'9'-712"6'-912"10'-0"10'-4"1'-6"RAILINGRAILINGOVERHANGABOVE2'-9"5'-612"8'-312"2'-214"3'-212"2'-734"8'-012"3'-9"8'-0"12'-612"7'-0"OVERHANGABOVERAILINGRAILINGRAILING2'-814"2'-812"5'-034"3'-112"2'-9"16'-4"4'-2"8'-0"4'-2"16'-4"3'-0"7'-0"2'-0"7'-0"8'-512"12'-612"21'-0"ELEVATORFOYERRAILINGRAILING10'-8"5'-8"10'-4"4'-0"7'-0"20'-0"5'-10"5'-0"2"5'-0"2"4'-512"12'-10"4'-0"16'-4"8'-612"6'-8"5'-8"10'-4"4'-0"RAILINGRAILINGRAILINGUPUP1'-2"13'-2"30'-8"43'-10"33'-0"30'-8"1'-2"OVERHANGABOVE25'-5"3'-0"3'-7"4'-018"17'-078"7'-0"45'-0"3'-512"3'-11"9'-0"A1.32AA1.32CA1.32FA1.32FA1.32AK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAUPUPUPUPUP BALCONYPENTHOUSE2,534 SQ.FT.UNIT #61,244 SQ.FT.UNIT #7WALKWAY2880 DR.2880 DR.2080 DR.2680 DR.4050 X.O.3020 X.O.2880 DR.2880 DR.2080 DR.2680 DR.(2) B2020 FOHIGH WINDOW4050 X.O.4080 F.O.3020 X.O.3080 DRW/DLIVING ROOMKITCHENM. BATHM.BEDROOMBEDROOM#2M.BEDROOMBEDROOM#2BATHBATHM.BATHKITCHEN LIVING ROOMRANGE/ OVENSINKREFG'RDWW/DBALCONYWH.WH.10'-0" CLG10'-0" CLG10'-0" CLG10'-0" CLG3080 DR2680 DR2680 DR(2) B2020 FOHIGH WINDOW2060 S.H.2060 S.H.2060 S.H.2680 DR.CLOSETCLOSETCLOSETCLOSET4080 F.O.(3)4080 SGD(3)4080 SGDRANGE/ OVENSINKREFG'RDWW/D1,244 SQ.FT.10'-0" CLG 10'-0" CLG 10'-0" CLG10'-0" CLGSEATSEAT8020 F.OGLASS ABOVE8020 F.OGLASS ABOVETVTVTVTVTVTV2080 DR.RAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGDECK(2) 4080 SGDFP(2) 4080 SGD(3) 4080 SGD4050 XO4050 XO2020X.O.3060 S.H.3060 S.H.(2) 4080 SGD3080 DR.3080 DR.2680 DR.2680 DR.2680 DR.3080PKT.DR.3080 DR.3080 DR.2880 PKT.DR.M. BEDROOM12'-0" CLGBEDROOM #210'-0" CLGBEDROOM #310'-0" CLGBEDROOM#410'-0" CLG(2) 3080 DR.2680 DR.SPOOL WATER / HOT TUBLIVING ROOM12'-0" CLGKITCHEN12'-0" CEILINGDINING10'-0" CLGDECKM. BATHCLOSETLAUNDRYLINENPOWDERCLOSETBATH 3BATH 2BATHOVENSINKDWCOOKTOPREFG'RBREAKFASTBAR(2) 4080 SGD(3) 4080 SGD3080 DR.CASITA 370SQ.FT.HALLRAILSTORAGE3080 DR.ENTRYGLASS WALLSINK.UNDERC.REFG'RUNDERC.REFG'RBARSINKICEMAKERUPPERCABINETSBOOKCASEWDCLOSET3060 S.H.3020 X.O.OFFICEFIRSTFLOORDESKF/PSLIPPER TUBOVERHANGABOVEOVERHANGABOVEOVERHANGABOVEOVERHANGABOVEOVERHANGABOVEOVERHANGABOVE12'-0"CEILINGSKYLIGHTSKYLIGHTSKYLIGHTSKYLIGHT10" ØSKYLIGHTOFFICEBELOW10'-0" CLGWALKWAY2020X.O.DECKRAILINGRAILINGRAILINGOVERHANGABOVEOVERHANGABOVEOVERHANGABOVERAILINGRAILINGRAILINGELEVATORFOYERRAILINGRAILINGRAILINGRAILINGRAILINGUPUPOVERHANGABOVEOVERHANGABOVERAILINGRAILINGRAILINGBALCONYA1.32AA1.32DA1.32AA1.32CA1.32FA1.32FA1.32AA1.32BA1.32CA1.6ENLARGED FLOOR PLAN - 3d LEVEL FLOOR PLAN - PENTHOUSE CASITA & FOYER AREA SCALE: 1/4" = 1'-0"this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCT AK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS23d level - FLOOR PLAN - OVERALL FLOOR PLANSCALE: 1/4" = 1'-0"1ENLARGED FLOOR PLAN- 3d LEVEL - FLOOR PLAN- PENTHOUSE CASITA &FOYER AREA91'-0"45'-0"30'-8"56'-0"3rd LEVEL FLOOR PLANPENTHOUSE CASITA& FOYER K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDQ.BEDUPUPBALCONYUNIT #61,244 SQ.FT.UNIT #7WALKWAY2880 DR.2880 DR.2080 DR.2680 DR.4050 X.O.3020 X.O.2880 DR.2880 DR.2080 DR.2680 DR.(2) B2020 FOHIGH WINDOW4050 X.O.4080 F.O.3020 X.O.3080 DRW/DLIVING ROOMKITCHENM. BATHM.BEDROOMBEDROOM#2M.BEDROOMBEDROOM#2BATHBATHM.BATHKITCHENLIVING ROOMRANGE/ OVENSINKREFG'RDWW/DBALCONYWH.WH.10'-0" CLG10'-0" CLG10'-0" CLG10'-0" CLG3080 DR2680 DR2680 DR(2) B2020 FOHIGH WINDOW2060 S.H.2060 S.H.2060 S.H.2680 DR.CLOSETCLOSETCLOSETCLOSET4080 F.O.(3)4080 SGD(3)4080 SGDRANGE/ OVENSINKREFG'RDWW/D1,244 SQ.FT.10'-0" CLG 10'-0" CLG 10'-0" CLG10'-0" CLGSEATSEAT8020 F.OGLASS ABOVE8020 F.OGLASS ABOVETVTVTVTVTVTV2080 DR.RAILINGRAILINGRAILINGRAILINGOFFICEFIRSTFLOOROVERHANGABOVEOVERHANGABOVEOVERHANGABOVE4'-0"5'-0"4'-512"12'-10"4'-0"8'-612"4'-0"RAILINGRAILINGUP1'-2"OVERHANGABOVERAILINGRAILINGRAILING4'-0"2'-0"2'-0"4'-0"4'-0"4'-0"4'-0"4'-0"8'-0"4'-0"4'-0"4'-0"2'-0"2'-0"4'-0"2'-0"2'-0"6'-5"6'-4"12'-0"4'-0"12'-0"28'-0"12'-0"4'-0"12'-0"28'-0"1'-0"8'-11"2'-0"5'-5"3'-0"3'-7"4'-018"17'-078"7'-0"45'-0"3'-512"12'-0"8'-312"3'-0"2'-6"3'-0"8'-312"12'-0"3'-512"BALCONY28'-0"28'-0"56'-0"21'-612"10'-7"21'-612"1'-2"7'-0"10'-6"19'-5"15'-1"4'-0"45'-0"3'-0"9'-0"3'-1"1'-0"2'-0"6'-1034"2'-734"4'-10"3'-0"3'-634"4'-0"9'-3"6'-0"1'-912"23'-11"6'-1"2'-6"12'-6"45'-0"28'-0"28'-0"17'-8"12'-4"10'-612"4'-512"7'-512"4'-1012"2'-512"1'-1"11'-512"6'-1"3'-11"8'-1"4'-0"5'-712"6'-412"6'-412"5'-712"4'-0"8'-1"3'-11"12'-0"4'-0"3'-0"9'-0"2'-10"6'-1"A1.32AA1.32BA1.32CK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAUPUPUPUPUP BALCONYPENTHOUSE2,534 SQ.FT.UNIT #61,244 SQ.FT.UNIT #7WALKWAY2880 DR.2880 DR.2080 DR.2680 DR.4050 X.O.3020 X.O.2880 DR.2880 DR.2080 D R.2680 DR.(2) B2020 FOHIGH WINDOW4050 X.O.4080 F.O.3020 X.O.3080 DRW/DLIVING ROOMKITCHENM. BATHM.BEDROOMBEDROOM#2M.BEDROOMBEDROOM#2BATHBATHM.BATHKITCHENLIVING ROOMRANGE/ OVENSINKREFG'RDWW/DBALCONYWH.WH.10'-0" CLG10'-0" CLG10'-0" CLG10'-0" CLG3080 DR2680 DR2680 DR(2) B2020 FOHIGH WINDOW2060 S.H.2060 S.H.2060 S.H.2680 DR.CLOSETCLOSETCLOSETCLOSET4080 F.O.(3)4080 SGD(3)4080 SGDRANGE/ OVENSINKREFG'RDWW/D1,244 SQ.FT.10'-0" CLG 10'-0" CLG 10'-0" CLG10'-0" CLGSEATSEAT8020 F.OGLASS ABOVE8020 F.OGLASS ABOVETVTVTVTVTVTV2080 DR.RAILINGRAILINGRAILINGRAILINGRAILINGRAILINGRAILINGDECK(2) 4080 SGDFP(2) 4080 SGD(3) 4080 SGD4050 XO4050 XO2020X.O.3060 S.H.3060 S.H.(2) 4080 SGD3080 DR.3080 DR.2680 DR.2680 DR.2680 DR.3080PKT.DR.3080 DR.3080 DR.2880 PKT.DR.M. BEDROOM12'-0" CLGBEDROOM #210'-0" CLGBEDROOM #310'-0" CLGBEDROOM#410'-0" CLG(2) 3080 DR.2680 DR.SPOOL WATER / HOT TUBLIVING ROOM12'-0" CLGKITCHEN12'-0" CEILINGDINING10'-0" CLGDECKM. BATHCLOSETLAUNDRYLINENPOWDERCLOSETBATH 3BATH 2BATHOVENSINKDWCOOKTOPREFG'RBREAKFASTBAR(2) 4080 SGD(3) 4080 SGD3080 DR.CASITA 370SQ.FT.HALLRAILSTORAGE3080 DR.ENTRYGLASS WALLSINK.UNDERC.REFG'RUNDERC.REFG'RBARSINKICEMAKERUPPERCABINETSBOOKCASEWDCLOSET3060 S.H.3020 X.O.OFFICEFIRSTFLOORDESKF/PSLIPPER TUBOVERHANGABOVEOVERHANGABOVEOVERHANGABOVEOVERHANGABOVEOVERHANGABOVEOVERHANGABOVE12'-0"CEILINGSKYLIGHTSKYLIGHTSKYLIGHTSKYLIGHT10" ØSKYLIGHTOFFICEBELOW10'-0" CLGWALKWAY2020X.O.DECKRAILINGRAILINGRAILINGOVERHANGABOVEOVERHANGABOVEOVERHANGABOVERAILINGRAILINGRAILINGELEVATORFOYERRAILINGRAILINGRAILINGRAILINGRAILINGUPUPOVERHANGABOVEOVERHANGABOVERAILINGRAILINGRAILINGBALCONYA1.32AA1.32DA1.32AA1.32CA1.32FA1.32FA1.32AA1.32BA1.32CA1.7-SCALE: 1/4" = 1'-0"this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCT AK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS23d LEVEL -FLOOR PLAN - OVERALL FLOOR PLANSCALE: 1/4" = 1'-0"1ENLARGED FLOOR PLAN- 3d LEVEL - FLOOR PLAN- UNIT 6 & 791'-0"ENLARGED FLOOR PLAN - 3d LEVEL FLOOR PLAN - UNIT 6 & 7 SCALE: 1/4" = 1'-0"33rd LEVEL FLOOR PLANUNITS 6 & 7 1'-6"12'-0"3'-0"40'-8"12'-0"10'-0"1'-6"8"1'-6"10'-0"3'-6"40'-8"12'-0"3'-0"1'-6"2'-6"11'-6"MAINSTAIRCASEELEVATORA2.1FRONT EAST ELEVATION SCALE: 3/16" = 1'-0"EXTERIOR ELEVATIONS21LEFT - SOUTH ELEVATIONSCALE: 3/16" = 1'-0"STUCCO SPECIFICATION7/8" EXTERIOR CEMENT PLASTER-SEE CRC / R 703.63 COAT STUCCONOTE:ALL EXTERIOR ELEVATION DIMENSIONSARE APPROXIMATE, SUBJECT TO TRUSSSIZE, HEIGHT OF BUILDING MEASUREDFROM TOP OF ROOF TO PAD, NOT TOEXCEED 17'-0".this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS 1'-6"12'-0"3'-0"40'-8"12'-0"1'-6"10'-0"8"FIRESTAIRCASE #2FIRESTAIRCASE #18"1'-6"12'-0"3'-0"40'-8"12'-0"1'-6"10'-0"FIRESTAIRCASE #1MAINSTAIRCASEFIRESTAIRCASE #2A2.2REAR - WEST ELEVATION SCALE: 3/16" = 1'-0"EXTERIOR ELEVATIONS21RIGHT - NORTH ELEVATIONSCALE: 3/16" = 1'-0"STUCCO SPECIFICATION7/8" EXTERIOR CEMENT PLASTER-SEE CRC / R 703.63 COAT STUCCONOTE:ALL EXTERIOR ELEVATION DIMENSIONSARE APPROXIMATE, SUBJECT TO TRUSSSIZE, HEIGHT OF BUILDING MEASUREDFROM TOP OF ROOF TO PAD, NOT TOEXCEED 17'-0".this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS A-2.3 EAST/ NORTH ELEVATION / CORNER SCALE: N.T.S.EXTERIOR ELEVATIONS- 3D21SOUTH / EAST ELEVATION / CORNER SCALE: N.T.S.2FRONT - EAST ELEVATIONSCALE: N.T.S.this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS (12) FIXTURE "B" IN BLDGFLOOR ABOVE(5) FIXTURE "B" INBALCONY FLOOR ABOVELANDSCAPE(10) FIXTURE "D"(12) FIXTURE "B" INWALKWAY ABOVE(8) FIXTURE "D"(4) FIXTURES "B" IN BALCONY ABOVE0"R28'-0"26'-0"UPUPUPUPUPL-2.0OUTDOOR LIGHTING -FIRSTFLOORELECTRICAL PLAN -FIRST FLOOR SCALE: 3/16" = 1'-0"1this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS LP-1.01st FLOOR PHOTOMETRICLIGHTINGthis office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS (6) FIXTURE "B" INFLOOR BALCONY(4) FIXTURE "B" INBALCONY FLOOR ABOVE(5) FIXTURE "B" INTERRACE FLOOR ABOVE(7) FIXTURE "B" INWALKWAY FLOORABOVE(9) FIXTURE "B" IN WALKWAYFLOOR ABOVE(4) FIXTURE "B" INBALCONY FLOOR ABOVE(4) FIXTURE "B"IN BALCONYFLOOR ABOVEUPUPELEVATORBALCONYTERRACEUNIT #11,244 SQ.FT.UNIT #21,244 SQ.FT.WALKWAYWALKWAYRAILINGRAILINGBALCONYUNIT #31,260 SQ.FT.UNIT #41,260 SQ.FT.UNIT #51,260 SQ.FT.COLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNCOLUMNBALCONYBALCONYBALCONYBALCONYBALCONYK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDQ.BEDUPUPUPUPUP5ELECTRICAL PLAN -SECOND FLOOR L-3.0OUTDOOR LIGHTING-SECOND FLOORSCALE: 3/16" = 1'-0"1this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS LP-2.02nd FLOOR PHOTOMETRICLIGHTINGthis office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS (4) FIXTURE "B" INSOFFIT ABOVE(5) FIXTURE "B" INTERRACE FLOOR ABOVE(9) FIXTURE "B" IN SOFFIT ABOVE(4) FIXTURE "B" IN SOFFIT ABOVE(8) FIXTURE "B" INSOFFIT ABOVE(4) FIXTURE "B" IN SOFFIT ABOVE(8) FIXTURE "B" IN SOFFIT ABOVE(7) FIXTURE "B" INSOFFIT ABOVEBALCONYTERRACEBALCONYBALCONYPENTHOUSE2,534 SQ.FT.UNIT #6UNIT #7WALKWAYWALKWAYLIVING ROOMKITCHENM. BATHM.BEDROOMBEDROOMM.BEDROOMBEDROOMBATHBATHM. BATHKITCHENLIVING ROOMRAILINGBALCONYRAILINGOVERHANGBALCONYM.BEDROOMBEDROOM #2BEDROOM #3BEDROOM #4SPOOL WATER/ HOT TUBLIVING ROOMKITCHENDININGDECKM. BATHCLOSETLAUNDRYLINENPOWDERCLOSETBATH 3BATH 2BATHBREAKFASTBARCASITA370 SQ.FT.HALLENTRYBOOKCASECLOSETK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAK.BEDQ.BEDQ.BEDK-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINA K-2210CAXTONLAVATORYVITREOUS CHINAUPUPUPUPUP ELECTRICAL PLAN -THIRD FLOOR L-4.0OUTDOOR LIGHTING-THIRD FLOORSCALE: 3/16" = 1'-0"1this office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS LP-3.03rd FLOOR PHOTOMETRICLIGHTINGthis office must be notified inby these drawings.dimensions and conditions shownwriting of any variation from theThe contractor shall verify andbe responsible for all dimensionsand conditions on the job and#BYREVISIONDATEDATE ISSUED106.15.20PLAN CHECKCORRECTIONSPROJECT TITLE:IAY SIOCTAK.ESRIG ETIVNILNAAN LCAIFORFARENERM.PREDETE NNSSAPNOIARALOF KREIG NO.C 34055EXP. 6/30/21K. M. KRIPANARAYANAN, P.E. CONSULTING 2210 RANCHO SUMMITPH: (619) 249-2560ALPINE, CA 91901"THE PEAK"LA QUINTA, CA 9225350-355 DESERT CLUB DR.Dr. NISHA JACKSONSHEET DESCRIPTIONPLANS PREPARED BY:PROFESSIONAL ENGINEER SCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxxSCALEDRAWN BYCHECKED BY DATESHEET NUMBERJOB NO.11.24.20KMKAS NOTED20-xxx205.12.21PLANING CHECKCORRECTIONS City of La Quinta PLANNING COMMISSION MEETING: September 14, 2021 STAFF REPORT AGENDA TITLE: ADOPT RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2021-0003 (TTM 38165) FOR CONDOMINIUM PURPOSES FOR DUNE PALMS PROJECT. CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THE PROJECT IS EXEMPT UNDER CEQA GUIDELINES SECTION 15301, EXISTING FACILITIES. LOCATION: 47120 DUNE PALMS ROAD PROJECT INFORMATION CASE NUMBER: TENTATIVE TRACT MAP 2021-0003 (TTM 38165) APPLICANT/OWNER: JAJ DESERT PARTNERS, LLC REQUEST: ADOPT RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2021-0003 FOR CONDOMINIUM PURPOSES FOR AN EXISTING BUILDING LOCATION:APN 600-020-010 CEQA: THE CITY OF LA QUINTA DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE PROJECT IS EXEMPT FROM CEQA UNDER CEQA GUIDELINES SECTION 15301, EXISTING FACILITIES. GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: REGIONAL COMMERCIAL EXISTING COMMERCIAL SOUTH: COMMERCIAL PARK EXISTING COMMERCIAL EAST: REGIONAL COMMERCIAL VACANT LAND/HOTEL WEST: REGIONAL COMMERCIAL EXISTING COMMERCIAL PUBLIC HEARING ITEM NO. 2 69 RECOMMENDATION Adopt resolution to approve Tentative Tract Map 2021-0003 (TTM 38165) subject to the Findings and Conditions of Approval and find the project exempt from CEQA pursuant to CEQA Guidelines Section 15301, Existing Facilities. EXECUTIVE SUMMARY An existing and operational 23,537 square foot (sf) commercial building is located at 47120 Dune Palms Road. The Owner/Applicant proposes to modify the existing building to have individual suites for individual ownership, through processing a commercial condominium map. The proposed tentative tract map will make no physical changes to the existing building. BACKGROUND/ANALYSIS The existing 23,537 sf building at 47120 Dune Palms Road has one existing tenant, currently Encore Design Studio, on a 1.88 acre parcel (Attachment 1). The Tentative Tract Map (TTM) subdivides the building for condominium purposes (Attachment 2). The proposal will create seven (7) suites within the existing building for individual ownership, ranging in size from 2,551 sf to 5,064 sf. No physical changes to the existing building are included in this proposal. All development standards, including parking, would remain consistent after finalization of this map. AGENCY AND PUBLIC REVIEW Public Agency Review All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice This project was advertised in The Desert Sun newspaper on September 3, 2021, and mailed to all property owners within 500 feet of the site. No written comments have been received as of the date of this writing. ENVIRONMENTAL REVIEW The Design and Development Department has determined that this project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301, Existing Facilities. This project includes no physical changes to an existing building and is for condominium mapping purposes only. 70 Prepared by: Carlos Flores, Senior Planner Approved by: Danny Castro, Design and Development Director Attachments: 1. Aerial Map 2. Tentative Tract Map 2021-0003 (TTM 38165) 71 PLANNING COMMISSION RESOLUTION 2021- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 38165 (TTM 2021-0003) FOR CONDOMINIUM PURPOSES FOR AN EXISTING BUILDING CASE NUMBERS: TENTATIVE TRACT MAP 2021-0003 (TTM 38165) APPLICANT: JAJ DESERT PARTNERS WHEREAS, the Planning Commission of the City of La Quinta, California did, on September 14, 2021, hold a duly noticed Public Hearing to consider a request by JAJ Desert Partners for approval of a Tentative Tract Map for condominium purposes for an existing 23,537 square foot commercial building on a 1.88 acre parcel, more particularly described as: APN 600-020-010 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 3, 2021 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Tentative Tract Map: 1.Tentative Tract Map 38165 is consistent with the La Quinta General Plan. The Tentative Tract Map is consistent with the Regional Commercial land use designation as set forth in the General Plan and is consistent with the Dune Palms Plaza Specific Plan. 2.The design and improvement of Tentative Tract Map 38165 is consistent with the La Quinta General Plan and Dune Palms Plaza Specific Plan with the implementation of recommended conditions of approval to ensure consistency for the suites proposed on the lots created herein. 3.The design of Tentative Tract Map 38165 are not likely to cause substantial environmental damage, nor substantially and avoidably 72 Planning Commission Resolution 2021- TENTATIVE TRACT MAP 2021-0003 (TTM 38165) Dune Palms Condominium Map Adopted: Page 2 of 3 injure fish or wildlife or their habitat. The Design and Development Department has determined that the proposed project is exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301, Existing Facilities. The project proposes condominium map for an existing building with no physical changes proposed to the building or project site. 4.The design of Tentative Tract Map 38165 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. No physical changes are proposed to the building as part of this proposal. 5.The design and improvements required for Tentative Tract Map 38165 will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the above project be determined by the Planning Commission to be exempt from California Environmental Quality Act pursuant to CEQA Guidelines Section 15301, Existing Facilities. SECTION 3. That it does hereby approve Tentative Tract Map 2021-0003 (TTM 38165), for the reasons set forth in this Resolution and subject to the attached Conditions of Approval (Exhibit A). PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on September 14, 2021, by the following vote: 73 Planning Commission Resolution 2021- TENTATIVE TRACT MAP 2021-0003 (TTM 38165) Dune Palms Condominium Map Adopted: Page 3 of 3 AYES: NOES: ABSENT: ABSTAIN: ____________________________ STEPHEN T. NIETO, Chairperson City of La Quinta, California ATTEST: _________________________________________ DANNY CASTRO, Design and Development Director City of La Quinta, California 74 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2021-0003 (TTM 38165) APPLICANT: JAJ DESERT PARTNERS ADOPTED: PAGE 1 OF 4 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 Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2.This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code (“LQMC”). The City of La Quinta’s Municipal Code can be accessed on the City’s Web Site at www.la-quinta.org. 3.Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: •Riverside County Fire Marshal •La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit) •La Quinta Design and Development Department •Riverside Co. Environmental Health Department •Desert Sands Unified School District (DSUSD) •Coachella Valley Water District (CVWD) •Imperial Irrigation District (IID) •California Regional Water Quality Control Board (CRWQCB) •State Water Resources Control Board •SunLine Transit Agency (SunLine) •South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of 75 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2021-0003 (TTM 38165) APPLICANT: JAJ DESERT PARTNERS ADOPTED: PAGE 2 OF 4 improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4.This Tentative Tract Map shall expire 36 months after approval, September 14, 2024, unless an extension is granted per La Quinta Municipal Code Section 13.12.160. 5.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). 6.Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 8.Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the right of way documents for the development or other agreements as approved by the City Engineer. 76 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2021-0003 (TTM 38165) APPLICANT: JAJ DESERT PARTNERS ADOPTED: PAGE 3 OF 4 9.Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking, access aisles that access public streets and open space/drainage facilities of the development. Said rights shall also include reciprocal access and reciprocal parking rights within Tentative Tract Map 38165 and easements for utility lines to the satisfaction of the City Engineer. 10.Where public facilities are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 11.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. 12.Direct vehicular access to Dune Palms Road is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 13.The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 14.Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City’s map checker on a storage media acceptable to the City Engineer. MAINTENANCE 15.The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 16.The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. 77 EXHIBIT APLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2021-0003 (TTM 38165) APPLICANT: JAJ DESERT PARTNERS ADOPTED: PAGE 3 OF 4 FEES AND DEPOSITS 17.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 18.Fire Lane marking: Identification and marking of fire lanes, including curb details and signage shall be in compliance with Riverside County Fire Department Standards. 19.Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 20.Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. 21.Fire Sprinkler System: Existing fire sprinkler system shall be maintained and tested in compliance with NFPA 25 requirements. Modifications to the fire sprinkler system will require separate deferred submittal to the Office of the Fire Marshal. 22.Fire Alarm and Detection System: Existing water flow monitoring alarm system shall be maintained and tested in compliance with NFPA 72. Modification to the fire alarm system will require separate deferred submittal to the Office of the Fire Marshal. 23.Addressing: It is suggested to update the unit addressing to be in compliance with USPS and Riverside County Fire Department standards. Alpha-numerics are no longer supported. (Suggested 101, 102, 103, 104, 105, 106 and 107) 78 ATTACHMENT 1 79 78 ATTACHMENT 2ATTACHMENT 281 City of La Quinta PLANNING COMMISSION MEETING: September 14, 2021 STAFF REPORT AGENDA TITLE: ADOPT A RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2020-0006 (TTM 37929) FOR 10 RESIDENTIAL LOTS ON 18.37 ACRES WITHIN THE SILVERROCK RESORT SPECIFIC PLAN AREA. CEQA: FINDINGS OF ENVIRONMENTAL ASSESSMENT 2014-1003 APPLY AND NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED. LOCATION: WITHIN THE CENTRAL PORTION OF THE SILVERROCK RESORT, BOUNDED BY SILVERROCK WAY. PROJECT INFORMATION CASE NUMBER: TENTATIVE TRACT MAP 2020-0006 (TTM 37929) APPLICANT: SILVERROCK LUXURY RESIDENCES PROJECT: SILVERROCK PENDRY GOLF BUNGALOWS REQUEST: ADOPT RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2020-0006 FOR PENDRY BUNGALOW RESIDENCES LOCATION: APN 777-490-045 CEQA: THE CITY OF LA QUINTA CITY COUNCIL ON NOVEMBER 4, 2014 APPROVED ENVIRONMENTAL ASSESSMENT 2014-1003 FOR THE ORIGINAL PROJECT VIA RESOLUTION 2014-059, IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE DEPARTMENT HAS DETERMINED THAT THE PROJECT HAS NOT SUBSTANTIALLY CHANGED, AND THAT THE FINDINGS OF ENVIRONMENTAL ASSESSMENT 2014-1003 STILL APPLY TO THIS PROJECT. NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED. GENERAL PLAN DESIGNATION: TOURIST COMMERCIAL ZONING DESIGNATION: TOURIST COMMERCIAL PUBLIC HEARING ITEM NO. 3 82 SURROUNDING ZONING/ LAND USES: NORTH: GOLF COURSE GOLF DRIVING RANGE SOUTH: TOURIST COMMERCIAL VACANT EAST: GOLF COURSE GOLF DRIVING RANGE WEST: TOURIST COMMERCIAL/GOLF COURSE VACANT/ GOLF COURSE RECOMMENDATION Adopt resolution to approve Tentative Tract Map 2020-0006 (TTM 37929) subject to the Findings and Conditions of Approval and find the project consistent with Environmental Assessment 2014-1003. EXECUTIVE SUMMARY •A Purchase, Sale and Development Agreement (PSDA) with SilverRock Development Company was approved in November 2014 to facilitate sale of property and implement the SilverRock Specific Plan, originally approved in 2006. The PSDA includes the Montage and Pendry projects, consisting of a 140-room luxury Montage hotel, 29 hotel-branded residences, a spa, a meeting and conference center, and a shared service facility, 200-key Pendry hotel, a new golf course clubhouse, 10 Pendry golf bungalows, and a 66-unit condominium development. •In December 2016, the Planning Commission recommended to the City Council approval of Site Development Permit (SDP) 2016-0009, which included the approval of the architecture, site, and landscape design of the 10 golf bungalows. In January 2017, the City Council approved SDP 2016-0009. •The TTM, which is the subject of this request, subdivides the property into 10 residential lots and infrastructure associated with the 10-unit residential development (Attachment 2). The map identifies utility and access easements, lot lines, and building outlines. The TTM does not include the architecture, site, and landscape design because that component of the project was approved under SDP 2016-009 as stated above. BACKGROUND/ANALYSIS The site is located north of the existing All-American Canal, bounded by SilverRock Way to the north. (Attachment 1). The TTM is a continuation of the development plan for the SilverRock Specific Plan, approved in 2006. This component of the plan subdivides the property into 10 residential lots and infrastructure associated with the Pendry Hotel. The map identifies utility and 83 access easements, lot lines, and building outlines. The lots conform to the preliminary layout included in SDP 2016-0009. AGENCY AND PUBLIC REVIEW Public Agency Review All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice This project was advertised in The Desert Sun newspaper on September 3, 2021 and mailed to all property owners within 500 feet of the site. No written comments have been received as of the date of this writing. ENVIRONMENTAL REVIEW The City Council, on November 14, 2014, adopted Environmental Assessment 2014-1003 for this project via Resolution 2014-059, in compliance with the requirements of CEQA. This approval included approving an addendum to Mitigated Negative Declaration of Environmental Assessment No. 2002-453 and Addendum No. 2006-568. The Design and Development Director has determined that the project is substantially the same as the previously approved project and that the findings and mitigation measures contained in EA 2014-1003 shall apply to this project. No further environmental review is required. Prepared by: Sijifredo Fernandez, Associate Planner Approved by: Danny Castro, Design and Development Director Attachments: 1. Vicinity Map 2. Tentative Tract Map 2020-0006 (TTM 37929) Plan Set 84 PLANNING COMMISSION RESOLUTION 2021- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP TTM 2020- 0006 (TTM 37929) FOR PENDRY BUNGALOW RESIDENCES CASE NUMBER: TENTATIVE TRACT MAP 2020-0006 (TTM 37929) APPLICANT: SILVERROCK LUXURY RESIDENCES WHEREAS, the Planning Commission of the City of La Quinta, California did, on September 14, 2021, hold a duly noticed Public Hearing to consider a request by SilverRock Development Company for Tentative Tract Map approval of a map for 10 Residential Lots on 18.37 acres, more particularly described as: APN 777-490-045 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 3, 2021 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Tentative Tract Map: 1. Tentative Tract Map 37929 is consistent with the La Quinta General Plan, and Specific Plan 2006-080, as amended. The Tract Map is consistent with the Tourist Commercial land use designation as set forth in the General Plan, and as set forth in Specific Plan 2006-080. 2. The design and improvement of Tentative Tract Map 37929 is consistent with the La Quinta General Plan, and Specific Plan 2006- 080 with the implementation of recommended conditions of approval to ensure consistency for the homes proposed on the lots created herein. The project density is consistent with the La Quinta General Plan and Specific Plan 2006-080 and is comparable to surrounding residential development. 85 Planning Commission Resolution 2020- TENTATIVE TRACT MAP 2020-0006 (TTM 37929) SilverRock Luxury Residences Adopted: Page 2 of 3 3. The design of Tentative Tract Map 37929 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Design and Development Department prepared Environmental Assessment (EA) 2014-1003, in compliance with the requirements of the California Environmental Quality Act (CEQA). The City Council, on November 14, 2014, adopted Environmental Assessment 2014-1003 for this project via Resolution 2014-059, in compliance with the requirements of CEQA. This approval included adopting an addendum to Mitigated Negative Declaration of Environmental Assessment No. 2002-453 and Addendum No. 2006- 568. The Design and Development Director has determined that the project is substantially the same as the previously approved project, that conditions have not changed, and that the findings and mitigation measures contained in EA 2014-1003 shall apply to this project. 4. The design of Tentative Tract Map 37929 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The design and improvements required for Tentative Tract Map 37929 will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the above project be determined by the Planning Commission to be consistent with Environmental Assessment 2014-1003; 86 Planning Commission Resolution 2020- TENTATIVE TRACT MAP 2020-0006 (TTM 37929) SilverRock Luxury Residences Adopted: Page 3 of 3 SECTION 3. That it does hereby approve Tentative Tract Map 2020-0006 (TTM 37929), for the reasons set forth in this Resolution and subject to the attached Conditions of Approval (Exhibit A). PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on September 14, 2021, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ STEPHEN T. NIETO, Chairperson City of La Quinta, California ATTEST: _________________________________________ DANNY CASTRO, Design and Development Director City of La Quinta, California 87 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 1 OF 15 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 Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code (“LQMC”). The City of La Quinta’s Municipal Code can be accessed on the City’s Web Site at www.la-quinta.org. 3. Tentative Tract Map No. 37929 shall comply with all applicable conditions and/or mitigation measures for the following related approval(s): SDP 2016-0009 Tentative Parcel Map 37207 Environmental Assessment 2014-1003 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 4. This Tentative Tract Map shall expire 36 months after approval, September 14, 2024, unless an extension is granted per La Quinta Municipal Code Section 13.12.160. 5. 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 (Development Services Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit) • La Quinta Design and Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) 88 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 2 OF 15 • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 6. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 7. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2009-0009-DWQ and Order No. 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”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 89 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 3 OF 15 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The inclusion in the Homeowners’ Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post-construction BMPs as required. 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 documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 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 documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 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. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 12. The applicant shall offer for dedication on the Final Map all public street right-of-way in conformance with the City’s General Plan, Municipal Code, applicable specific plans, 90 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 4 OF 15 and/or as required by the City Engineer. 13. When the City Engineer determines that access rights to the proposed street right-of- way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 14. 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. 15. Direct vehicular access to SilverRock Way is restricted, except for those access points identified on the Tentative Tract Map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 16. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 17. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. PARKING LOTS AND ACCESS POINTS 18. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking spaces and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans so that accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2-foot overhang for all parking spaces or as approved by the City Engineer. One van accessible parking space is required per 6 accessible parking spaces. 91 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 5 OF 15 F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, dedicated turn lanes, ADA accessibility route to public streets and other features shown on construction plans may require additional widths and other improvements as may be determined by the City Engineer. 19. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b. or the approved equivalents of alternate materials. 20. 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. 21. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 22. 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 qualified engineers. 23. All vehicle gates shall be illuminated and/or provide reflective signs as may be determined by the Traffic Engineer. FINAL MAPS 24. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. IMPROVEMENT PLANS 92 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 6 OF 15 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. 25. 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). 26. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Rough Grading Plan 1" = 40' Horizontal B. On-Site Precise Grading Plan 1” = 20’ Horizontal C. PM10 Plan 1” = 40’ Horizontal D. Erosion Control Plan 1” = 40’ Horizontal E. Final WQMP (Plan submitted in Report Form) 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. 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 City Engineer. “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. In addition to the normal set of improvement plans, a “precise grading” plan is required to be submitted for approval by the Building Official, Planning Manager, and the City Engineer. 93 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 7 OF 15 “Precise Grading” plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and accessible requirements. 27. Access ways shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts shall be restored to standard curb height prior to final inspection of permanent building(s). 28. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 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.laquintaca.gov). 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. 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 sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 32. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 33. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the 94 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 8 OF 15 applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 34. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 35. Depending on the timing of the development of this Tentative Tract Map, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. 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 20% of total Building Permits. 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. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. 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. 37. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, 95 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 9 OF 15 withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 38. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 39. 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. 40. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, and B. A preliminary geotechnical (“soils”) report prepared by a professional registered in the State of California, and 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), and E. A Final WQMP prepared by an authorized professional registered in the State of California, and F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. 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. 41. 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 96 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 10 OF 15 either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 42. Building pad elevations on the precise grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 43. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 44. Prior to the issuance of a building permit for any building lot, the applicant shall provide a pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 45. This development shall comply with LQMC Chapter 8.11 (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City’s Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish elevation certifications, as required by FEMA, that the above conditions have been met. DRAINAGE 46. Stormwater handling shall conform with the approved hydrology and drainage report for Tentative Tract Map 37929 or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 47. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 97 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 11 OF 15 48. 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. 49. Stormwater may not be retained in landscaped parkways or landscaped setback lots unless approved by the City Engineer. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 50. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 51. 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. 52. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 53. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. 98 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 12 OF 15 FIRE DEPARTMENT 54. Fire Hydrant 3-feet clearance: Fire hydrants and other Fire Protection Equipment shall be provided with a minimum 3-feet radius clearance around the circumference of the device. (CFC 507.5.5, 509.2.1 & 912.4.2) 55. Fire Department Access: Access roads shall be provided to within 150 feet to all portions of all buildings and shall have an unobstructed width of not less than 24-feet exclusive of curb-side parking, bike lanes and other roadway features. The construction of the access roads shall be all weather and capable of sustaining 40,000 lbs. over two axles for areas of residential development and 60,000 lbs. over two axels for commercial developments. Ref. CFC 503.1.1 and 503.2.1 as amended by the City of La Quinta. A. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage shall be in compliance with Riverside County Fire Department Standards. Submit Signing and Striping plans to the City of La Quinta and ensure Office of the Fire Marshal routing and review. 56. Approved Alternative Materials & Methods: The project proposed the use of Grasspave2 assembly for a portion of the Fire Access used for the required secondary means of egress/access. This has been approved by the County Fire Chief as recorded under La Quinta Fire Permit FCMP2019-0011. Future construction review and conditioning of the assembly under either a Precise Grading Permit or On-site Street Improvement review is required. 57. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 58. Grading Permit Fire Department Review: Submittal to the Office of the Fire Marshal for Precise Grading Permit will be required. 59. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. BCPR2019- 0012 Approved-Conditions - Expired 6/16/2020 60. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1 61. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two- family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and approval prior to installation. Ref. CRC 99 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 13 OF 15 313.2 62. Knox Box and Gate Access: All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Manually operated gates shall be provided with Knox access, either by padlock arrangement or Knox Box with key supply. Ref. CFC 506.1 63. Addressing: All residential dwellings shall display street numbers in a prominent location on the street side of the residence. All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 Final Tract Map Reviews: Office of the Fire Marshal shall be routed for review of the Final Tract Map to ensure street naming conventions are acceptable and that selected names have been approved by Fire GIS. UTILITIES 64. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 65. 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. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 66. 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 67. 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 parking lots 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. 100 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 14 OF 15 LANDSCAPE AND IRRIGATION 68. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 69. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 70. 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). 71. The applicant shall submit final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Design and 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 Planning Manager and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and 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 Planning Manager shall review and approve any such revisions to the landscape plan. 72. All landscaping shall consist of, at minimum, 36” box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 73. A minimum of 50% of plantings classified “Shrubs, Perennials and Annuals” shall be provided as 5 gallon plants. This requirement shall be implemented on each Final Landscaping Plan submitted for review and approval to the City. MAINTENANCE 74. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 75. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, common areas, perimeter landscaping up to the 101 PLANNING COMMISSION RESOLUTION 2021- EXHIBIT A DRAFT ENGINEERING CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 2020-0006 (37929) SILVERROCK PENDRY GOLF BUNGALOWS PAGE 15 OF 15 curb, access drives, sidewalks, and stormwater BMPs. 76. The Applicant acknowledges that the City intends to form a SilverRock Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 77. The Applicant shall make provisions for maintenance of all common areas, public landscape areas, and storm water retention areas within Tract Map No. 37929 via one or a combination of the following methods prior to final map approval or as determined by the City Engineer: A. Applicant shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600 et seq.) to implement maintenance of all improved public landscape areas, landscape buffer, and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved common areas until such time as tax revenues are received from assessment of the real property. B. Applicant shall submit to the Design and Development Department Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure all private common areas and facilities will be maintained. A homeowner’s association or associations shall be created with the unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. FEES AND DEPOSITS 78. 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. 79. 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). 102 Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community, Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community City of La Quinta Design and Development Department TTM 37929Project Area Site Map September 14, 2021 ® Planning Division 103 S I L V E R ROC K W A Y A A 31'REMAINDER LOT PROP. PROJECT BOUNDARY & LOT LINE E X . R /W E X . C / L SI LVERROCK WAY 10'32'PROP. RECIPROCAL ACCESS & UTILITY EASEMENT N 29°18'31" W 35.67' N 4 4 ° 1 3 ' 2 5 " E 4 1 . 5 4 ' ∆=29°30'25" R=150.00' 77.25' N 45°57'24" W 20.00' ∆=32°00'59" R=85.00' 47.50' ∆=78°10'17" R=20.00' 27.29' ∆=26°28'18" R=53.50' 24.72' ∆=50°39'52" R=86.50' 76.49' ∆=00°07'32" R=2646.50' 5.80'30.5'2 10'2 10'1 30'3 10'1 LOT "A" 25,403 SF 0.58 AC. LOT 4 12,826 SF 0.29 AC. LOT 3 14,854 SF 0.34 AC. LOT 2 13,641 SF 0.31 AC. LOT 1 15,102 SF 0.35 AC. LOT 5 11,041 SF 0.25 AC. LOT 10 11,760 SF 0.27 AC. LOT 9 11,420 SF 0.26 AC. LOT 8 12,219 SF 0.28 AC. LOT 7 11,072 SF 0.25 AC. LOT 6 15,785 SF 0.36 AC. LOT "B" 3,545 SF 0.08 AC. VARIE S PROP. PROJECT BOUNDARY & LOT LINE 10'15.5'15.5'BIRDSONG AVENUE (PRIVATE STREET) 25,252 SF 0.58 AC. B I R D SONG A V E N U E ( P R I V A T E S T R E E T ) 2 7 , 0 9 4 S F / 0 . 6 2 AC . E X . P RO J EC T BOUNDA R Y& R /W P RO P . C .V .W .D . EA S EM EN T = 09°59'50" R = 1984.50' 346.26' = 08 ° 3 2'11 " R = 26 8 4. 5 0 ' 39 9 .9 6 'N 89°53'06" E 665.49' N 44°02'36" E 230.27' N 44°02'36" E 85.20' N 4 5 ° 5 7 ' 2 4 " W 8 2 . 1 9 ' = 63°22'47" R = 167.00' 184.73'111,412 SF 2.56 AC. PARCEL "C" / REMAINDER LOT BOUNDARY PER LLA 2020-XXX LOT "A" LOT "A" 178' 7 5 ' 155'172'6 1 ' 1 9 '146'16'15' 1 2 '82'1 3 ' 103'92'7 6 ' 3 4 '18'23' 101'106'23'18'58'18'23' 107'130'23'5'36' 107'130'63 '20'111'170'148' 199' 1 0 4 ' 8 0 ' 7 9 '13'85' 5 0 '204'85'15'162' 1 1 7 '99' A A PROP. R/W10'20.5'44.5'B B SECTION A-A SILVERROCK WAY (PRIVATE ROAD) N.T.S. 10' 15' 31' 0.5'0.5' 10' PROP. TRAVEL LANE 2% A.C. PAVEMENT OVER A.B. 2% 15'PROP. P.U.E. R/W PROP. R/W PROP. PROP. TRAVEL LANE PROP. P.U.E.NOPARKINGNOPARKINGEV CHARGINGEV CHARGINGLOT 4 VARIE S LOT 3 LOT 2 LOT 1 LOT 5 LOT 10LOT 9LOT 8LOT 7 LOT 6 S I LV E R ROCK WA Y DATA TABLE ASSESSOR'S PARCEL NUMBER:777-490-045 EXHIBIT DATE: JUNE 23, 2021 SOURCE OF TOPOGRAPHY: ADDRESS: INLAND AERIAL SURVEYS, INC. 7117 ARLINGTON AVENUE, SUITE "A" RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY:FEBRUARY 25, 2015 PUBLIC UTILITY PURVEYORS: EXISTING GROSS ACREAGE (EXISTING PARCEL "C" PER LLA 2020-XXX)7.40 AC. EXISTING ZONING: PROPOSED ZONING: EXISTING GENERAL PLAN LAND USE: PROPOSED GENERAL PLAN LAND USE: TOURIST COMMERCIAL (CT) TOURIST COMMERCIAL (CT) TOURIST COMMERCIAL LAND USE DESCRIPTION:ACREAGE: EXISTING EASEMENT NOTES: ZONE "X": AREA OF MINIMAL FLOOD HAZARD AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS. FEMA FLOOD ZONE DESIGNATION: PROPOSED PRIVATE LOTS 1 THRU 10 (PORTION OF PARCEL "C") APPLICANT: ADDRESS: CONTACT: 3551 FORTUNA RANCH ROAD ENCINITAS, CALIFORNIA 92024 JOHN GAMLIN EXHIBIT PREPARER: ADDRESS: MSA CONSULTING, INC. 34200 BOB HOPE DRIVE RANCHO MIRAGE, CALIFORNIA 92270 CONTACT:PAUL DEPALATIS, AICP TELEPHONE:(760) 320-9811 REVISIONS NO. DATE LIQUEFACTION:LOW LIQUEFACTION ZONE TOURIST COMMERCIAL LEGAL DESCRIPTION: DESCRIPTION ELECTRIC: GAS: TELEPHONE: WATER: CABLE: SEWER: USA: BEING A PORTION OF PARCEL "C" OF LLA 2020-XXX, LOCATED IN SECTION 8, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN. MSA CONSULTING, INC. > PLANNING > CIVIL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com SHEET SHEETS 1 OF 1 EAST NORTH SOUTH WEST CENTERLINE EASEMENT EXISTING (E) (N) (S) (W) C/L ESMT. EX. ABBREVIATIONS ACREAGEAC CURB AND GUTTERC&G ASSESSORS PARCEL NUMBERAPN E/P EDGE OF PAVEMENT A.C. ASPHALT CONCRETE MAX. MAXIMUM BOUNDARYBNDRY M.B. MAP BOOK SILVERROCK LUXURY RESIDENCES, LLC 2.98 AC. IMPERIAL IRRIGATION DISTRICT SOUTHERN CALIFORNIA GAS COMPANY FRONTIER COMMUNICATIONS COACHELLA VALLEY WATER DISTRICT SPECTRUM COACHELLA VALLEY WATER DISTRICT UNDERGROUND SERVICE ALERT (760) 335-3640 (877) 238-0092 (800) 921-8101 (760) 398-2651 (877) 719-3278 (760) 398-2651 (800) 227-2600 TELEPHONE:(951) 687-4252 TELEPHONE:(760) 238-2443 MIN. MINIMUM NUMBER PROPOSED RIGHT OF WAY TYPICAL NO. PROP. R/W TYP. P.U.E. PUBLIC UTILITY EASEMENT SF SQUARE FEET RADIUSR STANDARDSTD. P/L PROPERTY LINE N.T.S. NOT TO SCALE R-L LOW DENSITY (RESIDENTIAL) UG UNDERGROUND OVERHEADO/H OPEN SPACE / PARKSOS/PP PAGEPG. N.T.S. VICINITY MAP 50TH AVENUE CITY OF LA QUINTA SITE 48TH AVENUE 52ND AVENUEJEFFERSON STREETEISENHOWER DR.54TH AVENUEWASHINGTONSTREETSILVERROCK MADISON STREETCONCEPTUAL SITE PLAN NOTES:1.THIS MAP DOES NOT INCLUDE THE ENTIRE CONTIGUOUS OWNERSHIP OF THE 2. THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON THIS PROPERTY. LAND DIVIDER. SCHOOL DISTRICT:DESERT SANDS UNIFIED LAND OWNER: ADDRESS: CONTACT: 3551 FORTUNA RANCH ROAD ENCINITAS, CALIFORNIA 92024 JOHN GAMLIN SILVERROCK PHASE I, LLC TELEPHONE:(760) 238-2443 1 10' PUBLIC UTILITY EASMENT PER PARCEL MAP NO. 37207 2 10' EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES IN FAVOR OF SOUTHERN CALIFORNIA GAS COMPANY, RECORDED APRIL 28, 2005 AS INSTRUMENT NO. 2005-0337291, O.R. DESCRIBED AS BEING LOCATED 5' ON EACH SIDE OF GAS LINE AS INSTALLED. (CANNOT BE LOCATED FROM RECORD DOCUMENT - SHOWN HEREON FROM AVAILABLE UTILITY RECORDS) 3 EASEMENT FOR SEWER AND INCIDENTAL PURPOSES IN FAVOR OF COACHELLA VALLEY WATER DISTRICT AS SHOWN OR DEDICATED ON PMB 224/24-39. TENTATIVE TRACT MAP NO. 37929 IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA REMAINDER LOT (PORTION OF PARCEL "C")2.56 AC. TOTAL NET ACREAGE (INCLUDES REMAINDER LOT)7.40 AC. PROPOSED PRIVATE OPEN SPACE LOTS "A" & "B" (PORTION OF PARCEL "C") 0.66 AC. PROPOSED PRIVATE STREET BIRDSONG AVENUE (PORTION OF PARCEL "C") 1.20 AC. PROPOSED NET ACREAGE (PORTION OF PARCEL "C")4.84 AC. EXISTING IRRIGATION EXISTING GAS EXISTING EASEMENT EXISTING ELECTRIC EXISTING IRRIGATION DRAIN LINE EXISTING CABLE EXISTING CONTOURS EXISTING SPOT ELEVATIONS LEGEND X EXISTING EASEMENT DELTA EXISTING LOT LINE EXISTING EDGE OF PAVEMENT EXISTING TELEPHONE EXISTING OVERHEAD TELEPHONE EXISTING SEWER EXISTING RIGHT OF WAY PROPOSED CURB PROPOSED EASEMENT PROPOSED PROJECT BOUNDARY EXISTING SEWER FORCE MAIN EXISTING WATER PROPOSED LOT LINE PROPOSED RIGHT OF WAY PROPOSED AND EXISTING CENTER LINE EXISTING PROJECT BOUNDARY PROP. PROJECT BOUNDARY (TYP.) PROP. RECIPROCAL ACCESS & UTILITY EASEMENT A PROPOSED EASEMENT NOTES: COACHELLA VALLEY WATER DISTRICT. INDICATES DEDICATED DOMESTIC WATER AND SANITATION EASEMENT IN FAVOR OF (LOT "B" WILL BE DEDICATED FOR EMERGENCY ACCESS VEHICLES) (BIRDSONG AVENUE WILL BE DEDICATED FOR EMERGENCY ACCESS VEHICLES) B WITHIN BIRDSONG AVENUE 24FT EASEMENT FOR EMERGENCY VEHICLE ACCESS AND EGRESS SHALL BE MAINTAINED R:\2502\ACAD\Planning\Tentative Map\2502 TTM 37929.dwg, 6/23/2021 2:49:58 PM, ddewegeli, MSA Consulting, Inc.104 POWERPOINTS PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 1 Planning Commission Meeting September 14, 2021 Pledge of Allegiance 1 2 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 2 Planning Commission Meeting September 14, 2021 PH1 – SDP 2018-0015 The Peak Background •The 0.38-acre project site is currently vacant and surrounded by existing commercial buildings •Project site is within Village Commercial zone 3 4 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 3 Vicinity Map Desert Club DriveCalle Cadiz Analysis •Applicant proposes a 3-story mixed use project •Project includes: –Two ground floor commercial units –Eight (8) residential units –29 parking spaces, landscaping, and lighting 5 6 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 4 Site Development Permit •Project includes: –Two total buildings (3 stories) –1,272 sf and 1,593 sf commercial units –Seven identical 1,244 residential units (2 bedroom/2 bathroom) –One unit of 2,534 sf (4 bedrooms/4 bathrooms) Renderings 7 8 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 5 Elevations Site Development Permit •Project includes decks for every residential unit, foyer connecting building, and community pool •29 total parking spaces with 23 covered are proposed. Project requires 30 total with 17 covered, but Village zoning allows reduction 9 10 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 6 Site Plan Floor Plan 11 12 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 7 Landscaping Site Development Permit •Project includes pedestrian access to rest of Village Commercial zone •City’s General Plan and Municipal Code identifies mixed use projects within the Village Commercial zone as a goal of the City 13 14 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 8 Recommendation •Adopt a resolution to approve Site Development Permit 2018-0015 subject to the findings and conditions of approval and find the project exempt based on CEQA Guidelines Section 15332, Infill Development 15 16 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 9 Planning Commission Meeting September 14, 2021 PH2 – Tentative Tract Map 2021-0003 (TTM 38165) Dune Palms Condo Map Background •Existing 23,437 sf building at 47120 Dune Palms Road with one tenant •Building approved as part of Dune Palms Plaza Specific Plan 17 18 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 10 Vicinity Map Analysis •TTM 38165 subdivides the building for condominium purposes •Establishes seven suites ranging in size from 2,551 to 5,064 sf •No physical changes or land use review are part of this proposal 19 20 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 11 Tentative Tract Map 38165 Recommendation •Adopt a Resolution approving Tentative Tract Map 2021-0003 (TTM 38165) subject to the findings and conditions of approval. 21 22 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 12 Planning Commission Meeting September 14, 2021 PH3 – Tentative Tract Map 2020-0006 (TTM 37929) Pendry Bungalow Residences TTM 23 24 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 13 Background •SDP 2016-0009 for SilverRock approved in 2017 •Approved 10 residential golf bungalows units associated with Pendry hotel Vicinity Map 25 26 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 14 Tentative Tract Map 37929 Analysis •TTM 37929 subdivides and establishes 10 residential lots and infrastructure for 10 individual residential units 27 28 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 15 Special Condition of Approval •Approval of Tentative Tract Map 37929 does not include street names. Street names shall be approved prior to recording of the Final Map. Recommendation •Adopt a Resolution approving Tentative Tract Map 2020-0006 (TTM 37929) subject to the findings and conditions of approval. •With a Condition of Approval that Tentative Tract Map 37929 does not include street names. Street names shall be approved prior to recording of the Final Map 29 30 PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 16 31 WRITTEN PUBLIC COMMENT PLANNING COMMISSION MEETING SEPTEMBER 14, 2021 1 From:Steve Bonswor Sent:Monday, September 13, 2021 1:00 PM To:Tania Flores Subject:Wave park EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. I am a resident of Trilogy, La Quinta. My wife an I support the development of the wave park community and wave park. We share concern for the water use, however since there are not restrictions on private pool and spa construction, why should this one project be singled out? Have a responsible review and put proper restrictions on lighting, noise, etc. But let’s move this project forward. Thank you Steve Bonswor Sent from my iPhone PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT STEVE BONSWOR PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT Good afternoon, Chairperson, Commissioners and Staff. Thank you for serving our community. My name is Wendy Clarke; For 34 years, my family has lived full-time in the CV: 17 years ago, I moved to La Quinta. I am here to speak to Meriwether Companies request to rezone land for the proposed CM Wave Resort. John Gamlin, project president, shared he has managed S. LQ, luxury, residential neighborhoods. This resort is not similar with a massive artificial surf wave, stadium lighting, broadcast system, music, proposed events and STVRentals. Due to an agreement with The Thermal Redevelopment Project, this land provides little revenue from pass- through property tax $$. If rezoned, the city gains tax revenue, S. LQ resident’s quality of life is permanently and negatively impacted, and the environment denigrated. I am asking you to weigh three consequences of this proposed project:  As of Sept 10th, LQ has 1172 active STVR permits, and a moratorium on new requests. The developer is requesting a rezoning to add 750 STVR, more than 50% of LQ current STVR, at a single location. Beyond the 254 hotel and residential units in Commercial Planning Area III, the proposal includes 496 units in Low-Density Residential Planning Area II, as STVR and fractional homes. This will not be a residential neighborhood, rather rentals and co-owned multi-million $ residences housing 3-5K transients during events. The property is landlocked on 3 sides by residential neighborhoods and the 4th side by Coral Mountain. Who will monitor the traffic gridlock, noise, and compliance complaints? Who will be financially responsible for police presence at the pinch‐point entrance and exit?  Today, environmentally mindful, we face a life-threatening drought: Lakes/Reservoirs at their lowest levels in history. “California supplies 80% of the world almonds and trees are no longer being planted due to water shortages”. “The Federal Gov has declared first-ever water cuts”. The Surf Wave will deplete drinking water from our Aquifer supplied by the Colorado River. NPR reports, “The Colorado River is tapped out. Extremely dry conditions like the region is experiencing in 2021, make clear that the Colorado River is unable to meet all the demands communities in the Western U.S. have placed on it, and it's up to its biggest users to decide who has to rely on it less”. I trust we all agree that it is irresponsible for any governing body to approve The Wave, another golf course, or any project using a significant amount of drinking or agriculture water?  Beyond the 4 proposed annual events, temporary-use permit requests are likely. Kelly Slater makes public his support of artificial surf waves for Olympic training and competition. LA is the 2028 Summer Olympic host. What will these events look like? Unwelcome chaos for thousands of residents; traffic, noise, lights. Our neighborhoods are not transient or a tourist destination. We saved and with intent invested in homes away from a commercial corridor to retreat after a busy workday, exercise, enjoy nature, have friends and family visit. When I drive down Madison nearing home, there is a sense of calm. This paradise with 12 adjacent neighborhoods and several private residences deserves protection. I ask, if we are brutally honest regardless of where we live in LQ, would we embrace a resort, as proposed, adjacent to our home? What are our mutual responsibilities? o Evaluate traffic, post-pandemic to include owner, participant, guest, renter, service and vendor vehicles attending an event during our “season” (Jan-March) o Everyone reduces water consumption and honors the West’s devasting drought. PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT WENDY CLARK PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT o Observe the city’s General Plan 2035: The efficient use and conservation of the City’s water Resources” and “Livable Community and long-term quality of life of its residents” Yes, change is inevitable, the city’s vitality and attraction of youth, important. Meriwether has spent millions anticipating approval, aligning with Kelly Slater, Michael Schwab and other investors. The Wave project and location disregards residents and the environment. Please honor LQ’s established communities; reject this tourism/commercial rezoning request @ Coral Mountain. Respectfully submitted, Wendy Clarke PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT WENDY CLARK PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT 1 From:Bruce Francis Sent:Tuesday, September 14, 2021 2:33 PM To:Tania Flores Subject:Comments re: proposed Wave Park Resort EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. I have but four items to discuss as they relate to the the above subject matter: (1) First, it is inconceivable that anyone would spend $33,000,000 to purchase a piece of property knowing full well that they would need to have the property rezoned in a way that would be about 180 degrees from the current zoning. (2) If nothing else, the rezoning referred to above flies totally in face of the 2035 La Quinta Master Plan. (3) The current and on going drought is reason enough for the proposed rezoning/project approval to be denied. (4) The Wave Park proposal would be as out of place in its neighborhood as a 110 story office building would be were it to be constructed next to the La Quinta Civic Center. Respectfully, Bruce J. Francis A Trilogy La Quinta resident PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT BRUCE FRANCIS PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT 1 From:Derek Wong Sent:Monday, September 13, 2021 2:03 PM To:Tania Flores Subject:Tuesday's Planning Commission meeting EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Tanya, I'm planning to speak at tomorrow's PC meeting and have a question to ask: our group which opposes the Wave Pool project have 5-6 very pertinent letters that we want the PC members and yourself to have. The concern is that the sum total of these DEIR responses exceeds 100 pages per packet. Would it be possible for us to print, collate and hand out the 7 packets prior to my talk either in addition to sending it via email or not sending it via email at all? Please advise. Thank you, Derek Wong PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY DEREK WONG PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT Peninsular Bighorn Sheep - La Quinta Planning Commission presentation Sept. 14, 2021 Derek Wong References: Bighorn Institute letter dated August 3, 2021 Center for Biological Diversity letter dated August 6, 2021 California Department of Fish and Wildlife dated August 13, 2021 The California Environmental Quality Act (CEQA) is a California statute that makes environmental protection a mandatory part of every California state and local (public) agency's decision making process. The Draft Environmental Impact Report (DEIR) for the Coral Mountain Project must follow theses CEQA guidelines. The unsolicited letters from these three important organizations disprove the point made by the developer in the DEIR that the project site is not a habitat for Bighorn Sheep. This chart from the California Department of Fish and Wildlife tracked collared Big Horn sheep all over Coral Mountain. Bighorn sheep (which are a Federal endangered species) are known to be attracted to artificial water features and non-native plants. The Institute has tracked 35 Bighorn deaths in our area since 2012 due primarily these features. The developer’s DEIR response offers no mention of preventive measures whatsoever for their protection let alone acknowledging this issue. Dangers are not limited to the artificial water attractions but also invasive vegetation, pesticides, toxic substances, bacteria, accidents and habituation scenarios wherein they can become dependent on man-made sources for food and water. While much has been said regarding the 17, 80’ light towers and its potential to ruin our area’s dark nights, documented studies referenced by the Center for Biological Diversity have shown that artificial light has detrimental impacts on wildlife, including Bighorn sheep. The DEIR has no light study since it hasn’t been undertaken. The addition of “light shields” may or may not be beneficial, but a light study must be done. Until that point, the DEIR statement that there will be “no significant light impact” is inaccurate. The developer has shown complete indifference in the DEIR on the subject of Big Horn Sheep. All three organizations are calling for a new DEIR that addresses specific and adequate protection for Bighorn sheep as outlined by the U.S. Fish and Wildlife Service. Thank you. Derek Wong We are Members of La Quinta Residents for Responsible Development, LQRRD, 900 members and growing. Our website is saynotothewave.com Tonight we are presenting a summary of the responses to the Draft Environmental Impact Report (DEIR) from four respected and credible organizations: •Big Horn Institute •California Department of Fish and Wildlife •Southwest Regional Council of Carpenters •Center for Biological Diversity •We have provided to each of you a packet of information that includes their complete responses •These organizations have asked the City to stop the project or to incorporate all changes and reissue a new DEIR •The developers have done a media blitz to say the DEIR shows no environmental impact •These Organizations prove this is incorrect Bighorn Sheep Protection Must be Added to the Draft EIR Bighorn Institute Response Dated August 3, 2021 California Fish and Wildlife Response Dated August 6, 2021 Center for Biological Diversity Response Dated August 13, 2021 The California Environmental Quality Act (CEQA) •The California Environmental Quality Act (CEQA) is a California statute that makes environmental protection a mandatory part of every California state and local (public) agency’s decision making process. •The Draft Environmental Impact Report (DEIR) for the Coral Mountain Project must follow CEQA guidelines. •The unsolicited letters from these three important Environmental organizations proves that protection for Bighorn Sheep must be included in the DEIR, contrary to the developer’s response that the project site is not a habitat for Bighorn Sheep. Sheep tracking through collars by Fish and Wildlife shows Coral Mountain Bighorn Sheep Usage Bighorn Sheep are a Federal Endangered Species •The Bighorn Institute has tracked 35 Bighorn deaths in this area mainly due to their attraction to artificial water features and non-native plants. •The developer’s DEIR response offers no mention of preventive measures whatsoever for their protection let alone acknowledging this issue. Additional Dangers that must be addressed •Invasive vegetation, pesticides, toxic substances, bacteria, accidents, dependence on man-made sources for food and water •Documented studies referenced by the Center for Biological Diversity have shown that artificial light (resort lights/seventeen 80 foot lights) has detrimental impacts on wildlife, including Bighorn •No light studies have been performed and included in the DEIR •The developer has shown complete indifference in the DEIR on the subject of Bighorn Sheep •All three organizations are calling for a new DEIR that addresses specific and adequate protection for Bighorn sheep as outlined by the U.S. Fish and Wildlife Service. Page 1: My name is Kelly Welton. I am a Trilogy resident and I am here to present to you a summary of the response to the DEIR by the California Department of Fish and Wildlife. Page 2: In your package you received a copy of the full response by CDFW. I cannot convey in three minutes the urgency of the changes to the DEIR that were made by this organization. PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT KELLY WELTON PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT Page 3: CDFW has provided information on some of the specific areas that will require the DEIR to be modified and recirculated. • These include inadequate consideration for bighorn sheep, burrowing owl, bats, and nesting birds • Questions about land ownership and adjacency to the Santa Rosa Mountains Wildlife Area, specifically regarding Bureau of Land Management owned property • Additional analysis of light and noise-related impacts on Coral Mountain Page 4: CDFW calls out as inaccurate the DEIR statement that even though 386 acres of vacant land are no longer available, that all the developer needs to do is pay fees for off-site conservation for sensitive species instead of doing something about it in the development itself. Under the Coachella Valley Multiple Species Habitat Conservation Plan, which I will refer to as the Conservation Plan, you can’t just pay a fee. You must show how you are being consistent with the Conservation Plan’s requirements. CDFW is calling for a complete analysis of how the Project is implementing the required terms and conditions of the Conservation Plan. Page 5: Even though we are not in a high wildfire threat, a buffer needs to be added within the development itself to mitigate any risks. The development can not transfer the risk responsibility to the adjacent open space. The developer must work with the Riverside County Fire Department to identify the location, space, and composition of the area of this “defensible” area within the development. Page 6: According to CDFW, the nose threshold of 85 decibels as identified in the DEIR is too high. CDFW requests this noise threshold must be reduced to 75 decibels as determined by the Land Use Adjacency Guidelines in the Conservation Plan, in order to protect wildlife using Coral Mountain. Page 7: Again to protect the wildlife, the project must make changes to their construction and operations that result in minimal or no glare for all areas of Coral Mountain. Page 8: The conclusions of the California Department of Fish and Wildlife state that the analysis of the DEIR identified a number of significant new Project Impacts and has provided corresponding mitigation. CDFW requests that the City of La Quinta to revise and recirculate the revised DEIR for disclosure to the public. And finally, CDFW requests a meeting to discuss their comments at the City’s earliest convenience. California Department of Fish and Wildlife (CDFW) 1 CDFW Response to DEIR is 24 pages •Please read the copy of the CDFW response copy provided to you •Very comprehensive and provides significant information •We cannot adequately convey in three minutes the urgency of the changes to the DEIR required by CDFW •We are just presenting a summary of key points 2 CDFW requests the DEIR be revised and recirculated pursuant to CEQA Guidelines §15088.5(a) due to the following reasons: •Inadequate avoidance and minimization measures for Peninsular bighorn sheep, burrowing owl, bats, and nesting birds •Questions about land ownership and adjacency to the Santa Rosa Mountains Wildlife Area, specifically regarding Bureau of Land Management owned property •Additional analysis of light and noise-related impacts on Coral Mountain 3 CDFW Calls out the inaccuracy of this statement in the DEIR The DEIR states that even though 386 acres of vacant land are lost, the project will pay fees to assure the off-site conservation of habitat lands for sensitive species covered by the Coachella Valley Multiple Species Habitat Conservation Plan (Conservation Plan). •According to CDFW the statement is inaccurate. Demonstrating implementation of the Conservation Plan is not simply paying the required development fee •It requires demonstrating consistency with all the Conservation Plan’s requirements. •CDFW calls for the revision of the DEIR to include a complete analysis of how the City ensures the Project fully implements the required terms and conditions of the Conservation Plan. 4 Even though Wildfire threat not high, wildfire defensible space (buffer) must be in the Project and not transferred to adjacent Public Lands •According to Public Resource Code 4291 the development should include a minimum of 100 feet of buffer within the development to slow or stop the spread of wildfires •Per CDFW, this DEIR change must be incorporated: The Project must consult with the Riverside County Fire Department and fully describe and identify the location, acreage, and composition of defensible space within the proposed Project footprint and not be transferred to adjacent open space or conservation lands. 5 The noise study in the DEIR identifies a significant noise threshold of 85 dBH and finds that noise levels associated with the construction and operations of the Project would be close to, but not exceed, the noise threshold. Change requested by CDFW: To protect wildlife using Coral Mountain, the noise threshold affecting this area shall be reduced to 75 dBA as determined appropriate in the Land Use Adjacency Guidelines in CVMSHCP Section 4.5. If noise levels exceed this threshold, the Project shall make changes to their operations and/or adopt other minimization measures to reduce noise impacts below 75 dBA to minimize noise-related impacts on wildlife using Coral Mountain. 6 •To protect wildlife using Coral Mountain, project construction and operations shall result in no to minimal glare (500 or less candela) to all areas of Coral Mountain. •If light or glare impacts to Coral Mountain exceed this threshold, the Project shall make changes to their operations and/or adopt landscape shielding, dimming, lighting curfews or other appropriate measures that result in the Project causing minimal to no glare to all areas of Coral Mountain. CDFW Asking for Lighting Glare Reduction on Coral Mountain 7 California Department of Fish and Wildlife Conclusions •CDFW analysis of the DEIR identified a number of significant new Project Impacts and has provided corresponding mitigation •CDFW requests the City of La Quinta to revise and recirculate a revised DEIR for disclosure to the public •CDFW requests a meeting to discuss their comments at the City’s earliest convenience 8 Southwest Regional Council of Carpenters PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT ALENA CALLIMANIS PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT Southwest Regional Council of Carpenters Response to the DEIR is 60 pages •This is the most comprehensive response to the DEIR •Please spend the time to review and understand what the Council has determined is wrong with the Coral Mountain Project •The document identifies significant changes required •We can’t cover this is three minutes At First glance, you expect that Southwest Regional Council of Carpenters would support the project because of jobs •However, Bullet 1 states: ” THE PROJECT WOULD BE APPROVED IN VIOLATION OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT” •CEQA is designed to inform decision makers and the public about the potential, significant environmental effects of a project. •The purpose is to inform the public and its responsible officials of the environmental consequences of their decisions before they are made. Thus, the EIR ‘protects not only the environment but also informed self- government.’ •A prejudicial abuse of discretion occurs “if the failure to include relevant information precludes informed decision-making and informed public participation, thereby thwarting the statutory goals of the EIR process”. The Council continues… •The preparation and circulation of an EIR is more than a set of technical hurdles for agencies and developers to overcome. •The EIR’s function is to ensure that government officials who decide to build or approve a project do so with a full understanding of the environmental consequences and, equally important, that the public is assured those consequences have been considered. •For the EIR to serve these goals it must present information so that the foreseeable impacts of pursuing the project can be understood and weighed, and the public must be given an adequate opportunity to comment on that presentation before the decision to go forward is made CEQA Requires Revision and Recirculation of an Environmental Impact Report When Substantial Changes or New Information Comes to Light •The Council is requesting revision and recirculation •Examples of significant new information requiring recirculation include: •“new significant environmental impacts from the project or from a new mitigation measure” •“substantial increase in the severity of an environmental impact” •“feasible project alternative or mitigation measure considerably different from others previously analyzed” •“the draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded” The Council’s Conclusions about the DEIR •The DEIR’s Project Objectives are Unduly Narrow and Circumscribe Appropriate Project Alternatives •The DEIR Fails to Support Its Findings with Substantial Evidence •The DEIR Fails to Support its Findings on Greenhouse Gas and Air Quality Impacts with Substantial Evidence •The DEIR is Required to Consider and Adopt All Feasible Air Quality and GHG Mitigation Measures •DEIR finds that the Project will have significant and unavoidable impacts on air quality and greenhouse gas emissions, yet proposes mitigation measures that fall short of the “all feasible mitigation measures” standard set by CEQA. The Council’s Conclusions about the DEIR (continued) •The DEIR Improperly Labels Mitigation Measures as “Project Design Features” •The DEIR Fails to Support Its Findings on Population and Housing and Recreation with Substantial Evidence •The DEIR Fails to Demonstrate Consistency with Southern California Association of Governments’ Regional Transportation Plan/ Sustainable Communities Strategy (SCAG RTP/SC) Plans Finally Bullet 2: THE PROJECT VIOLATES THE STATE PLANNING AND ZONING LAW AS WELL AS THE CITY’S GENERAL PLAN •The general plan sits at the top of the land use planning hierarchy, and serves as a “constitution” or “charter” for all future development •First, a general plan must be internally or “horizontally” consistent: its elements must “comprise an integrated, internally consistent and compatible statement of policies for the adopting agency.” •Second, state law requires “vertical” consistency, meaning that zoning ordinances and other land use decisions also must be consistent with the general plan. •Land uses authorized by zoning ordinance must be “compatible with the objectives, policies, general land uses, and programs specified in the general plan •A zoning ordinance that conflicts with the general plan or impedes achievement of its policies is invalid and cannot be given effect The Project is Inconsistent with the General Plan, and thus the DEIR’s Conclusions Regarding Impacts on Land Use and Planning are Unsupported by Substantial Evidence Per the Southwest Regional Council of Carpenters Script for Center for Biological Diversity Page 1: My name is Sheila Warren and I am a resident of Trilogy. This presentation is a summary of the response by the Center for Biological Diversity to the Coral Mountain DEIR. Page 2: This presentation will focus on the responses from The Center on the DEIR sections on light and Water Supply impacts. PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT SHEILA WARREN PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT Page 3: The Center is calling for the results of a Light Study to be included in a revised DEIR for public review. The Developer proposed within DEIR that they would perform a light study some time in the future to evaluate how the proposed light plan will effect Coral Mountain. However, the negative effects of artificial night lighting on wildlife is scientifically well documented according to the Center. While the Developer proposed shielded lighting, until the Light Study is done and results provided, that mitigation may be insufficient to offset impacts to plants and animals on Coral Mountain. The Center is calling for the results of a Light Study to be included in a revised DEIR for public review. Page 4: The DEIR states the Project’s water use is an improvement to what would be the water use under different plans for the site. The Center refutes that and states that the DEIR report gives a false comparison that detracts from the Project’s astronomically high per capita water use. The project is a standalone land use proposal for a site that is not developed, so water supply impacts must be presented as such, without any misleading comparisons to irrelevant preexisting land use designations. Page 5: According to the Center, the DEIR fails to access the environmental impacts regarding supplying the water for the project. The majority of the high per capita use within the Coachella Valley Water District service area is supplied by the groundwater from the Indio Subbasin. The Indio Subbasin has experienced historically more water outflow than inflow, which CVWD has been addressing with bringing water from outside Coachella Valley. This supply comes from the Colorado River, with CVWD stating they will need more than 21 Billion gallons more water to meet future increased demand. Page 6: This ignores the reality that the Colorado River is in a state of crisis, with the major supply reservoirs at historic low levels Lake Mead dropped below the 1075 feet where mandatory water cuts went to Arizona and Nevada. If Lake Mead drops further, which is predicted to occur, California will see its deliveries curtailed. The DEIR is silent when it comes to whether CVWD will be able to receive its allocation of Colorado River water in the future. And the DEIR does not address what continued extraction of groundwater use will mean to the environment. Page 7: The Center is deeply concerned about the environmental and social impacts of the proposed project. According to the Center, “The DEIR fails to meet CEQA’s requirements for thorough, transparent and evidenced-based environmental review and is thus legally deficient.” The Center asks the city to address the deficiencies and to recirculate an updated Draft EIR for public review and comment. The Center reminds the City to maintain and preserve all communications given the possibility that the Center will pursue appropriate legal remedies in order to ensure enforcement of CEQA. Center for Biological Diversity Summary of Response to Coral Mountain DEIR 1 The Center’s issue of Bighorn Sheep is addressed in a separate presentation. This presentation will address issues with Light Pollution and Inadequacies in the DEIR’s Analysis of Water Supply Impacts 2 The DEIR’s Presentation of Project Water Demand is Misleading •The DEIR attempts to frame the Project’s water use as an improvement compared to what could be used under different plans for the site. •The Center refutes that and states that the DEIR report gives a false comparison that distracts from the Project’s astronomically high per capita water use. •Since the Project is a standalone land use proposal for a site that is not developed, the water supply impacts of the Project must be presented as such, without any misleading comparisons to irrelevant preexisting land use designations. 4 The DEIR Fails to Assess the Environmental Impacts Associated With Providing Project Water •A majority of the high per capita use within the Coachella Valley Water District service area is supplied by groundwater from the Indio Subbasin. •The Indio Subbasin has experienced historically more water outflow than inflow, which CVWD has been addressing with water brought in from outside the Coachella Valley •The imported surface water used to replenish the historically over-taxed groundwater basin comes from the Colorado River •CVWD stated in the Water Supply Assessment within the DEIR that they will need 21 Billion gallons more of water to meet future increased water demand in the Coachella Valley 5 The DEIR Fails to Assess the Environmental Impacts Associated Providing Project Water (cont.) •This discussion ignores the reality that the Colorado River is in a state of crisis, with the major water supply reservoirs at historically low levels. •The level of Lake Mead has dropped to below 1,075 feet where mandatory cuts to water sent to Arizona and Nevada occur. •If the Lake Mead levels drop further, which is predicted to occur, California will see its deliveries curtailed. •The DEIR is silent when it comes to whether CVWD will be able to receive its full allocation of Colorado River water into the future, nor does it address what continued extraction to supplement CVWD’s groundwater use will mean to the environment. 6 The Center for Biological Diversity is deeply concerned by the significant environmental and social impacts of the proposed Project •According to the Center, the “DEIR fails to meet CEQA’s requirements for thorough, transparent and evidence-based environmental review, and is thus legally deficient.” •The Center asks the City to address and correct the deficiencies identified and recirculate an updated Draft EIR for public review and comment. •The Center reminds the City of its duty to maintain and preserve all documents and communications that may constitute part of the “administrative record” given the possibility that the Center will pursue appropriate legal remedies in order to ensure enforcement of CEQA. 7 Page 1: My name is Robin Nenninger and I am a resident of PGA West. I am here to talk about the fact that while the DEIR states that there is a Will Serve letter from Imperial Irrigation District, IID, the electrical power provider for the Coral Mountain Project, that in fact that Will Serve letter expired 9 months before the DEIR was published. Page 2: This is a copy of the Will Serve letter dated May 26, 2020 from IID to Garret Simon, Meriwether, that commits service for the Coral Mountain Project, but with stipulations. Page 3: Here is the reference to the Will Serve letter in the DEIR that indicates that IID can extend electrical facilities to serve the site, under the development conditions of service stated in the letter. Page 4: The IID Will Serve letter expired September 25, 2020. The DEIR that we have been reviewing is dated June 2021 and references that the Project has commitment for electric power. This is obviously not true. And the Will Serve letter also stated that there was only a commitment for phase one and for avoidance of ambiguity, is not a commitment for any other phases of the project. This is effect invalidates the whole Energy and Green House Gas sections of the DEIR. PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT ROBIN NENNINGER PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT Page 5: In the Will Serve letter, IID cautions that segmenting a project and not evaluating the whole project in one environmental document is explicitly forbidden by CEQA. This is a requirement because breaking down a project into pieces would allow the Lead Agency, in this case the City of La Quinta, to minimize the apparent environmental impacts of a project by evaluating individual pieces separately, each of which may have a less than significant impact on the environment, but which together may result in a significant impact. Page 6: Here is a letter from Joel Lopez, IID Supervisor Distribution and Energy, dated September 13, 2021, confirming that the Will Serve letter expired and no new request as of September 13 has been submitted for the Coral Mountain project. Page 7: In summary, the IID Will Serve letter expired September 25, 2020. This Will Serve letter was used to prove that there was a power commitment for this project. The Will Serve letter stipulated it was approval for phase one only and not all phases reported for the project, as the developer said in the DEIR. A new DEIR must be published only after a new Will Serve letter from IID is provided that references approval for all the phases. No Electrical Service Committed by Imperial Irrigation District, IID, for the Coral Mountain Resort 1 IID Will Serve Letter Dated May 20, 2020 commits service with stipulations 2 Draft Environmental Impact Report Invalid •IID Will Serve Letter Expired September 25, 2020 •DEIR dated June 2021 References that the Project has commitment for Electrical Power which it does not •The Will Serve letter was only phase one and not a commitment for other phases. The DEIR states there is power commitment for all phases, which is not true •A new DEIR must be published only after a new Will Serve letter has been committed from IID, which includes power commitments for all phases of the Project 7 Good evening Planning Commission Members and staff. My name is Laura DuMaurier, a Trilogy resident, and I am reading a letter from John Burgeson, a retired reporter from Connecticut. John already sent you another letter on August 23, 2021. He is teaching a class tonight and could not join us over Zoom. So I offered to read his letter. If you recall from the first letter John wrote to you, he was you visiting his La Quinta friends and found out about the project. The whole country knows about our drought situation. John felt compelled to write the second letter. ********************************** Stratford, Conn. 06614 September 13, 2021 La Quinta Planning Commission Civic Center Campus 78495 Calle Tampico La Quinta, CA 92253 Dear Members of the Planning Commission: First, I’d like to thank the members of the Planning Commission for their service to the people of your community. I know your job is not an easy one, and the people of La Quinta should be eternally grateful that there are those who are willing to spend time away from their families to take care of this important business. PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT LAURA DUMAURIER PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT I wrote to the Commission last month on the issue of the proposed Coral Mountain Resort, so I’ll be brief. I’ve been doing more research on the subject of water use, and, as I said, using the developer’s own figures, Coral Mountain will consume about 2.6 acre feet per day, or about 860,000 gallons/day. I’d like the Commission to keep in mind that in the developer’s own Draft Environmental Impact Report their report on water consumption fails to at all discuss their methodology on their 956 Acre Feet per year figure. Does that include evaporative losses? The periodic replacement of water in their wave feature? It appears like their water use figures are little more than guesswork on their part and that their actual water consumption figures could be significantly greater than stated. I’d also like to ask the commission to question the Coachella Valley Water District (CVWD) on its assertion that recycled water is as plentiful as they’re suggesting in their press releases. Owing to the number of golf courses (23 in La Quinta alone), not a lot of the water pulled out of your aquifer actually makes it back to your sewage treatment plants. And, only three of your six sewage plants are capable of producing recycled water. If you do the math, the actual figure is quite likely less than 3% of the total consumption. So don’t be too sanguine of the CVWD’s assertion that recycled water is a plentiful commodity. Finally, I’d like to remind the Commission that the so-called Law of the River is due to be renegotiated in 2026, and the resulting document will, no doubt, offer a more realistic picture on allocations to the many cities and other users of Colorado River water, particularly in view of the aridification that we’re seeing now in the West. It’s entirely likely that your allocation from the Imperial Dam via the Coachella Canal of 2,600 Acre feet per day could be reduced, perhaps significantly. Again, I would like to thank you for your time and consideration, and also for your service to the people of your city. Sincerely John Burgeson Stratford CT 06614-3241 Home: Cell: 1 From:Anast Demitt Sent:Tuesday, September 14, 2021 12:52 PM To:Tania Flores Cc:Diane Rebryna; Alena Callimanis Subject:Planning Commission Presentation - Sept 13 Attachments:Planning Commisison Presentation Sept 14.pdf EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Ms. Flores, I hereby request permission to speak at the Planning Commission Meeting this afternoon. A copy of my presentation is attached to this email. Please contact me with any questions you may have at . Thank you in advance. Anast Anast Demitt, P.Eng., FEC, FGC (Hon), MASCE Anast Demitt Consulting Engineering Phone The information in this e‐mail is intended to be confidential and for the use of only the individual or entity named above. If the reader of this message is not the intended recipient, you are notified that retention, dissemination, distribution, or copying of this e‐mail is strictly prohibited. If you receive this e‐mail in error, please notify us immediately by e‐mail reply. Thank you. PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY ANAST DEMITT PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT Good afternoon members of the Planning Commission and fellow La Quinta residents. I appreciate the opportunity to address the Planning Commission today and to express my concerns with respect to the Draft EIR for the Coral Mountain Resort. The issue I would like to speak to today is the estimated water consumption for the proposed project. Appendix M to the DEIR is the Water Servicing Agreement between the Coachella Valley Water District and the project’s developer. The updated water demand was prepared by MSA Consulting and submitted to the CVWD. The City of La Quinta’s Municipal Code specifies the annual Maximum Applied Water Allowance (“MAWA”) for new developments. The Municipal Code defines MAWA as follows: "Maximum applied water allowance" means for design purposes, the upper limit of annual applied water for the established landscaped area. For clarity, in this development, this means the wave basin, lakes, ponds and all landscaped areas. Further, the Municipal Code states that the estimated outdoor water use shall not exceed the MAWA. Calculating the MAWA for this site using the equation in the Municipal Code results in a MAWA of 812.81 acre feet of water. The updated WSA consumption estimate states that the Project’s calculated outdoor water demand is 810.47 acre feet. The estimated outdoor consumption calculated by MSA is 99.8% of MAWA. The total estimated consumption as determined by CVWD is for evapotranspiration only and does not include for extraordinary irrigation or for filling or refilling of the wave pool, swimming pools or the lakes and ponds located within the project. If the actual evaporation is even marginally greater than what has been estimated, or, if maintenance requires the emptying and refilling the surf/wave basin, then the project’s water consumption will exceed the MAWA. The DEIR is silent on this important issue and does not portray an accurate representation of the true impact the water consumption will have relative to the La Quinta Municipal Code. In my view, this serious shortcoming needs to be addressed before this project is given further consideration by the Planning Commission. Thank you for the opportunity to make this presentation. Anast Demitt, P.Eng. La Quinta, 92253 1 From:Bob Lasser Sent:Monday, September 13, 2021 8:50 PM To:Tania Flores Subject:Permission to speak during the Planning Commission Meeting September 14 @ 5p.m. EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Hello Ms. Flores, I would like to present a verbal comment during the Tuesday September 14, 2021 Planning Commission Meeting. I am a La Quinta resident, and I would like to speak about the proposed Coral Mountain Wave Park project. Thank you, Robert Lasser La Quinta, CA 92253 Sent from Mail for Windows PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY RESIDENT ROBERT LASSER PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA - CORAL MOUNTAIN WAVE PROJECT Good evening, City leaders. My name is Bob Lasser , and I am a resident of Trilogy in La Quinta. I wish to speak today, against the proposed zone change of La Quinta land, that would allow the proposed Coral Mountain Wave Park project to move forward, specifically about the inconsistencies with the 2035 La Quinta General Plan that would be created. As a reminder, the 2035 La Quinta General Plan is essenKally the ConsKtuKon of the City of La Quinta - it is essenKally a “blueprint for future development” that sets forth policies, objecKves, principal standards and proposals. Here are some key points and requirements of a General Plan as per the 2017 State of CA General Plan Guidelines: •a general plan “is a vision about how a community will grow, reflecLng community prioriLes and values, while shaping the future”. •a general plan must not and cannot be amended basically at whim, since thought and consideraKon are an extensive part of the formulaLon of, and modificaKons to any general plan. • It’s important to note that the last update to the La Quinta General Plan took place over a period of years, with considerable deliberaKon and community input. ———————————————————————————————————————————- The current La Quinta General Plan, contains the following goals and objecKves, among others: •Develop a community that provides the best possible quality of life for all its residents •Develop safe and idenKfiable neighborhoods that provide a sense of place •Encourage the preservaKon of neighborhood character and assure a consistent and compaKble land use pa\ern •Apply the City’s powers and site development review process consistently, to assure, that subdivision and development plans are compaKble with exisKng residenKal areas •Consider maintenance and protecKon of exisKng neighborhoods •Encourage compaKble development adjacent to exisKng neighborhoods and infrastructure •Protect a quiet noise environment, as per “the City’s ongoing efforts to preserve the quality of life for all its residents, present, now and future “ ——————————————————————————————————————————— In the case of the proposed Wave Park, the Applicant is asking for mulKple significant amendments to the City’s General Plan to accommodate its request to build the Coral Mountain Wave project. Changing the current zoning of the proposed wave park land from low density residenKal, to high density commercial/ tourism will allow a project to be built that will bring the following: •A high-density, transient occupied, outdoor adventure, entertainment commercial resort venue, to an already established, quiet, stable residenKal area. •Light polluKon with seventeen 80-foot-high light towers and commercial glare, and •Noise on a 7 A.M. to 10 p.m. schedule 365 days a year to an area, where there currently is none •A large - scale construcKon project creaKng noise, polluKon, dust, and the use of heavy equipment and chemicals, to a quiet residenKal area, that could last for a decade or more due to proposed sub- phase buildout. •Crowds by the thousands for televised special events along with traffic and shu\le buses crowding our now quiet neighborhood streets, for at least 4 Special Events. •If all of that were not enough, the most disturbing part of this project is the completely irresponsible waste of our precious drinking water, that will be taken directly from our already over-drawn aquifer, during an unprecedented drought, for the purpose of maintaining an 18-million-gallon, half -mile long wave pool in the middle of the desert! I urge you City Leaders to preserve the quality of life in this prisKne secKon of La Quinta, known as the Jewel of the Desert. I urge you to adhere to your own City of La Quinta General 2035 Plan, that in itself, would disqualify this project, in this locaKon, from ever being built! I urge you to vote “NO” on the proposal to change the zoning that could allow this project to move forward. Thank you. (name and La Quinta address) 1 From:Sean Howard Sent:Friday, September 10, 2021 9:54 AM To:Tania Flores Subject:I would like to participate in the Zoom meeting on September 14th regarding Dr. Nisha Jackson's proposed new build Attachments:front bungalow .pdf; entertainment area view.pdf EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Good afternoon Tanya, I would like to participate in the Zoom meeting on September 14th to relay our concerns with Dr. Nisha Jackson's proposed multilevel medical building on the corner of Calle Cadiz and Desert Club. We (ARC Business Ventures) own the vacant lot next door, and as you may or may not know we have been in talks with your city (and have paid several thousand dollars in fees) to build a bungalow retreat on that site. I have attached a couple renderings of our project for your records. Please let me know what I need to do to be a part of this Zoom call. Also, will you send me more specifics on the scope of Dr. Nisha Jackson's proposed multilevel medical building (number of offices, number of parking spaces, square footage, etc.). I look forward to hearing from you. Best regards, Sean Howard ARC Business Ventures PLANNING COMMISSTION MEETING - SEPTEMBER 14, 2021 - WRITTEN COMMENT BY SEAN HOWARD PUBLIC HEARING ITEM NO. 1 - SDP2018-0015 THE PEAK