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2016 11 22 PCP Planning Commission agendas and staff f reports are now available on the City's web page: www.la-quinta.orq PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, NOVEMBER 22, 2016 AT 6:00 P.M. CALL TO ORDER 1. Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. CONFIRMATION OF AGENDA APPROVAL OF MINUTES 1. Approval of the minutes of October 25, 2016 PUBLIC HEARING For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Planning Commission before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. PLANNING COMMISSION AGENDA 1 NOVEMBER 22, 2016 Beginning Resolution No. 2016-017 1. Site Development Permit 2011-920, Extension No. 2, submitted by the La Quinta Housing Authority requesting a two-year extension for the previously approved Washington Street Apartments project. The proposal is for the rehabilitation of the existing 72 one -bedroom apartment units located on approximately 4.7 acres of land, the construction of 26 new apartment units, and additional common area and facilities improvements. The project was previously assessed under the adoption of Environmental Assessment 2011- 613. Location: southeast corner of Washington Street and Hidden River Road. 2. Environmental Assessment 20116-0012 and Zoning Ordinance Amendment 2016-0005 submitted by the City of La Quinta requesting adoption of a resolution recommending that the City Council certify the Village Build -Out Plan Environmental Impact Report (SCH #2015101019) and adopt amendments to Title 9 of the La Quinta Municipal Code relating to the Build -Out Plan for the La Quinta Village, including various development standards associated thereto. CEQA: the proposed Zoning Code Amendments were identified as a project under the CEQA. The City prepared an EIR (EA 2016-0012, SCH #2015101019), and has determined that although impacts associated with the project can be mitigated to less than significant levels in most cases, impacts associated with air quality, cultural resources, greenhouse gas emissions and traffic and circulation cannot be mitigated to a less than significant level. Findings and a state of overriding considerations are proposed. Location: generally located east of Eisenhower Drive, west of Washington Street, north of Avenue 52 and south of the La Quinta Evacuation Channel. CORRESPONDENCE AND WRITTEN MATERIAL - None COMMISSIONER ITEMS STAFF ITEMS - None ADJOURNMENT The next regular meeting of the Planning Commission will be held on December 13, 2016, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Wanda Wise -Latta, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the outside entry to the Council Chamber at 78-495 Calle Tampico, and the PLANNING COMMISSION AGENDA 2 NOVEMBER 22, 2016 bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on November 18, 2016. DATED: November 17, 2016 WANDA WISE-LATTA, Executive Assistant City of La Quinta, California PUBLIC NOTICES The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Secretary for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Design and Development Department's counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 NOVEMBER 22, 2016 PLANNING COMMISSION MINUTES TUESDAY, OCTOBER 25, 2016 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:00 p.m. by Chairperson Bettencourt. PRESENT: Commissioners Blum, Fitzpatrick, Wright and Chairperson Bettencourt ABSENT: Commissioner Quill STAFF PRESENT: Department Director Tim Jonasson, Planning Manager Gabriel Perez, Assistant City Attorney Morgan Wazlaw, Principal Engineer Bryan McKinney, Executive Assistant Wanda Wise -Latta, and Office Assistant Carley Votaw Commissioner Fitzpatrick led the Commission in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed Commissioner Quill joined the meeting at 6:02 p.m. APPROVAL OF MINUTES Motion - A motion was made and seconded by Commissioners Wright/Fitzpatrick to approve the Planning Commission Minutes of October 11, 2016 as submitted with the following amendment to page two, paragraph six and read as follows: "Staff addressed Chairperson Bettencourt's question regarding hours of operation. Staff stated that if the Planning Commission would have an interest in adjusting the hours of operation it could be addressed in the Conditions of Approval." AYES: Commissioners, Blum, Fitzpatrick, Quill, Wright and Chairperson Bettencourt. NOES: None. ABSENT: None. ABSTAIN: None. Motion Passed. PUBLIC HEARING PLANNING COMMISSION MINUTES 1 OCTOBER 25, 2016 1. Site Development Permit 2016-0005 submitted by SilverRock Development Company, LLC for the consideration of the site plan, architectural design and landscaping for a 140-room luxury hotel, 29 hotel -branded residences, spa, meeting and conference center, and a shared service center. Project: SilverRock Resort. CEQA: previously reviewed under Environmental Assessment 2014-1003; the project is consistent with the analysis previously approved. Location: southwest corner of Jefferson Street and Avenue 52. Planning Manager Gabriel Perez presented the information contained in the staff report, a copy of which is on file in the Design and Development Department. Planning Manager Perez stated that two letters had been received and distributed to the Planning Commission prior to the meeting. Correspondence was received from Mr. Ray Rooker of Ray Rooker Architects who is a former member of the Architectural and Landscaping Review Board and correspondence was received from D. Wayne Brechtel, Esq. with Warden Williams LLP who submitted comments on behalf of the Sierra Club and the Center for Biological Diversity regarding mitigation of the installation of a fence to prevent bighorn sheep from entering the SilverRock site and which stated that the Commission should not approve Site Development Permit 2016-0005 until there is immediate work to install the fence and this should occur before there is any grading activity on site. Assistant City Attorney Wazlaw stated that the letter received from Warden Williams regarding the bighorn sheep alleges that the City would be in violation of the Coachella Valley Multiple Species Conservation Plan. She said that the City Attorney's Office was aware of this issue as they received a 60-day notice of intent to sue the U.S Fish and Wildlife Service, Coachella Valley Conservation Commission, the Department of Fish and Wildlife and the City regarding this issue. She also stated that the conservation plan requires a fence or barrier be constructed between the development and the bighorn sheep and as part of this project, there are two conditions of approval which are the same as the mitigation measure that was crafted for the project. She said that one requires a buffer between the toe of slope and the bighorn sheep territory and the other is the some as what the MSHCP requires, which is an eight -foot fence or the functional equivalent. She also stated that the same language is in the purchase, sale and development agreement and the City is looking at alternatives to deal with the issue and that anEIR is being prepared and should be completed in November. She stated that there is a condition of approval with regards to this project that reads that the project will not go forward until a fence or functional equivalent is installed to meet the intent of the MSHCP and that the City will not transfer property until the security for a fence is provided. PLANNING COMMISSION MINUTES 2 OCTOBER 25, 2016 Planning Manager Perez said that the condition referred to by the Assistant City Attorney is Condition No. 54 of the staff report. He also stated that he would like to make one change in order to be completely consistent with the mitigation measure approved with the Environmental Assessment and that the condition states that "if the department transfers or disposes of any property adjacent to the hillside, the department shall reserve an easement sufficient for the construction of fencing if needed in the future". He said the mitigation measure actually states agency instead of department and for consistency, department refers to the City of La Quinta. Public Speaker: Robert Green, President, Robert Green Company, Encinitas, CA - introduced himself and members of his team. Mr. Green stated that he would be happy to answer any questions. He said that the second Site Development Permit application which will include Planning Areas 5, 6 and 10 had been submitted. Mr. Green also said that he accepted the Conditions as presented by staff which included the treatment of the bighorn sheep. Mr. Green addressed Commissioners' inquiries regarding the color palette; the mid-century architecture; CC&R's regarding the residential properties; and visual impact of the mountains. Public Speaker: Kevin Heinly, Principal/Marketing Director, Gensler, San Diego, CA - introduced himself and addressed the Commissions inquiries regarding the color. Public Speaker: Joel Harms, Burton Landscape Architecture, Solana Beach, CA - introduced himself and addressed a Commissioner's concerns regarding the success of living walls and the use of mesquite trees. Mr. Green addressed a Commissioner's inquiries regarding mid-century design and the use of flat roofs. He stated that the objective was not to have the architecture dominate the site. A Commissioner asked if there were concerns regarding bird strikes with such a large amount of glass utilized in the design and if there were any concerns raised by the Coachella Valley Conservation Commission. Staff responded that there were none. Chairperson Bettencourt declared the PUBLIC HEARING OPEN at 7:01 p.m. Public Speaker: Ray Rooker, La Quinta, CA - introduced himself and shared his concerns regarding the project. Chairperson Bettencourt declared the PUBLIC HEARING CLOSED at 7:08 p.m. PLANNING COMMISSION MINUTES 3 OCTOBER 25, 2016 Mr. Green stated that their goal is to create a destination with its own identity and uniqueness. He thanked the Commission for their comments regarding coloration issues and landscaping palette. Design and Development Director Tim Jonasson provided clarification regarding the buffer area or the toe of slope and stated that there is a mitigation measure that calls for a variable width buffer to have species of plants that are not appetizing to the bighorn sheep. Motion - A motion was made and seconded by Commissioners Quill/Wright to adopt Resolution No. 2016-016 approving Site Development Permit 2016-0005 and a finding of consistency with Environmental Assessment 2014-1003 for the SilverRock Resort project with staffs recommendations and with the replacement of the word "department" with the word "agency" in Condition No. 54 and the removal of honey mesquite trees from the plant palette. AYES: Commissioners Blum, Fitzpatrick, Quill, Wright and Chairperson Bettencourt. NOES: None. ABSENT: None. ABSTAIN: None. CORRESPONDENCE AND WRITTEN MATERIAL - None COMMISSIONER ITEM Commissioner Fitzpatrick commended staff and Mr. Green's design team for their efforts and appreciated the community outreach and presentations regarding the project at SilverRock. Commissioner Quill inquired regarding the Worden Williams letter and Assistant City Attorney Wazlaw indicated that they had filed a lawsuit. STAFF ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Wright/Fitzpatrick to adjourn this meeting at 7:19 p.m. Motion passed unanimously. Respectfully submitted, WANDA WISE-LATTA, Executive Assistant City of La Quinta, California PLANNING COMMISSION MINUTES 4 OCTOBER 25, 2016 PH 1 PLANNING COMMISSION STAFF REPORT DATE: NOVEMBER 22, 2016 CASE NUMBER: SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 2 (SDP 2016-0002) APPLICANT: LA QUINTA HOUSING AUTHORITY PROPERTY OWNER: LA QUINTA HOUSING AUTHORITY REQUEST: APPROVAL OF SECOND TIME EXTENSION FOR DEVELOPMENT PLANS FOR THE WASHINGTON STREET APARTMENTS CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE TIME EXTENSION REQUEST HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2011-613 PREPARED FOR THIS PROJECT. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. LOCATION: SOUTHEAST CORNER OF WASHINGTON STREET AND HIDDEN RIVER ROAD RECOMMENDATION Adopt a resolution approving a second time extension for Site Development Permit 2011-920. EXECUTIVE SUMMARY The approved project consists of rehabilitation and development plans for the Washington Street Apartments. The applicant is requesting a second time extension for a period of two years in order to secure funding to begin construction. Staff -recommended revisions to the conditions of approval are minimal and have been accepted by the applicant. BACKGROUND/ANALYSIS The project was originally approved in 2012, and a time extension was approved in Page 1 of 2 2014. The applicant is requesting a second two-year extension, which, if approved, will extend the approval of the Site Development Permit to February 14, 2018. There are no changes to the project. Staff -recommended revisions to the conditions of approval are minimal and limited to updates based on changes in codes and procedures. The applicant accepts the updated Conditions of Approval. Project Description The Washington Street Apartments consists of 72 one -bedroom apartment units located on approximately 4.7 acres. The project includes the rehabilitation and remodeling of the existing units, and construction of 26 new units, new parking areas, a commons building, a laundry/maintenance building, and retention/recreation areas. Tentative Parcel Map Tentative Parcel Map 36421 was also approved by the Planning Commission in 2012, but expired in February, 2016. Tentative Parcel Map 37140, which replaces the expired map, was approved this past October. The purpose of the map is to subdivide the site into two parcels, adjust lot lines, and provide right-of-way dedication on Washington Street. AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies. All written comments received are on file and available for review with the 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 November 11, 2016, and mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Design and Development Department has determined that the time extension request has been previously assessed in conjunction with Environmental Assessment 2011-613 prepared for this project. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166. Prepared by: Jay S. Wuu, AICP, Principal Planner Approved by: Gabriel Perez, Planning Manager Attachment: 1. Previously -approved site development plan Page 2 of 2 PLANNING COMMISSION RESOLUTION 2016 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SECOND TIME EXTENSION FOR SITE DEVELOPMENT PERMIT 2011- 920, SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE WASHINGTON STREET APARTMENTS CASE NUMBER: SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 2 APPLICANT: LA QUINTA HOUSING AUTHORITY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 22nd day of November, 2016, hold a duly noticed Public Hearing to consider a request by the La Quinta Housing Authority for approval of a second extension of time for site, architectural, and landscaping plans for the rehabilitation and development of an apartment community, generally located on the southeast corner of Washington Street and Hidden River Road, more particularly described as: APN: 609-040-028, 609-040-023, 609-040-007 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on November 11, 2016 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 find the following facts, findings, and reasons to justify approval of Site Development Permit 2011-920 Extension 2: 1. Consistency with the General Plan Site Development Permit 2011-920 Extension 2 is consistent with the La Quinta General Plan, as it proposes a multi -unit residential community, which is General Plan -designated for HDR (High Density Residential) development. 2. Consistency with the Zoning Code The proposed structures, as conditioned and with approval of Conditional Use Permit 2011-135 Extension 2 for Density Bonus concessions, are consistent with the development standards of the City's Zoning Code in terms of architectural style, building height, building mass, and landscaping. The community is consistent with the La Quinta Zoning Map, as it proposes a multi -unit residential community which is General Plan -designated for HDR (High Density Residential) development. The site development permit has been conditioned to ensure compliance with the zoning standards of Planning Commission Resolution 2016- Site Development Permit 2011-920 Extension 2 Washington Street Apartments (La Quinta Housing Authority) November 22, 2016 Page 2 of 3 the HDR district, and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with the California Environmental Quality Act (CEQA) Processing of Site Development Permit 2011-920 Extension 2 for the proposed use is in compliance with the provisions of the California Environmental Quality Act. The Design and Development Department has determined that the time extension request has been previously assessed in conjunction with Environmental Assessment 2011-613 prepared for this project. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166 4. Architectural Design The architectural design aspects of the proposed community provide interest through use of varied roof elements, enhanced building and fagade treatments, and other design details that will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City. 5. Site Design The site design aspects of the proposed community, as conditioned, will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City, in terms of interior circulation, pedestrian access, and other architectural site design elements such as scale, mass, and appearance. The apartment units and common buildings are properly sized with regards to height and floor area, and are situated at engineer -approved locations with regards to vehicular and pedestrian access. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping for the community, as conditioned, shall unify and enhance visual continuity of the community with the surrounding development. Landscape improvements are designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to blend with the building architecture. Planning Commission Resolution 2016- Site Development Permit 2011-920 Extension 2 Washington Street Apartments (La Quinta Housing Authority) November 22, 2016 Page 3 of 3 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That it does hereby approve Site Development Permit 2011-920 Extension 2, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 22nd day of November, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: PHILLIP BETTENCOURT, Chairperson City of La Quinta, California ATTEST: GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 1 OF 22 C;FNFRAI 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, 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. Site Development Permit 2011-920 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2011-613 Tentative Parcel Map 37140 Conditional Use Permit 2011-135 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Manager shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire on February 14, 2018 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: Riverside County Fire Marshal La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) La Quinta Planning Division Riverside Co. Environmental Health Department PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 2 OF 22 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. 5. Coverage under the State of California General Construction Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, 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. 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. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 3 OF 22 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 inclusion in the Master HOA Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 4 OF 22 invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. The applicant shall offer for dedication on the Final Map all public street rights - of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Washington Street (Non -conforming Major Arterial, 110' ROW) - Additional 15-foot right of way dedication along the east side of PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 5 OF 22 Washington Street at the southwest corner of the project for fifty- five feet (55') from the centerline of Washington Street for a total 110-foot developed right of way. 2) Hidden River Road (Local Street, 60' ROW) - No additional right of way dedication is required for the standard 30 feet from the centerline of Hidden River Road for a total 60-foot ultimate developed right of way. 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 16. 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. 17. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 18. 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. 19. Direct vehicular access to Washington Street and Hidden River Road is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 6 OF 22 20. 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. 21. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Washington Street (Non -conforming Major Arterial; 110' R/W): No street widening is required for Washington Street. Other required improvements in the Washington Street right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) 8-foot wide meandering sidewalk as approved by the PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 7 OF 22 Design & Development Director The applicant shall extend improvements beyond the project 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). The applicant is responsible for construction of all improvements mentioned above. Reimbursement for any improvements which are eligible for reimbursement from the City's Development Impact Fee fund shall be in accordance with policies established for that program. B. INTERNAL STREETS 1) Construct internal streets per the approved Site Development Permit Preliminary Grading Plan and/or as approved by the City Engineer. Minimum street width shall be 26 feet except at the entry accessway. On -street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the "No Parking" restrictions. 25. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles or as approved by the City Engineer. `` Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 8 OF 22 approved construction plans, may require additional street widths as may be determined by the City Engineer. 26. General access points and turning movements of traffic are limited to the following: Hidden River Road: Full turn movements are permitted. 27. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 28. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING LOTS and ACCESS POINTS 29. 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 stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet as shown on the Preliminary Precise Grading Plan or as approved by the City Engineer. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 9 OF 22 Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 30. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. 31. 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. 32. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. FINAL MAPS 33. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City's map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1" = 40' scale. IMPROVEMENT PLANS PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 10 OF 22 As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 34. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 35. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. B. C. D. E. On -Site Rough Grading Plan PM10 Plan 11118• On -Site Precise Grading Plan 1" = 40' Horizontal 1" = 40' Horizontal (Plan submitted in Report Form) 1" = 30' Horizontal On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical F. On -Site Private Water and Sewer Plan NOTE: A through F 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. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 11 OF 22 All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2010 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 36. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Design and Development Department at the City website (www.la-quinta.org). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 37. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 38. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 12 OF 22 submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 39. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. 40. 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. 41. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 42. Depending on the timing of the development of this Site Development Permit, and the status of the off -site improvements at the time, the applicant may be required to: PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 13 OF 22 A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 43. 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. GRADING 44. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 45. 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. 46. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 14 OF 22 A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 47. 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. 48. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 15 OF 22 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. 49. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 50. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 51. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 52. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 53. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. r)RATNA(;F 54. Stormwater handling shall conform with the approved hydrology and drainage report for the Washington Street Apartments, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 55. The applicant shall comply with the provisions of LQMC Section 13.24.120 PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 16 OF 22 (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 the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 56. 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. 57. 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. 58. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 59. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 60. 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. 61. 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). 62. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 17 OF 22 63. 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. 64. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 65. 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. INNIMINIMS 66. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 67. 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, PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 18 OF 22 and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 68. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 69. 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 70. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 72. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 73. 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 PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 19 OF 22 Landscape). 74. 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. 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. 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 AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, 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. PUBLIC SERVICES 80. The applicant shall provide public transit improvements if required by SunLine PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 20 OF 22 Transit Agency and approved by the City Engineer. MAINTENANCE 81. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 82. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 83. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT 84. The required fire flow shall be available from Super hydrant(s) (6" x 4" x 21/2" x 21/2") spaced not more than 450 apart and shall be capable of delivering a fire flow 1500 GPM per minute for two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 85. The minimum dimension for gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access from a road shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 86. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 87. Prior to issuance of building permits, the water system for fire protection must PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 21 OF 22 be provided as approved by the Fire Department and the local water authority. 88. Blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. 06-05 (located at www.rvcfire.org) 89. Fire Apparatus access road shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 60 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. 90. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 91. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. 92. Install a complete fire sprinkler system. Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the project Structural Engineer to certify with a "wet signature", that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. 93. The FCD and PIV shall be located to the front of building within 50 feet of approved roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contractor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation 94. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more heads, along with current permit fees, to the Fire Department for review and PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920, EXTENSION 2 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) NOVEMBER 22, 2016 PAGE 22 OF 22 approval prior to installation. 95. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted 3.5 to 5 feet above finished floor, measured to the top of the extinguisher. Where not readily visible, signs shall be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. 96. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in 2010 CBC. No class I, II or IIIA of combustible/flammable liquid shall be used in any amount in the building. 97. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2010 California Building Code. 98. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside of door. 99. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on outside of door. 100. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on outside of door. 101. Roof Access room door if applicable shall be posted "Roof Access" on outside of door. 102. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. DESIGN AND DEVELOPMENT DEPARTMENT 103. If buried cultural materials are encountered during construction activities, the Design and Development Department shall be notified immediately, and all work in that area should be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. 104. No signage is permitted with this approval. A separate permit from the Design and Development Department is required for any temporary or permanent signs. ATTACHMENT 1 RECEIVED SAN 2 7 2014 (tTy OF LA Q=U11 rA COMMUNIrr t)EVELOPME T a '6 3 3 4 S a d N 5 efty of !a 4,inia PF1nhg riel7Jf51 alit P Vicinity Map 3 S Y C , w eor. 1U reu.+ay an. e Site Location i Fred wamy or Maaa Arn S4onti Washinaton Street Project Data APN: 609-040-007. 609-040-023, 609-040-028 artments, La Quinta Legal Description: Refer to Title Report for full legal description PARCELI A PORTION OF PARCEL "A" OF LOT LINE ADJUSTMENT NO. 5167, RECORDED OCTOBER 15, 2007. AS INSTRUMENT NO 2007-0636486, OF OFFICIAL RECORDS COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, IN THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER (SOUTH 1/2 SOUTH 1/2 NORTHWEST 1/4) OF SECTION 18, TOWNSHIP 5 SOUTH, RANGE 7 EAST OF THE SAN BERNARDINO MERIDIAN, IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA PARCEL2 A PORTION OF PARCEL "A" OF LOT LINE ADJUSTMENT NO. 5167, RECORDED OCTOBER 15, 2007, AS INSTRUMENT NO. 2007-0636486, OF OFFICIAL RECORDS COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SAID PORTION CONVEYED AS PARCEL "B" TO THE LA QUINTA REDEVELOPMENT AGENCY, A PUBLIC BODY CORPORATE AND POLITIC, BY DEED RECORDED OCTOBER 15, 2007, AS INSTRUMENT NO 2007-0636489, OF OFFICIAL RECORDS COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, IN THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER (SOUTH 1/2 SOUTH 1/2 NORTHWEST 1/4) OF SECTION 18, TOWNSHIP 5 SOUTH, RANGE 7 EAST OF THE SAN BERNARDINO MERIDIAN, IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA Existing General Plan Designation: Medium Density Residential (MDR) Existing Zoning Designation: Medium Density Residential (MR) Existing Specific Plan Designation: N/A Existing Land Use: Multi -family Residential Proposed Land Use: Multi -family Residential Total Site Building Area: 67,474 sf Total Parkin Area: 20,815 sf 4.24 % of Net Site Area Total Landscaped Area: 68,275 sf Total Active Recreation Area: 23,89E sf 35% of total landscaped areas Parking Ratio Required: 1.7 spaces per unit Including guest spaces Parking Ratio Provided: 0.84 spaces per unit Parking Required: 167 spaces Parking Provided: 82 spaces Accessible Parking Required: 5 spaces (5% of total parking provided) Accessible Parking Provided: 12 total spaces (including 4 van spaces) Greatest Number of Stories: One Existing Building Floor Area: 4962 sf Proposed Building K Floor Area: 3986 sf Proposed Building L Floor Area: 5582 sf Proposed Building M Floor Area: 5355 sf Proposed Building N Floor Area: 4190 sf Laundry/Maintenance Building Floor Area: 966 sf Commons Building Floor Area: 2737 sf Typical Existing Unit: 613 sf Typical Proposed 1-Bed Unit 683 sf Typical Proposed 2-Bed Unit: 1181 sf Greatest Building Height:26!-0" Sheet Index TS1 Index Sheet (SDP, CUP & TPM) C1.1 Site Plan (SDP & CUP) C1,2 Preliminary Precise Grading Plan (SDP & TPM) C1.3 Preliminary Precise Grading Plan (SDP & TPM) TM1 Tentative Map Index Sheet (TPM Only) TM2 Tentative Map Sheet (TPM Only) 6 � � 7 14 It �:, sLU I::.' Q C >... 00 U = t A1.10 Elevations - Building N (SDP only) A1.11 Elevations - Laundry Building (SDP only) A1.12 Elevations - Commons Building (SDP only) A1.13.Elevations - Commons Building (SDP only) A1.14 Accessory Structures (SDP Only) A1.15 Accessory Structures (SDP Only) A2 1 Roof Plan - Existing Buildings (SDP only) L3.0 Preliminary Landscape Plan (SDP & TPM) A2.2 Roof Plan - Building K (SDP only) L3.1 Enlarged Landscape Plans (SDP & TPM) A2.3 Roof Plan - Building L (SDP only) L3,2 Enlarged Landscape Plans (SDP & TPM) A2.4 Roof Plan - Building M (SDP only) L3.3 Washington St Parkway Enlargement (SDP&TPM) A2 5 Roof Plan - Building N (SDP only) A2.6 Roof Plan- Laundry Building (SDP only) E-1 Exterior Lighting Plan (SDP only) A2.7 Roof Plan - Commons Building (SDP only) E-2 Site Lighting Photometric Calculations (SDP only) E-3 Light Fixture Schedule (SDP Only) A3.1 Floor Plan - Existing Buildings (SDP & CUP) A3.2 Floor Plan - Building K (SDP & CUP) A1.1 Elevations - Existing Buildings (SDP only) A3.3 Floor Plan - Building L (SDP & CUP) A1.2 Elevations - Existing Buildings (SDP only) A3.4 Floor Plan - Building M (SDP & CUP) A1.3 Elevations - Building K (SDP only) A3.5 Floor Plan - Building N (SDP & CUP) AI A Elevations - Building K (SDP only) A16 Floor Plan - Laundry Building (SDP & CUP) A1.5 Elevations - Building L (SDP only) A3.7 Floor Plan - Commons Building (SDP & CUP) A1.6 Elevations - Building L (SDP only) A1.7 Elevations - Building M (SDP only) A4.1 Renderings (SDP only) A1.8 Elevations - Building M (SDP only) A4.2 Renderings (SDP only) A1.9 Elevations - Building N (SDP only) Cn C E M CL �r N L VJ C O C C/n M STUDIO E A R C H I T E C T S 2258 First Avenue Son Diego CaliFornia 92101 m i1&studioearahitects,c rn T 619235,9262 F 619.235,0522 see �Ir4. * �.e. crvua it N C Oy cn1.t# 10/21/2011 SDP, CUP & TPM S..r:x r Washington Street Apartments Projeol number 11111 Rosenow Spevacek Group, Inc. 309 Waat Fourth Si Santa Ana,CA 92701 (714)5414555 Index Sheet Total Gross Site Area: 514,029 sf (11 80 acres) Total Net Site Area: 491,180 sf (11 26 acres) Occupancy Classification: R-2, A-3, B Construction Type: V-S Unit Count: 98 units (96 One -Bedroom, 1 Two -Bedroom and 1 Three -Bedroom) sa. TS1 BOUNDARY _ _ — — — ASSESSOR'S PARCEL NUMBERS STUDIO E - - - - - - - - r 6D9-040-007 AtAY LWE/PROPEItf LINE PROJECT ENTRY `� 609-040-023 A R C H I T E C T S HIDDEN RIVER ROAD FH 609-M-020 I � " fwAl TIRE - - LAND USE DESKaNAT10N 2258 First Avenue PA _ ZONING - RM. MEDIUM DENSITY RESUQONL n ill pn R-35'(rM.) GENERAL PLAN - MDR, MENUM DENSITY RESUEHINL �._�;=�. [P! San Diego California 92101 I.� R 6 oil0studioearct,it�echoo , LEGEND m ,: -- ! ! ROW/PROPERTY WWALL EXIS,I �• F7. Mil' T 61 F 61325 E+22 1N0 BILDNO c 7.59' E7WTM BUILDI40 Is 17. 11'- 1 PROPOSED BALDING K EJ09 1 PROPOSED SCREEN/CMU WALL - 4^�,68' 16.06' 115.36 1 r,A ADA PATH OF TRAVEL i is w > i No m 3�-- i - !!AA PROPOSED STORM DRAIN - _ - - -- - to -.- - -- FIRE TRUCK TEMPLATE C SCREEN WILL G PA PA Al (TO BE AMODDIED) r-� R - AC PAVEMENT DECORATIVE 65.L'G' 1 PA I 7 1724' F 28.00' f ".) 10.00' PAVEMENT 36.33' ,� i I OOr 13, HA CONCRETE PAVEMENT J SCREENS L•• LING MEEI���.._JJJJ s7.28' sw oT-V') P PROPERTY �cMu WALL ABBREVIATIONS p_ PROPOSED PARTING AREA RIGHT-OF-WAY WAY ROW Q E70BIN0 BUILDING D COVRI't'Af l} E7061Tp 1 PROPERTY LINE PL ROW LINE/ PAOPDSED GARDEN WALL FMLDNO A R ASPHALT CONCRETE ASPH PROPERTY LINE 30W I N > CONCRETE PAVEMENT CONC }I t I CONCRETE SIDEWALK Sw _ 11 PA DRIVEWAY DWY Al -7 1 FIRE DEBT, CONNECTION FDC �Vr/ �J L-J 1 �� �•.� 1 - POST INDICATOR VALVE PIV L- �.>FIRE HYDRANT FH '^ PA p _ PA ,jl f 1 - II PLANTER AREA PA v, PROPOSEI} WS0.'1FY R ,�,• I I I ARTERIES C 26dX1 WATER/SEWER- COACHELLA VALLEY WATER DISTRICT (760) 398-2651 -`..,/` I - ■ - 1 --a PAOPOSEJI IA.E'i — _ POWER- IMPERIAL IRRICATION DISTRICT (760 335_3640 O 0. T ,n TELEPHONE-VERIZON (760) 778 ]603 � E t �GAS- SOUTH,FITN CAL C.Ai COMPANY 760 422-4133 � 00 Y 2639' ; , $ .G = ' j. I - "-J� APN:609-040-022 CABLE T.V- TIME WARNER CABLE (760) 340-1312 C r PROPOSED INLET T 1*TF � JOANNE BYtANS (� F' IjIII ILDM lIe 'uPLAz�NRN I Pfl,IP(Ism PMiKWG AREA PROPOSED PARKIN AREA UTILITY NOTE !Lw a I FILLDHO E I UTILITY SERVICES ARE CURRENTLY PROVIDED TO Nl OF THE EXISTING BUILDINGS. Nl OF THE V/ EXISTING MR UTILITIES W7L BE MODIFIED AND/OR RELOCATED DURING THE CONSTRUCTION OF WTIHH THE SE IPNOPSED DIVE AIPROI PURE SLES. TILITIES (EG.. SEWER AND WATER MAINS) WILL BE REALIGNED cy 3i W, ll NA MIOPfl ED- GENERAL NOTES P WAS1N i•- _� PA --- STORM Dwi I 1 SEE CONCMUAL LANDSCAPE PLAN FOR ADDITIONAL HARDSCAPE DETAIL 2, SEE LIGHTING PLAN FOR LOCATION AND TYPE OF LANDSCAPE AND PARKING LIGHTS LING SC'!�!$ - �` - OFTICE I 3 ALL PROPOSED PARKING STALLS (STANDARD AND HANDICAP) SN,NL BE COVERED. PA I PA Ik PROLOB® � _- _ ....,.... __. .. 4.1FE GENERAL ADA PATH OF TRAVEL R SFNOM! HEREON. ALL APARTMENT UIITB AND COMMON - N - '$1I • .�.- "'� r COMMON MEA - - N6A BUILDINGS SHALL BE ACCESSIBLE 10.fM1' - 10.44' El Exurm;, I PARKING SUMMARY PARKING RATIO [5 rIDE� BILDIKNJ I' . PA II STANDMD (18'K9') - 70 CARS REQUIRED - 1.7 (SPACES PER UNIT) + HANDICAP (I8'X9') - 12 CARS PROVIDED - 0.84 SPACES PER UNIT) The Altum Group 17..26' DOBTNO BELDNa F ` 4 i I � ' EIII t, 'M�RDPfgSEO GARDEN WALL -..r p O 4211' FA 18' 7�,7361pwoD.HR I.11.1li Iw Ph. D.-t CA nW PROPOSED HIGH �.I � ,Y,ow.TT,.ARum�v��m�m Li PA SI a 18.72. L i3 NPRaPOSED ( q ,.AND CURB PA _ _ _ _ — — — 1.0% 30% PA PRCIPOSED + EN (TO IWK.UnED) I N B PFKw.OGEDRETENITION 0 DAM NOT/ OUTDOOR PRIVATE DRIVE AISLE OYP.) N. RIIIT Eq 9/30/13 J6.92' EXIBRNO PUI LINO 0 7.33' EIOBINO BI,lDNO H 1 - PA NOT TO SCALE {ILA R �g. M 64' I VICE. �fe OF MITI ' Md.20' 3 C I PI 2 DUDLEY DR & 1YR1AD1, �P\Q111l �inii CVOE PA_ L�0. li PA - iC �� r-� � 2 ,iJiJI011, ITOriMAlr IYII N1.i.Ii.1 I E7 LL^. I- - - L7 f� n n E I PA 0. 1 C'.1 A ,. I < 40.00' 4 I R I A N I N I AH0ll I D 1220' + 1a.36 20, x6.m` ■ ,.,,I� 31. " • PROPO�BUILDINBUILDING L N PROPOSED BIILIOW MI0. PADPO�III13N PA HIDDEN RIVER ROAD Walshing6on ( R FIE ACCESS TURN DELAWARE PL Ansblw nbew B ^W STARLIGHT LN _ i 1 - PILLMIrII� 11111 A.._-----it-w--i - - fir---------p----r-xG��: Tsw f ZPI PA / SOD I I-rMIRONL m01 go Td7 _ z I OWITAJN 41c"W ALE PALM t(►H1N4�1 ROW LINE ( 5X25' DRIVE AISLE Ske Plan PROPOSED 2' HIGH RETAINM WAIL PRpPO597 6I.ET _ _ _" �' % / � DARBY ROAD _.._ i � FE7NCE PROPOSED SCREER WALL E%ISiNG wHL� ' �`.• �' ,--_ — — T••� — — _ — VICINITY MAP c W" I Bars � APN:609-051-010 NOT TO SCALE , i, � 'I�� C1.1 ww i. nrr. BOIINWRY LN� HIDDEN RIVER ROAD r IXISIINC FH ROW LNE/PROPERY LINE I/ ROW LK I GATE PA 0� --I F17A Mr E7OBTND BLLDNO C OAF-126416) SCKM WALL l (TO BE MODFIED) t Sl PA 55.00' 1-----, ROW UK/• I PROPERTY LINE GARDEN WALL E)NTN0 BlLDN0 D GW-127.00) SIN EXISTM BUILDING B fff-MeD PA� I 3 = = " I—"1 PRCP0GED B LDND K PF-75.77 PAD -MID LIVING SCREENS (TYP•) PA LM7 1Yp. - PROPOSED PA4k149 AREA W.DD• CNI. BOX-,, GATE I " � PA �{J 26,G0' I .PA : 124,6OTC . 124,3DTP I-' .- PROPERTY LJNE/ PROPOSED CMU WALL PA 9.0' 13 I YP 07 -.- _ _— PA —PRIFIOISTORM CILVH6. IN2+.3itit �. 123 611FG I II BLS 1l. ' 26.00• � - PR01`OBED LAUNDRY . PF-12D.77 PAD 4KIO l23.— Q IIIM .f -�_ r—nr -.u. ems J _ i r w 125,... 1 • 1 1 0 „.- 129.38TC 175.7'TC O. 124.l6D PA 124-bO1G n W 126 ,�. 1 y O 124,00 PA 12+, 1TP gA• 124 E.nr1RM fir Lr,-.; l 124.1D11P 1125J13TG 125-FTTC �11RAbi6• BILDlYii is � �! � 1 O F LF-�67�1 r�G II P� M � 11 g? 126, PROPOSED PAl6D11G AREA 125:60T0 � ' PROPOSED PARKING AREA _ sw IM . �a co 4D1C 1I'- if II 12d.'PA 12b aOiC , TP. 3 1 128 D'CF : allllllll� ��1 NNNN� � �C51E Nallllllll>c 6 -1 � I 7 - .a� I I . TRASH y rA • I I q II 12227LI, OFFICE O I I AL 1 PA PA 7 ,4 / ,+)!,- — PIXroe® 26,6DI IPA '® "'� —L I �C I pII PROPOSED----, PASIDE WALK _ 1I BlLD1q J _� �F COURTYARD EXIISTING I PA II MATCHLINE — SEE SHEET C1.3 ILIPA I� 1 56X SW PA PA 1 6.. SCREENS Ur.) STUDIOS A R C H I T E C T S 2258 First Avenue Sm Diego Califonnla 92101 rrai HDsbud ioeorddtects.00m T 6192 59252 F 6137 i227CEd 2 EY DR & & � g N N E HIDDEN RIVER RDNAD 1. ItE PL STARLIGHT LN nW DMBY ROAD I✓ VICINITY MAP TO SCALE � SE ci L LEGEND ROW/PROPERTY LINE -- EXISTING CMU WALL PROPOSED SCREEN/CMU WALL PROPOSED STORM DRAIN— ADA PATH OF TRAVEL llllll L4 M ® so am an addF AC PAVEMENT DECORATIVE AVE RFM CONCRETE PAVEMENT SCREENS OR SE ABBREVIATIONS ait22>� c •jar RIGHT-OF-WAY ROW 1a11®Id PROPERTY LINE PL~� ASPHALT CONCRETE ASPH n401071 17dmenwell, CONCRETE PAVEMENT CONC A"Do.%C•A I= CONCRETE SIDEWALK DRIVEWAY SW DWY 0/'YAMM aM.Nox" FIRE DEPT. CONNECTION FDC ��' POST INDICATOR VALVE PN FIRE HYDRANT FH PLANTER AREA PA HIGH POINT LOW POINT HP LpFINISH SURFACE TueTCoaof FS VgyrE55(q� - ` TOP OF PAVEMENT TOP OF GRATE TC TP TO Na elan F E* 9/30/1D LMLmES WATER/SEWER- COACHELLA VALLEY WATER DISTRICT (760) 398-2651 POWER- IMPERIAL IRRIGATION DISTRICT (760) 396-5841 tORApl11 /EIE'fE41�11E MNMd TELEPHONE- VERRON (760) 778-3603 1#P11/ 1Il�N.W}llLlf'FLIInaLw GAS- SOUTHERN CAL GAS COMPANY (760) 422-4133 CABLE T.V.- TIME WARNER CABLE (760) 340-1312 - Washlnow Street Rlatadnwow 11f11 t �> WA �r iV 6= AA wftw*@L (P14}44�wi Preliminary Precise Grading Plan a+ T-11F 1 181PIDG 6GIfE arANc 1•nc C 1.2 w STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 rrnilOsttdioeard iteftcorn MATCHLINE — SEE SHEET C1.2 T 6192M9252 F 619Z'E0522 oaeF.13 lala.oNo F � � Pool HP tm� I I LEGEND Ow-wM 125.3DTC COURTYARD EXISTING / 124.80TP I I - ROW/PROPERTY LINE '"'^ v+ I BUL01Ki J 1� PROPOSED LUAL FENCE }� PROPOSED GARDEN WALL I 1 ROPOPG CMU WALL I .I., I III' PROPOSED SCREEN/CYU WALL '--PROPOSED 3' HIGH ��tt j � PROPOSED STORM DFWN — RETANMN; WALL �S + I $ �I 12� ).y' ADA PATH OF TRAVEL f R14 B� i s elGt 2. L? f_ AC PAVEMENT PDECORATIVE AVEMENT 1 — — — — -- — — I PAVEMENT �� 57� f ca CURS NlE'r � � _ •• I CONCRETE PAVEMENT LMNG PA LL���JJJ SCREENS — — — ; ABBREVIATIONS -lima IXISIING - 12410TG _ RIGHT-OF-WAY ROW (T0 REEN rMiWM1ED] - n� i P INS P ASPHALT CONCRETE ASPHPROPL LINE PL FETBFECREATM/TION BASIN NO. V 1��11 CONCRETE PAVEMENT CONC CONCRETE SIDEWALK SW }� fDISTlIG SILDNG O fDOSIl10 DIlLD0K11 N BOTTOM OBAATDN-119.0 _ _ # ' I I t DRIVEWAY DWY TOP E1P/ATION-125.0 2y K I I FIRE DEFT. CONNECTION FDC OT-W7J) OT__w,D 100 YEAR WS. = 123.2 4x _ wfi ¢j POST INDICATOR VALVE PNFIRE HYDRANT FH C 55 00' - v_� Ir PLATTER AREA PA HIGH} N l OINT LOW PPaNT LP E STAAIS (10 RISERS O 8� FINISH SURFACE FS FINISH FLFF - - - TOP OF CUB C C r "I 12#.IBTC TOP OF PAVEMENT TP PA W1E 71 L� -- — TOP OF GRATE TG PROPOSED L 1 128.11 I j�� j 1� ..` DownPA 1 �I - I� _ P 1 12478TC Im V I u 1 �S \c�a L--. 1�+.2&7 I WATER/SEWER- COACHELLA VALLEY WATER DISTRICT (760) 398-2651 5 10 t POWER- IMPERIAL IRRIGATION DISTRICT (760) 398-5841 J 40,00' h n R ,�� n_ I, _ qoN TELEPHONE- SOUTHERN CAL GAS COMPANY (760) 422-4133 LLL-.-T--JJJVVV uuu�ttt 26.4Yj• II CABLE T.V.- TIME WARNER CABLE (760) 3:0-1312 PA PA 2.4% Iy�� PROPOSED ULDHA0 PROPOSED AD-t2eA0 PAo-12aa N $8 �ry � ' E3 15 ME ACCESS TURN ... II P � � The Altum Grou .> •Pro ems n111111eISW erl0s e1� eeeee� e1�yWeeleele� e1� 111� ,1Ri 7.1Ft 126.ZPi'S 125.60TP II Pd.Dr4CA93PRIBdY1& 3 2.D,6 I I 17ba 1(O DeO L7Cf 3mSAl9 1 126. f25'351C 126.15TD 12 .00TC www.11rA[4oeAlaW.aom 12..6. 6TP 4.0 I;R. l26. 4 0• m 125f85TP PA 126.¢S1P. � O 1 125.92FL no lP✓E PROPOSED PARKING AREA �ESSr FIA `� 126.6fRIC 0.5x 2' H RETAINING WALL 5' HIGH RETANNG WALL 2' HIGH RFFN o0 Na eten ' i26.3CfL 925.00'TG 0.SS 125.427P —� — NMGt - EXISTING WALL — — — — — — — — — —// FTC PA OF CA0 EXISTING WALL 2:1 MAX. SLOPE 2- WX SLOP£ 2:1 MAX. SLOPE - - - - 10R'IA 1 KIP&O '11t I4i1A1W 3w2v 1�1 S FACLUP,r tF✓14VIIIIII APN:609-051-010 WRY LA' WA Washington F F-133,30 FP-129.70 Sb1w Apeftwft Pr OMME6v 11111 RONelOeM epww L emtvp WA M An4GAm1 p»ISe1�wS Preliminary Predse Grading Plan GROW 3= goo 1'' W scvc 1"•2W e m rEEE eo eo C 1.3 AVENUE 42 R:£Rl 51 111 dc4�k 3 L omc PL VUNITY MAP NOT TO SCALE I EAffIEFgs1 rtW RE PIMt>SF�S0 9A1EV N C* CAD AP W IS AtTMTAL nfi)M L�ICIIID. 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"To >a At 0WOMA 1411Er M Rn a+1tA pUrm.• LIB y' olv M%Aa fifoa II XM= 4 /PIN, NSINNEI/r/ftf Aa 18MI, OF MM Al MW AFFECTS PARCELAW Intl 4 VA M;ff 9MIANO N AM "fAMCLaWr INFIIEI! 1_AEf -Er" U� A0V.1 Yr- LH V 0W A HAS F tVM RY /RAIRL F &lC0 W A AS MA3 ND CaW c34eES-" O' CVXMI4, A AM'XE IDNO MW WA rM nS SVC== NO AS2.16 Mr=W AAWT !a FKS KFA20a At t .`A77• ar WMW AfWCrA AWt DXL T.. AA<TO ONNNq 9*YANS 01 FSULL"ET FM AS LYR)vw PERarA A VVff 8' UDUY WOE m 50 OOCE EW FOP RAL PAWMIARS ❑ - FIOTTALEEEASEMr BAY DR GRAM S= Sul 1'-IW IN THE CITY OF LA GLNNTA. COLKrY OF RIVERSIDE, STATE OF GALrORMA TENTATIVE PARCEL MAP NO.36421 BEING A SUBDIVISION OF A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 18, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN fyLANE 99 12 7 AVBAl1E42_ 13 16 /01 APk INIHO021 APIt 000040-M x• L[7T G PARCEL MAP No.12326, MB F -26 PHASE 1 PARCEL 1 CDC20*= APR D00.OIOODI Yi•fF:s"Y id wsar � PEfAB1: 1 APIt DOYOIDOI/ Mi m, LOT D, PARCEL MAP NaL 128A WillNW-2111 _ I � APR 80004M r wF:a Nlc --FV6P= � 2x LINE .�r 1271.NY l4 IV SM76.0rW 13Nw APNLeo4 -MO PARCEL 2 PHASE 2 APR DO11040 I 12l W ENGNEER/MAP PREPARER THE ALTUM CROUP 73-255 EL PASTED DR , STE. 15 PALE DESERT, CA 92260 PHONE (760) 346-4750 CONTACT - DOUG FRANKLIN OWNER THE CITY OF LA OUwTA 78-495 CALLE TAMPICO LA QUINTA, CA 92253 (760) 777-7000 AP W 800010 M APR OD601D014 A10N:00i01D02D +1* APPLICANT ROSEIM SPEVACEK CROUP, INC. 309 NEST FOURTH STREET SANTA ANA CA 92701 (714) 541-4585 ASSESSOR'S PARCEL NUMBERS 609-040-007 609-040-023 609-040-028 LEGAL DESCRIPTION BEING A SUBDIVISION OF A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 18, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN ZONING AND LAND USE COSTING GENERAL PUN: MDR; MEDIUM DENSITY RESIDENTIAL ENSTNG ZONING: RM; MEDIUM DENSITY RESIDENTIAL TOTAL SffE AREA TOTAL GRO55 SITE AREA: 514,029 SO FT, 1180 ACRES TOTAL NET SITE AREA: 491,150 SO, FT, 1128 ACRES LOT SUMMARY COMMERCIAL 2 LOTS - SEE STa7 2 (TM1) WATER SUPPLY / SEWAGE DISPOSAL SEWAGE DISPOSAL AHD WATER SUPPLY MIL BE PROVIDED BY CVWO ABBREVIATIONS RIGHT-DF-WAY ROW PROPERTY LINE PL ASPHALT CONCRETE ASPH CONCRETE PAVEMENT CONC CONCRETE SIDEWALK SW DRIVEWAY DWY FlRE DET'T. CONNECTION FDC POST INDICATOR VALVE PN FIRE HYDRANT FH PLANTER AREA PA UTILRIES WATER/SEWER- COACHEL A VALLEY WATER DISTRICT (760) 398-2651 POWER- IMPERIAL IRRIGATION DISTRICT (760) 335-3640 TELEPHONE- VERMON (760) 778-3W3 GAS- SOUTHERN CAL GAS COMPANY (760) 422-4133 CABLE T.V.- TIME WARNER CABLE (760) 340-1312 UTILITY NOTE UTRITY SERVICES ARE CURRENTLY PROVIDED TO ALL OF THE EXISTING BUILDINGS. ALL OF THE EXISTING ONSITE UTILITIES WILL BE MODIFIED AND/OR RELOCATED DURING THE CONSTRUCTION OF THE PHASE I PROJECT. PUBLIC UTILITIES (E.G., SEWER AHEM WATER MANS) WILL BE REALIGNED WITHIN THE PROPOSED DRIVE AMU PARKING SUMMARY STANDARD (18'X9') - 70 CARS HANDICAP (18'X9') - 12 CARS BASIS OF BEARING THE WEST LINE OF SECTION 18, ALSO THE CENTERLINE OF WASHNGTON STREET. BEING NOO'W48'E AS SHOWN ON RECORD OF SURVEY RS 133/58-59, BENCHMARK CITY OF U DUINTA CONTROL SURVEY MONUMENT NUMBER 156, 2' BRASS DISC, FLUSH, N TOP OF CURB STAMPED *CITY OF PAW DESERT BENCFWARK /131'. LOCATED 84 FEET SOUTH OF THE EC.R OF THE SOUTHEAST CURB RETURN AT THE INTERSECTION OF WASHINGTON ST. AND AVE 42. NGV029 ELEVATION - 118397 EASEMENTS SEE HEREON N THE ClITY OF LA CROCTA, COUNTY OR RNERWill, STATE OF C UAIgOMM TENTATIVE PARCEL MAP NO.36421 E A SUION 910N OF A FORIION OF TIE 80UIN M QUARM OF THE NORIIIWW 011ARi M OF OEM=1a TOIIMIW 5 0IM RANGE T EW, 8M1 BEiNAR= IEI�DIAN 1 - - - - HECEN RMER ROAD IR'^� DOSlNO p6r r ; , _ LEGEND I I ROW/PROPERTY LINE EXISTING CMU WALL -- E)WTMunwc swrm°Am s W"WD �c { PROPOSED SCREEN/CMU WALL ��- 4MC �` PROPOSED STORM DRAIN — '- - 1 --1 ADA PATH OF TRAVEL AC PAVEMENT DECORATIVE PAVEMENT ll0 1[ 1Ioo6ID I . aIAG ' COLNCPET>t'FA1t MEid � SCREENS r y li z RA I4w n WWI .� 10 `4 ill I it iJ w, 6S, 25' IN&W - S"06'6' 13H 67 PXI ..W/ 70 p 60 1, 1 TYPICAL SECTION WASHINGTON- STREET N T.S TYPICAL SECTION HIDDEN RNER ROAD N T.S. ENGINEER/MAP PREPARER THE ALTUM GROUP 73-255 EL PASEO DR, STE 15 PALM DESERT, CA 92260 PHONE (760) 346-4750 CONTACT - DWG FRANKLIN OWNER THE CITY OF LA OUNTA 78-495 CALLE TAMPICO LA OIUNTA, CA 92253 (760) 777-7000 APPLICANT ROSENOW SPEVACEK GROUP, INC 309 REST FOURTH STREET SANTA ANA, CA 92701 (714) 541-4585 R/W EXIST. SCREEN WALL i(M BE A(OD"7ED) PRp� 3.5' NfGM R£T. D WALL Y PROP. 2' %GARDEN WALL ASSESSOR'S PARCEL NUMBERS 609-040-007 609-040-023 609-040-028 LEGAL DESCRIPTION BEING A SUBDIVISION OF A PORTION OF THE SOUTHWEST WARIER OF THE NORTHWEST WARTER OF SECTION 18, TOWNSHIP 5 SOUTH. RANGE 7 EAST, SAN BERNARDNO MERIDIAN ZONING AND LAND USE EASTNG GENERAL PLAN: MDR; MEDIUM DENSITY RESIDENTIAL EXISTING ZONING: RM; MEDIUM DENSITY RESIDENTIAL TOTAL SITE AREA TOTAL GROSS SINE AREA: 514.029 SO FT, 1180 ACRES TOTAL NET SITE AREA: 491.180 90 FT, 11.28 ACRES LOT SUMMARY COMMERCIAL 2 LOTS - SEE SHEET 4 (TMI) WATER SUPPLY / SEWAGE DISPOSAL SEWAGE DISPOSAL AND WATER SUPPLY WILL BE PROVIDED BY CVWD ABBREVIATIONS RIGHT-OF-WAY ROW PROPERTY LINE PL ASPHALT CONCRETE ASPH CONCRETE PAVEMENT CONIC CONCRETE SIDEWALK SW DRIVEWAY DWY FIRE DEFT. CONNECTION FDC POST INDICATOR VALVE PIV FIRE HYDRANT FH PLANTER AREA PA UTILRIES WATER/SEWER- COACHELLA VALLEY WATER DISTRICT (760) 398-2651 POWER- IMPERIAL IRRIGATION DISTRICT (760) 335-3640 TELEPHONE- VERIZON (760) 778-3603 GAS- SOUTHERN CAL GAS COMPANY (760) 422-4133 CABLE T.V.- TIME WARNER CABLE (760) 340-1312 UTIL" NOTE UTILITY SERVICES ARE CURRENTLY PROVIDED TO ALL OF THE EXISTING BUILDINGS ALL OF THE EXISTING ONSITE UTIUTIES MILL BE MODIFIED AND/OR RELOCATED WRING THE CONSTRUCTION OF THE PHASE I PROJECT. PUBLIC UTIUTES (E.G., SEWER AND WATER MAINS) WILL BE REALIGNED WITHIN THE PROPOSED DRIVE AISLES. PARKING SUMMARY STANDARD (18'X9') - 70 CARS HANDICAP (18'X9') - 12 CARS BASIS OF BEARING THE WEST LINE OF SEC71ON 18, ALSO THE CENTERLINE OF WASHINGTON STREET, BEING N00'OB'48'E AS SHOWN ON RECORD OF SURVEY RS 133/50-59. BENCHMARK CITY OF LA "TA CONTROL SURVEY MONUMENT NUMBER 156. 2' BRASS DISC, FLUSH, IN TOP OF CURB STAMPED 'CITY OF PALM DESERT BENCHMARK /131'. LOCATED 84 FELT SOUTH OF THE E C R OF THE SOUTHEAST CURB RETURN AT THE INTERSECTION OF WASFNGTON ST. AND AVE 42 NM29 ELEVATION - 118397 EASEMENTS SEE SHEET 1 (TM1) El -0 .zn- -ter r.�ccr_s " 7Z C ENLARGEMENT SEE PAGE L. 3.30 f � I c , I CD f �� = �. 4-1 I fn Hidden River Rd ENLARGEMENT I ,SEE PAGE L-3.101 .co C E L 0 s cu m E v .9 IZ12/2011 S—nd Submittal Washington Street Apartments P' . I mff b.r 11111 Ro.«ww Spwacok Grow, Im z. w.J Fous, x LANDSCAPE'PLAN ✓ BUJ. 1' • JO L-3.00 STUDIO I ENTRY ENLARGEMENT TIPU TREES COURTYARD ENLARGEMENT A kil SEE L-3.20 FOR PLANT LEGEND IrrH ?a .��-:.KI 1�1�11 �w�arwrrr Washington Stn�et Apadments P§Odmm6r 11111 Rcrrrwr �AM1•CA1t i�fOl�, kiC. & YAY Ml=t COURTYARD AND ENTRY ENLAROEMENTE Out 1--w L-3.10 WWI � - Low Stor W, v ;� W-li I IR 4W W Ar A&. A, I W �11 8" SIDEWALK 1 -.1 -1 2'"GOSSLE BAND CENT ENT' ALLACCENT AC z 0 F- Q) z RED YUCCA OR YUCCA OR MUISSIM STIPA TENUISSIMA PORTULACA AFRA OR DWARF BUSH LZ7A�NA DEER GRASS, REGAL MIST, OR DESERT MILKWEED [plimol .11.11:8 tfilz Ito EN,CY ACCESS GATE FLOWERING TREES HIDDEN RIVER ENLARGEMENT WASHINGTON STREET ENLARGEMENT HIDDEN RIVER UPRIGHT TREES E It cc CL c a � *01 Z 3: WmhklgW 8blet Apartments Fi*dxm-" 11111 RowwwSpww* omw, wo, Mwwrwlh*L WASHINGTON STREET PARKWAY ENLARGEMENT Nerilii s" 11-w L-J.%')V f SITE LIGHTING PLAN SCALE: 1" = 30'-0" LE080 25OW HIGH—PRESSURE SODIUM LIGHT FIXTURE ON 18' POLE, DARK BRONZE 4 F1 FINISH. (U S ARCHITECTURAL LIGHTING VRS—II-250HPS—MT—I—RAL8019—T) 10OW HIGH—PRESSURE SODIUM LIGHT FIXTURE ON 12' POLE, DARK BRONZE Q F2 FINISH. (U.S. ARCHITECTURAL LIGHTING LUMPT2—III-1 DOHPS—MT—PTA—RAL8019—T) 50W METAL HALIDE SQUARE F3 BOLLARD, DARK BRONZE FINISH. (EMCO LIGHTING BS8—R-50MH-120—BRP) 4' LONG, 2—LAMP WIDE FLUORESCENT FIXTURE LISTED FOR 8 F4 WET LOCATION. MOUNTED UNDER CARPORT ROOF. (DAY—BRITE LIGHTING LWPE232—UNV-1/2—EB) COMPACT FLUORESCENT WALL I F5 SCONCE AT EACH UNIT'S MAIN ENTRY. (SHAPER LIGHTING 684—WP SERIES) I STUDIO E A R C H I T E C T S 2258 Flrst Avenue Son Diego Califomia 92101 nnilQstudioearchitecfs corn T 6192359M F 6192350522 W "Et L CU Q W VJ C 0 C a L Ct U c C C a I� 10.r21=11 SDPsubrMILW 12r02=11 2ND SDP SubnaW Washington Street Apartments P.IW—ber 11111 Rosenow Spevacek Group, Inc. 309 West Fourth St. Srt. Ant.CA 92701 (714)5/1.1565 SITE I Ir.Nrinlr. iuminal=e Schedule Proj.— WASHINGTON ST APTS SITE symbol _ Qty Axreny�ent Totel Leep I,— LLt Ceecciption 9 f"b*l C1 SINGLE 28000 0. 800 VRS-II-2�011?S-NT-I-RAL8019-T 41 C2 SINGLE 9500 0. B00 LUNPT2-III-10011?S-NT-PTA-RALB019T SITE LIGHTING PHOTOMETRIC CALCULATIONS SCALE: 1" = 30'-0" ®1lir� SIM I IIIISIM ®�UI=IIIIIIIIII= IIIIIIMIM ®� � I =. _m iY! ® ®112w A R C H I T E C T S 2258 First Avenue San Diego California 92101 rrmilastudloearchi tect9.0orn T 6192359M F 61921SCG22 —0 W E CU a� U) c 0 Cn (U ►i R E w R R C R ED 16'2111 H 9DPSw. W 12m2R011 2ND 9DP SW.N1W Washington Street Apartments waled wmba 11111 Rosenow Spevecek Group, Inc. 300 ~ Fwr1n SL Senle A -,CA 92701 (714)511-45a5 PHOTOMETRIC CALCULATION: Sra1e 1'-31 E-2 FIXTURE TYPE 71" ."�,.,..' ....., LOW PROFILE VAPORLUME TYPE FI - CARPORTS 7h. lo. hot 1. Wpakm If. vrtl Ixvrla. Nrrd Mnlma. N,.r w—pwa.. a tia y, .gyp I— P.M.IwnI.V d.Jv.—d b'+.w .6— :'�a�.1 �I.rOr xlY+rr 7'.• ar1�..N sari �wM P111%rM rl•Y ilia t.' � u Irnr•I'aln rli �'IM air•••II� Mhw Y.u,a a.aa..��. av i i >: is �� • ; _ __ a:a l.•lu, _ d%n-pc 1l y■ .L�•..,r�/.�.r�y. r Im PaY rf�/r 114. sI„ . ��i Fw M-►r.iw 'y . c� a....r,r..�. .la..•, r.a... r a.n..a<,..r1 -, r ,ter+r l•Ww a . +.P 0 F Ir I Ir narm..t „ r.�ar rlb . 417 Tman aaflNa uralw MI,aaY! %WQaaaLMV-1ITn at • �W I _a , ..4.r. L ~ NM V vnry a d9 �iJ l,d.I,d. pa wl%w nJda�l.r%4www W. w M t FIXTURE TYPE "F4" FIXTURE TYPE 72" •w. •.w. w.��w� millo. �..�u..�.; `� IVL I.rrw•wll�rl.n wwv _.iMr... �arww r •..a �... .. o.n,.,ar.lCc •, WH+•nr.an'p u..,r M,.Y+. wa,w A N.+wbM.. a• na.. i,n...1 r„Lc aom.. rnr..a .r FIXTURE TYPE "F5" OIL 884-WP SERIES LYL]LL^J BOLLARDS N a ua-wr �'JfN rraharb{ a m e � altar aaae%ni M7 yW c ly1 N alq'1 hl asoa. mMa acrf d rota"w nM'-h ■.l one d ra'rrr.ax Mn e Fr.Cm an:r PN a^Ma'� rAblr a ual.>bn1Fy! and %dJan u u%p alms mdr. n Ik roue rar alprrl M'u R ma d B.CU hltwN ik nrpM a�prla..n. In'rn na i[ uY.fuN Yvan u ranass rrvhl rafi r1� I�grae'a4ra Fndarl and a'�or frfh ad �Ifh uaf%w rxn y O.b.i. quadn /.a a. r, fwn.vnnld 9anh[ Farm ra bw a Yb r7 wftt a Wo"Pa. 9"BO ds onk wu fad.1F a -t ryH d aflul %rare rn1.p rd Fn%evys a pW II1t tar wlww pu;ad A'us tar rr.r Ir<+aRwn vw..wrrsannnaa+ lrm ..+.•, ar �-.a.gnwW r. nr iaadrla.l.srnnra ns a t+m qr Perml ylm r ucn aw'rap tT er.n nlul' Pxa srr-F.r<-Iclr w . w tl rs=rla..r 0aa M.a ars..e a rn+r ao ow. nrw n...rr �• Few' ♦antl d ar :— w—%�•rY.rtr.• At W rc� lal �-� tY � roarq r•,tl.[x 11, yr J%ar'•.a Valor'rd Y. �s � FIXTURE TYPE "F3" STUDIOS A R C H IT E C T S 2258 First Avenue Son Diego California 92101 rruil®studioeordlitects: corn T 6192 59252 F 6192350522 N W E /CU i.i n_r ^W' W L ��t/�� VJ C O Cn CU M .0 Z ICU to c CJ J ED 11"ale74t1 SDP71"im 12/022011 2ND SDP SubrnNW Washington Street Apartments Pro1.d nunb.r 11111 Rosenow Spevecek Group, Inc. 309 W.al Foufl SL Santa Au,C192701 (714)541455.5 LIGHT HAI. SCHEDULE Sul. NONE E-3 Louvered Thermal Chimney wl - Condenser Behind Existing Building and Roof �--- Proposed Roof Over Patios "'—" _ Proposed Aluminum Windows Proposed Painted Steel Lath Screen �� Integral Color 8' High CMU Wall with Proposed Privacy Screen Fence on Painted Steel Vertical Supports w/ /� Field Sandblasted Finish, Typical Proposed Painted Steel Roof Supports Sliding Glass Door Beyond - Existing Building H North Elevation (Existing Buildings B, C, D, F & G Similar) 114" = 1r-0' _'- 77:�� --"•" Existing Clerestory Windows wl I, Proposed Painted Steel Lath Screen - - --"� —....4 `Proposed Aluminum Windows Proposed 18' High Stained /` Proposed Privacy Screen Fence Concrete Seat Walls, Typical Proposed Painted Steel Roof Supports --- Exists Building H South Elevation Existing Buildings B, C, D, F & G Similar) 714• _ ,,�. Existing Clerestory Windows Proposed 18" High Stained Concrete Seat Walls, Typical Louvered Thermal Chimney w/ Condenser Behind Existing Building and Roof Proposed Roof Over Patios lydegral Color 8' Hlgh CMU Wall with Field SendblasledFinish, Typical — Painted Metal Door T.O. Thermal Chlmne —7.0'_0" -#--i Existing Cement Plaster T.O.Existing Roof �rC^' 12'-8314" W -t' co IFT-] Q U L 4-1 round Lev Painted Metal Door fP ..0" C O f0 }' E � o C L IU Cn c �CU J T.O. Therm S T U D I O S Chimne 20'-0 A R C H I T E C T 5 2258 First Avenue Existing Cement Plaster T.O. Existing Roof San Diego California 92 10 1 12' - 8 3/4" mad Wst udioeo rchitects.. com T 619.235-9262 F 619.2350522 a • ,65'd - -Nr 3 it w c+rrN. s � f7/ aAl1�'6 .• aund Level Propasvd Palnled Steel Lath Screen U 1012V2011 SDP, CUP 6 TPM on Painted Steel Vertical Supports Suhmhul w/ Sliding Glass Door Beyond Street Apartments Proj.d numb,, 11111 Rosenow Spevacek GroUD. Inc Note: Access ladder hooks to be provided at each thermal chimney. Elevations - Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. Existing Rehab A1.1 I I Existing Cement Plaster Louvered Thermal Chimney w/ Condenser Behind Existing Building and Roof Proposed Roof Over Patios - See Sheet A'1,15 for Existing Painted Metal Existing Water Heater Cabinet Integral Color 8' High CMU Wall with Buildings with Laundry Louvered Doors Field'Sandblastad 1"Inlah. Typical Rooms. Existing Building H East and West Elevation (Existing Buildings B, C, D, F & G Similar) V4' = V-0' T.O. Thermal cNmne U' T.O. Existing Roof 12'- 8 3/4" -- - - Louvered Thermal Chimney w/ _ Condenser Behind Existing Cement Plaster __ — - - Existing Building and Roof Existing Clerestory Windows wl - Proposed Aluminum Windows - - Proposed Painted Steel Lath Screen _ Beyond Proposed Roof Over Patios - - - >; Proposed Painted Steel Roof Proposed 18' High Shined Proposed Privacy Screen Fence w/ Integral Color 8' Hip.h CM Wall with Supports Concrete Seat Walls, Typical Painted Metal 5omen Above - Field Sandblasted Flnloh. Typical Painted Metal Door r� Existin Building J East and West Elevation (Existing Buildings A & E Similar) '3 1f4' = V-0' u x Proposed Painted Steel Lads Semen on Palnled Steel Vertical Supports wl Sliding Glass Door Beyond C N iL -0 W L Vf/fi^r J % O� }' E o C U c Co M J STUDIOS A R C H I T E C T S T.O. Thermal _Chimney 20'-0" 2258 First Avenue Son Dego Colifornm 92 10 1 moil@studioearchitects.com T.O. ExistiN Roof T 619,235.9262 F 6192350522 12'- 8 3/4" -AJ+'/ 4 �"'4rgsf4 ,y W L7�L7� Washington Street Apartments NOW numb., 11111 Rosenow Spevacek Group, Inc. Note: Access ladder hooks to be provided at each thermal chimney Elevations - Two ladders are to be stored on slte for accessing condensers located in the thermal chimneys. Existing Rehab Sul. 1 W = 1'-e' A1.2 Cement Plaster f _ Aluminum - Clerestory Windows ,a4 I I F f / 18" High Stained Concrete Painted Metal Doors 8' High Painted Steel Integral Color 8' High CMU 1 - Seat Walls, T ical -- Fencing; Round VerBcal Well with Field Sandblasted Rods at Random Spacing Finish, Typical ioposed Building K North Elevation Proposed Building K South Elevation 2 1/N• _ V-D 11 ,, y, a, .,..,.,, .. , ,.y,.....,.. ..---- --- ----- - - - - - Wall with Field Sandblasted on -Fainted. Steel Vertical Supports w/ Finish, Typical Aluminum Window Beyond T.O. New Thermal Chlmne 22' - D- Louvered Thermal Chimney w/ Condenser Behind T.O. New High Roof Asphalt Roof wl Painted 16' - 31 1/32' Metal Fascia I I+1 L — i o U I Ground Aluminum Sliding Glass Door Beyond T.O. New Thermal Chimney r,\ Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. (n W V— ^M i.i v / O ♦� E O C U s U M 7 _1 STUDIO E A R C H I T E C T S 2258 First Avenue Son Diego California 92101 mai&studloearchiteas. corn T 619235.9262 F 619.235.0522 yE4 A } ♦ w su,u k 17r CAL Ii Street Apartments ProiM numb.' 11111 Rosenow Spevacek Group, Inc. 309 W.1 Four1h st Swis An.,CA 92701 (711)541-4595 A1.3 S Adjacent finlsh Proposed Building K East Elevation rieia oanuuiaarau nman, iyp— Proposed Building K West Elevation T.O. New Thermal Chlmne gh Roof 3 11132" Level 0'-0" Field Sandblasted Finish, Typical - --- ----- T O. New Thermal Chlmne toof r32" Level � 0'-0" Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chlmneys- W E } L ^u Y.L ^W W L VJ C O to a--' E V) � U U) c CUca a STUDIO E A R C H IT E C T S 756 +ct ii ro n-e San Diego California 92101 ma i last ud ioeorchitects. tom T 69.235.9262 F 69.235.0522 it w Duns tr N F nF aFLt� Washington Street Apartments Frq�d n�mwr t t t t t Rosenow Spevacek Group, Inc. u nay " ScNe 7N'=1'-0' A1.4 PHI F1 Cement Plaster Aluminum Clerestory Window U 16" High Stained Concrete- "`-- Painted Metal Door 6' High Painted Steel Integral Color 6' High CMU Seat Walls, Typical Fencing; Round Vertical Wall with Field Sandblasted Rods at Random Spacing Finish, Typical Pro osed Building L North Elevation 11 -1sg- Louvered Thermal Chimney w/ Condenser Behind Asphalt Roof w/ Painted Metal Fascia 0 oy,o _ .. _......... .__._. Wall with Field Sandblaste„y„ d on Painted Steel Vertical Supports Finish, Typical w/ Aluminum Window Beyond J1 T O. New Thermal Chimne N W E T.O, New High Roof L,. 96'-311/32" 7 u ^ Y. L a I } o 52 +' EV C lu • r Glound Laval, 0, p: L).. - Aluminum Sliding N f6 c Glass Door Beyond J STUDIOS T.O. New Thermal Chimne - 22'-0" A R C H I T E C T S 2258 First Avenue San Diego California 92101 L.O. New High Roof 16' -- 3 11/32" moiJFstudioeorchiiecB.com T 619235.9262 F 619.2350522 fl � A a. FSW1rS J� t poi GAL9i Pro osed Building L South Elevation Street 1fa' = r-fa" Apartments Pro,-t[umber 11111 Rosenow Spevacek Group, Inc. 309 Waal F—M St Santa Ana,CA 92701 (714)5414585 Note: Access ladder hooks to be provided at each thermal chimney. Elevations - Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Bldg L Sale 1/e' A1.5 T.O. New Thermal Chimney h 22' - 0" tF O. New Hiph Roof 16'- 3 11132" Ground Level h Utility Doors: Palmed to Match Integral Color 6' High CMU Wall Adjacent Finish with Field Sandblasted Finish, �I Pro Osed Buildin L East Elevation Typical 1-u oanumasreu rmimu .YV.w, .._�___........_.. Proosed Building L West Elevation 1A* = 1'.0" T.O. New Thermal h himney Chlmnay — ew HRo of < 3 i 16' - 3 1/32' Ground Level glill o' -o" Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chlmneys. N C }E L ^0 W 2 VJ C 0 i STUDIO I A R C H I T E C T S 2256 First Avenue San Diego California 92101 ma i lust ud ioea rchitects, com T 619 235.9262 F 619.235.0522 Shia �Cqi t w COW r a• or cA�tK 12/02=11 2nd aubnllW Washington Street Apartments Pr.i.d numbs 11111 Rosenow Spevacek Group,lnc. Cement - f— Louvered Thermal Plaster - --•' - --- ® �"' Chimney w/ Condenser - Behind Aluminum —....�.T Clerestory - --- - — - Asphalt Root w/ Window Painted Metal Fascia I I I i I � - - Painted Metal Door 8' High Pamted Steel Integral Color 8' High CMU + Aluminum Sliding 18" High Stained Concrete �-- 9 9 9 9 t ..F Seal Walls, Typical Fencing; Round Vertical Wall with Field Sandblasted Glass Door Beyond Proposed Building M North Elevation Rods at Random Spacing Finish, Typical - I.-P.. r a,,,,o,. -- ..a,., ..M..,.,, ......... ..----. ---- - - on Painted Steel Vertical Supports Well with Field Sandblasted w/ Aluminum Window Beyond Finish, Typical Pro used Buildinq M South Elevation T.O. New Thermal Chlmne �r E T.O. New Hi h Roof 16 - 3 11132" Y.i ^W W L 3 O o� E Ground Level m 6r_ 0 U VJ C_ C 7 d J T.O. New Them- Chimney STUDIO E 22' - 0" A R C H I T E C T S 2258 First Avenue T.O. New High Roof Ah- 16'- Son Diego California 92101 moil(Pstudioeorchitects tom T 619-2359262 F 619.235.0512 * xc E�xv1J * i + b � m U 10/21/2011 SDP, CUP 6 TPM round Level"�i Apartments Proied numb r 11111 Note: Access ladder hooks to be provided at each thermal chimney. Elevations - Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Bldg M sa. t./r • 1-P A1.7 Proosed Building M East Elevation t r-1 Olu JPihuu„aawu rii ii , rY'— �, Proposed Building M West Elevation AdJacent Flnlsh Field Sandblasted Finish, Typical T.O. New Thermal Chimney dl 1 J T.O. New Thermal chimnev AK Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. V/ W E V— iC Q Q N N L 'A•^•� VJ C O a-.' C Cn ICU STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 rra i l(Pst ud io ea rch i le cts. co m T 619.235.9262 F 619,235.0522 u Array' u o c� i or 10121/2011 SDP, CUP ✓1 TPM Subrrieu-- 1ma all 2ntl 4vtralaal Washington Street Apartments PrgwtnumWr 11111 Rosenow Spevacek Group, Inc. 309 West Fourth St Santa Ana,CA 92701 (71415414585 Elevations - Bldg M Cement Aluminum Clerestory 0 Window f l� �fillillf fllifilfl j I 18" High Stained Concrete Painted Metal Door 8' High Painted Steel ImegYa! Color 8' High CMU Seat Walls, Typical Fencing; Round Vertical Waft v4th Field Samdblasiao Rods at Random Spacing Finish, Typical Proposed Building N North Elevation t 114" = 1'-0" Wall with Field Sandblasted on Painted Steel Vertical Supports w/ Finish, Typical Aluminum Window Beyond Proposed Building N South Elevation TO. New Thermal Chimne Louvered Thermal �- —P2' _ p• Chimney wl Conclonse " �= Behind - _ Asphalt Roofw/ Painted Metal Fascia T.O. New HIh Roof --- � 16' - 3 1113T �i I• �„� Ground Level Aluminum Sliding 0' - 0" Glass Door Beyond T.O. New Thermal Chimne 0" Duel i �� W E r— CC ^W rr�^r VJ 0 }' E �o C U vi CY STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92 10 1 mailQstudioearchitects com T 619.2359262 F 6192350522 0 r C,lr1a ,F w or aA�+F 12/02/2011 2nd Submittal Street Apartments Project number 11111 Rosenow Spevacek Group, Inc. 309 West Fourth sl Santa Ana,CA 92701 Note: (714)54145E5 Access ladder hooks to be provided at each thermal chimney. Elevations - Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Bldg N S.W. 114' - 1'-0' Al.9 Pro osed Buildir� N East Elevation r nnu au��uuEd�i.nu nrnm�, i ypl- Pra aced Buildin N West Elevation T.O. New Thermal Chlmnev Adjacent Flnlsh Field Sandblastad F1nlsh, Typical 3 T.O. New Thermal Chlmne Level Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. co 0 }E CC CL ^-0 W ��.9/� VJ C 0 a--r 0) C 7 U) 0 STUDIOS A R C H IT E C T s 2258 First Avenue San Diego California 92101 ma i lest ud ioea rchitects-corn T 619.2359262 F 619.235.0522 11 A c. tad or cr,l.tt 1021/2011 SDP, CUP B TPM S',"H Washington Street Apartments Prcjod numM 11111 Rosenow Spevaoek Group, Inc. 30D Wrt FWrF St. Bldg N Cement Plesler Typical Site Trellis; Painted Steel T.O. Laundry Columns, Beams and Lattice Members _ _ _Parapet 10. - 0" J _ 'h11,� Ib' ?.t i{. 4" { (- ' �f5� 14 }Li1r1'{ •0X i h Iffi S 44 1. j J �xRy�r Living Screen Beyond { 1 ry M f 4 L r• I+i !' 4 \ R1 fy,{ F k� i L '• �,, �}� �11 l •;' }rS 4 • • 4 Ground Level _ - Painted Metal Fence Painted Metal Door Painted Metal Fence wl Gale Fountain --- 18" High Stained Concrete Seat Walls, Typical Proposed Laundry Building North Elevation ( j- Typical Site Trellis; Pointed Steel Columns, Beams and Lattice Members — Cement Plaster T.O. Laundry Parapet _ - Living Screen Beyond f,_,] � �� 1 sY w;s f r � ' l i J r i f {}°•�"r�i^%� f] l e.. Ground Level J 0 0 r— 18' High Stained Concrete Seal Painted Metal Fence w/ Gate ---� Painted Metal Fence ---r Walls, Typical Pro used Laund BuildingSouth Elevation 2 Typical Site Trellis; Painted — PSteel Columns, Beams and Painted Steel Screen w/ Lattice Members I Cement Plaster T.O. Laundry Cement Plaster Aluminum Storefront Beyond T.O. laundry • n1s11 _ Pere et 01b _ — Para e, S �10'- 10'-0' Painted Metal �.-- Painted Metal Fence Fence w/ Gate �~ Living Screen Gate .ram. -"• ''" Ground Level 16 Ground Level lh 0' - 0" Dark Bronze 0 0" Aluminum Storefront Proposed Laundry Building East Elevation Proposed Laundry 4 Building West Elevation Note: See Sheet A1.15 for additional Information on typical painted steel fence used throughout site, typical painted steel gate used throughout site, living screen 1 I at parking areas, stone wall at Commons pool area. 4-0 (C+ `{W L ,VL ^CC L U) C O E L) c —1 STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92 10 1 ❑w i IfPst udioea rchitects.com T 619 235 9262 F 619.235.0522 y40 Aft w W aria of coot" 12/02/2011 2nd,su brmdal.__ Street Apartments A'ojaot numMr 11111 Rosenow Spevacek r—un Inc Sole 1M'-1'-0' A1.11 I High CMU Wall with Hlgh Painted Aluminum Concrete Seat Field Sandblasted Steel Fence Storefront Walls, Typical Finish, Typical Proposed Commons Building North Elevation Stain w! Random Spacing on Painted Steel Supports; Open to Garden Beyond Proposed Commons Building South Elevation Palnted Steel Fence & Gale Aluminum Storefront Fence and Gate Beyond Fence Beyond T.O. Commons _Thermal Chimney 26' - 0' T_O. Commons Roof En 17' - 7" _11-0 C: W .�E L i L ^W W L v! Ground Level 0' - 0" O cu }' E O Its U L Cl) 15 (>0 CCU J T.O. Commons Thermal Chimney_OILY 26' - 0' STUDIO I A R C H I T E C T S 2256 First Avenue T.O_CommonsRoof San Diego California 92101 17'-7" mailPstudioearchaects com T 619235.9262 F 6192350522 e Aft, �C[� -e N\ Cv1111 k F d/ CI.4Y4 10/21/2011 SDP, CUP 6 TPM 9ubai ": Ground Level jil 0,-0. ilgh CMU Wall with Field Sandblasted Finish, Typical Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Note: See Sheet A1.15 for additional information on typical painted steel fence used throughout site, typical painted steel gate used throughout site, living screen at parking areas, stone wall at Commons pool area. Washington Street Apartments Praj®d numb., 11111 Rosenow Spevacek Group, Inc. V VII II IIVIIJ 541e 1.4'=Va' A1.12 Vertipl Rods al Random Spacing Columns Aluminum Storefront ( ) Proposed Commons Building East Elevation ti`/ 1f4" = V-0" Y Metal Gate T.O. Commons Thermal Chimney All - 26' - 0" ors Roof 17'-7" wined Concrete Typical Level T.O. Commons Thermal Chimne T.O. Commons Roof 1T-7" ing Seam to Match Roof h Painted Steel ng; Round Vertical at Random Spacing Ground Level OIL 0' - 0" Propos d Commons Building. West Elevation c . ua• - r-o" Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Note: See Sheet Al.15 for additional information on typical palmed steel fence used throughout site, typical painted steel gate used throughout site, living screen � I at parking areas, stone wall at Commons pool area. ^� W E CL ^W L Cl) O to }� E 'O l0 :E U }d U c Co CU J STUDIOS A R C H I T E C T S 2256 First Avenue San Diego California 92101 moilhsludioearchitects. com T 619,2359262 F 619235.0522 ,%-o h7 i r crM11 # W O,r dA41f 12102/2011 2nd Submili Washington Street Apartments Prqed number 11111 Rosenow Spevacek Group. Inc. lrV1111 HIV[ rD Scale 114- = 1'-0- A1.13 �: � :iN"i:a.il�••Awi� :.: :.. . r • NE �rl1i►. rrs Hiril�Rl . y.•..•rr••ar=r•f...a•e .••••afe"e •••e •f wf ••awe) r.; ::i, . wwe••w»af wiwfwarl Perforated Metal Fins Material s - CMU Pilaster w/Plaster Finish wi.0 y^ n �- Composite Aluminum Awning T;- T 3 L7 Sound Wall Section Perforated Sheet Metal Fins CMU to Match Existing Medilerra Wall CMU Pilaster wl Plaster Finish 2" Cap, Typ. F.G. al ashington St. +/- 4'W - 0' (Varies) 18" High Stained Concrete Seat Well Ground Level 0'-0"(Beyond) - - - - - - - - - - - - - - - - - - - - - - - - - - n Partial Sound Wall West Elevation,_ Typical CMU Pilaster w/ Plaster Finish Perforated Sheet Metal Fins, Beyond 2" Cap, Typ. 6 4 — b � z F.G. at WashingtonSt---------. ._.__� --- -- -�---- -- --- ----------- ._--._ +/- 4' - 0" (Beyond, Wades) 4-1 _ - _ 1 I �... rj Ground Level _ t - — --- - - ' r' r -- I 1 I I I I I I I t I I I I 3 I I I I 1 I I 1 I I I I � I wF t I I I I L� At,i+ Meandering Sidewalk & Planting Per Landscape Pilaster Awning Above 18" High Stained Concrete Seat Well Maintained Raised Planting Beds Garden Beds For Residents 18" High Powder -Coated - Steel Seal, Typ. -1 24' High Powder -Coated Steel Seat, Typ. Awning Above Line of Walkway per Landscape Perforated Sheet Metal Fins, Typ. CMU Pilaster w/ Plaster Finish i A R C H I T E C T 5 2258 First Avenue Son Diego California 92101 mailOstudioearchitects com T 6192359262 F 6192350522 N l�or Washington Street Apartments Prq• r.n b r 11111 Rosenow Spevacek Group, Inc. Partial Sound Wall East Elevation, Typical, Partial Sound Wall Plan, Typical I 114" - 1'-0" ) KNOX BOx6VHERE OCCURSI Typical Metal Fence Elevation �-12x•=1•-0^ ram-, Typical Pedestrian Gate Elevation r Existing Roof Beyond - Existing Roof Beyond Extend Existing Roof — — Wood Roof Support Post Cement — Dark Bronze Plaster Aluminum Storefront Existing Wall Tile Wainscot Bulkhead Ground Level Ah 0,_0. Laundry Room South Elevation Laundry Room East Elevation 1 U 17A°>r 1•-tt• 114•= 1.--0„ i I i i Painted Steel Roof I Support Post Line of Roof Above IDark Bronze r Aluminum Storefront The Wainscot f Bulkhead Below WH i 0 ❑ �"i i-7 FA At 1B Walkway and Planting per Landscape Painted Steel Roof Support Post 10 Existing Wall T AR,1B I Laundry Room at Exist. Bldgs D & F V 1re' �. 1.•0. Extend Existing Roof Existing Cement Plaster Beyond Painted Steel Roof Support Post Dark Bronze Aluminum Storefront Tile Wainscot Bulkhead SLOPE GROUND I%AN'hY ING SPACE M l'.ULi I B'-0' PARKING SPACE Typical Carport Section 4 1re• =1, — PAINTED STEEL BRACKETS PER SCREEN MANUTACTUREA, TOP 3 BOTTOM. TYP PAINTED STEEL POSTS 0C WNICHOLS 'ECO MESH' SCREEN PANELS 4 VINES PER LANDSCAPE CONCRETE PIER FOOTING L"� r Stone Material , Stone Wall Section , , Living Screen Section V, W E CL O O C O to -�'a E O (0 L U U) c_ J STUDIOS A R C H I T E C T S 2250 First Avenue Son Diego Colifornio 92101 moil@sludioearchitects com T 66.2359262 F 619235.0522 y rt a ,rE w wnn a mot CAS,%, 10/21/2011 SDP, CUP A TPM Suhrisfal wasnington Street Apartments Praj.cl rwmD.r 11111 Rosenow Spevacek Group, Inc. 309 Wa.t Fouts Si Santa An.,CA 92701 (714)5/14SB5 — Accessory Structures Sul. A. indintea A1.15 Line of Pr000sed Roof n II n = Proposed 8' Hlgh CMU Wall Below n Y II n II n II I I o § I I N Ik C1 1 p I Proposed Roof Support Below o I°I 4 Ii - o I I II II II I I ki tl II II I I Proposed Gutter wl Downspouts ! I it II ll � I I li � II I I II II I I II I I i I Line of Existing Roof to RemainLj II II ! I kl I II I I Line of Exisling Wall BeIDW to Remain I I I I I I I Proposed Louvered Thermal Chimney I I I I N Condenser Screened By Removable Louvers 4 Line of Existing Roof to }� Remain + W I ■ I a I _ Line of Existing Well I I Below to Remain 4 I I Existing Valley and Cricket I I I I Existing Ridge Existing -Ridge Existing Ridge I — I I I I I L—� s 9 I I r_J I I w ui I I I ■ Ej I _ ¢ I I I I I e I � I I I I I II II II § 11 II ll II 11 I! Yl II II II II § II II II II II II Ij 1! II II II II b� a II li � o la II II a II y— lot II � II o lal II II u II u U U u Existin Building Roof Plan � All Existing Buildings Similar) E 1.t* Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chlmneys. cn E ICU ^W L Pr�^� VJ O a..+ CD cn CC I STUDIO E A R C H I T E C T S 2258 First Avenue 1 q1.2 San Diego California 92101 rna sTudioearrhopL72. ronv T 619,2359262 F 619.235.0522 �5 AFIC, 4�c6 ru�r�rr� r+, r or cA0 10121=11 SDP, CUP 6 TPM ` "txfWW� 12/0=011 2Mn SLlxMM Washington Street Apartments Pr.J.G...W, 11111 Rosenow Spevacek Group, Inc. 309 W1rl Fourvr SL 8 - W Mu CA W-101 `Existing SCM. 114'. 1-0- A2.1 Pro osod Building K Roof Plan nt.a� Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. f� C N E .t CC Q. Q CD 2) C O to 4—' E � c C ♦� L V/ C 7 STUDIO E A R C H IT E CT S 2258 First Avenue San Diego California 92101 (mil@studiotarchitects.com T 6119.235.9262 F 619.235D522 �55ra rgei� � y� c. "44 r s a ri r. erltu r, na t ar`'o¢i P nF CAiS[ wasningion Street Apartments Prated nunber 11111 Rosenow Spevacek Group, Inc. Ulu r\ scare 1N' • T-0' A2.2 1 Proposed Building L Roof Plan 1 1fd"= 11-7 R1b Note: Access ladder hooks to provided each thermal chimney Two ladders are to he stored for on site far accessing condensers located In the thermal chimneys 19 E µ° U m c .rye V co J STUDIO E A R C H IT E C T S 2258 First Avenua Son Diego California 92101 mail0studioeorchitects corn T 61R2359262 F 619.235.0522 yio Agcy v � a 1, y4 R+tm a or cAt 14 1021/2011 S P,CUP&TPM 12/022011 2na SubmiOY Washington Street Apartments Praled—ftr 11111 Rosenow Spevacek Group, Inc. 309 W..+ Fourlh at S-W A —CA 92701 Bldg L S.W. 114' = P-0• A2.3 i PrQ osedd Buildiri M Roof Plan A1.7 F Note: Access ladder hooks to be provided at each thermal chimney. fo Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. V� ^C W E ^^ICU ^W W C/ /�/A,r ' ! C O 4—/ CM C 7 i 2 cc U c m J STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 mailH'studioeorchilects com T 61992359262 F 619235.0522 ' F of pFLy4 11%w(y1l ]n11 sw mikw Washington Street Apartments Praj.d n..b r 11111 Rosenow Spevacek Group, Inc. 6109 M A2.4 unty, Below Utility c Below Proposed Building N Roof Plan Note: Access ladder hooks to be provided at each thermal chimney. fo Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. ^C W E } — C^V ^W W L �/fi/�r VJ C 0 M -I E 0) o C U) c (Q cc J STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 mail@studioearchitects corn T 619235.9262 F 619.235.0522 x*S[a tiR�hr C a ♦A .. nnq 1F i AM GFti1�� ,lgg?flll ones, mtw Washington Street Apartments Froj.dnumMr 11111 Rosenow Spevacek Group, Inc. Roof Plan - Bldg N sue. ,>,•.,� 7 (D 114, = 1"01 Proposed Laundn�r Building Roof Plan N a--e C O E (U Q Q O C O -W C7 C L Cn CIO ►0 A E m U C7 9 STUDIOS A It C H IT E C T S 2258 First Avenue San Diego California 92101 ma i Imst ud ioea rch itelts.com T 619.235.9262 F 619.235022 E-0 Ank'1r. y3LG �tg rP'f W." { A 10MM011 SDP, CUP eTPM Washington Street Apartments Prejed mmW 11111 Rosenow Spevecek Group; Inc. nntFoMt Note: Roof Plan - See Sheet A1.15 for additional Information on typical Laundry painted steel fence used throughout site, typical painted steel gale used throughout site, living screen scale _ 114 -1'-V at parking areas, stone wall at Commons pool area. A2.6 lima e: ass ladder hooks to be provided at h thermal chimney. 1 ladders are to be stored on site for easing condensers located In the met chimneys. 9: Sheet A1.15 for addldonal information yplcal painted steel fence used ughoul site, typical painted steel gate d throughout site, Ilvtng screen at (Ing areas, stone wall at Commons pool 1. Proposed Commons Building Roof Plan ire" - 1" n" C CD E ICU Q L C Ip C0 a-' E � o C 'moo L R3 '_ J STUDIO E A R C H IT E CT S 2258 First Avenue Son Uego California 92101 moil@studioeorchilects com T 619235.9262 F 679235.0522 44�5c aY I s� rF .. cm11 k �l �. i•3w y� ap Cm-0 wasnington Street Apartments Proted numMr 77 t t 1 Rosenow Spevacek Group, Inc. vvi � n nvi w Sole 1/1' = V-a' A2.7 fsafsa A9,1 1 -------------------- Line of Roof Above APd Existin Buildin Floor Plan ,Aft Existin Buildin s Similar i r^ v/ ^C: W a Q a� CD U) c o $ee Sheet Al 15 for p` $uildings with _ laundry Rooms, @ U U) c U=' m { i i J 1 STUDIO I 1 1 At? r A R C H I T E C T S i 2258 First Avenue I Son Diego Californm 92101 mailestud ioearchitects com i i T 619.2359262 F 619.2350522 i M ar o17n1 ik a !j`{j I �Af CAL.1i 12 0=011 20d Subrn.[W _. Washington Street Apartments Prq•n numb@, 11111 Rosenow Spevacek Group,Inc. 309 Waal FMM SI Sanb Ana CA 92701 (714)541-4595 Floor Plan - 1 r1^ Ai— Clei—A Painted Metal Screen Proposed Building K Floor Plan Ira_= -r- V/ E Q Q ^W L r�� V / :` O -I'-C VJ O C m U CIO m C 7 0 J STUDIO E A R C H I T E C T S 2258 First Avenue Son Diego Colifornio 92101 moi lost udioeorchitects. com T 6192359262 F 6192350522 a it w cr nla 1F i 4l CMlF 12/02/2011 2nd Subinittet Washington Street Apartments Project number 11111 Rosenow Spevacek Group, Inc. ­V" sae 114- = r-0- A3.2 Painted Metal Screen Building L Floor Plan V, W E ICU V ) C O }' E 0) C m U C Co J STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 ma i lest ud ioea rchitects cam T 619,2359262 F 619.2350522 yGR +�Y',yo N r 9F C &I QtOV2011 2nd Sutl n!IW Washington Street Apartments PrOj.d numb., 11111 Rosenow Spevacek Group, Inc. 009 W..1 F-1h St. Sand An.,CA 92701 (714)5/145a5 Floor Plan - Painted Metal Screen .Pro. used Buildin M Floor Plan � tray-r-cr 2 rvls fU E O cc U co c ('1 ca J STUDIOS A R C H IT E C T S 225E First Avenue San Diego California 92101 mai liPst udioearchitects,com T 619/359262 F 679.235.0522 4 �c a' a ©g CAL 1t 1021r2011 SDP,CUP&TPM 6µpflilW� 13m9nffl, 9M OuMwid Washington Street Apartments Prop. tl numb., 11111 Rosenow Spevacek Group, Inc. 3 WrlFwM SI Floor Plan - .�„ Bldg M sul. 1/4 = V-0' FINJLAI I CAI .-{ Pro used Buildin N Floor Plan ) C N E r— CU Q Q N L VJ CC� 0 4.60 'F\ UI ICU ME STUDIOS A R C H I T E C T S 2258 First Avenue San Diego California 92101 maiIFstualioearchitects corn T 619 2359262 F 619:2350522 si ARt: * r c+rs M w 10r2112011 SDP, CUP 6 TPM 12/02/2011 2nd Subi Washington Street Apartments Projed number 11111 Rosenow Spevacek Group, Inc 909 Weft F-M St Salve Ma.CA 92701 Floor Plan - Bldg N Sr. v<_•0 A3.5 1 r— Living Screen 1-! t 1: t ,, ; i„ r s r y 1! -? N� 7 s j • > It t Gets ti:nrldanser Painted Metal Fence u i �. Fountain00 � 3 Rt. 11 +t Planting Planting I 1, Outdoor Lounge Maintenance Room Palmed Metal Trellis above Painted Metal Screen Folding Table J. 1 I�. 1 1 ! 1 F+ 1, g TblL 3� N I f t t 1 1 a f N f 1 1 M' �, Laundry Room EOH 1 1 1 h,�__' �o ryo ©D qo po �o r , ! 1 II • Gate — 18" High Stained Concrete Seat Wells, Typical Living Screen -ao .a9�.-+ .' -.`. ..•' '. . ... .,'_...,.�.t_ - t.. .•. .. .:• + r.. r ��•' .:,L`+•;:.,. y} � - rs -. 3 ;i ' ,,t .:, r ' :•r;F�X'f l{:. tr.. ,�' ,�1 'rr .. 4el�, :": G, k.Y .� �( T•!. �" r. �.i� ti., 1-,Y r' h t:y:.t:Tr:-.!�� ...Y•"'••1 h �U.' ,-.r f. ,.♦ 4..'`S'i% .. F.,-�,fi.r,�. ,.: - ...: ; • ,.- .. .. ;,. _. : ; .' � a qsr. :! y'>,,1yry�n.7e ;,r°'::::'�.: ,t :..::1,�•.-.. . ..:....; ..,..-.'.-.•-... -: ., .. �..:"T.. �,:�:1:'lt'F......:,:'•rra;S'+:��°.. 1� �. .w.'r..ss* .. ..•.... F...:t.: ,'^fir •, Pro osed Laundry Building Floor Plan 114' 1%0" . -. 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Note: See Sheet A1.15 for additional Information on typical painted steel fence used throughout site, typical ---- painted steel gate used throughout site, living screen - at parking areas, stone wall at Commons pool area. Street Apartments Prgednumbx 11111 Rosenow Spevacek Group, Inc. 309 Wrl Fourri St S.nl. An.,CA 92701 (714)5114595 Floor Plan - Commons SWe 1H'=1'-0' A3.7 View from Centerline of Hidden River Road Looking Southeast View from Centerline of Washington Street Looking Southeast U) 4--0 C E M Q Q a-j N N L V J O 1' -e c O c m U � c M J STUDIO E A R C H I T E C T S 2256 Fret Avenue San D,ego CahFornin 92101 ma i 164studioea rchdecls.corn T 6 19 235 9262 F 619,2350522 7 # er Clint # w 10/21/2011 SUP, CUP 8 TPM 6eM'nllta 12/(12R011 2nd Submillel Washington Street Apartments Prgecl number 11111 Rosenow Spevacek Group, Inc. 3N WeeI F-M Sl Same Ana,CA 027U1 (711)511d5B5 Renderings Scale A4.1 ' } �� L. -d �' err,►�� �.� _ - n �I" � r � ���- � +� +� •�> ' `i� '7f+ -+. `}fin NOW .. 17 �� a _ OR SLIP v t ; _,y a y� '°T. yam' 'w'"�s.' _�.�..= "r�"�`.+,d =`",•- ,� a + 4 .`.,' I 145�_ •i �1 •Y _�� �� � 4' � "� � f �� -� f f� � � � `� � ram. _.w'e. "�'°..-' � � IM .11 i 11 , T . .; Jj{ FEE PH 2 PLANNING COMMISSION STAFF REPORT DATE: NOVEMBER 22, 2016 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2016-0012 ZONING ORDINANCE AMENDMENT 2016-0005 APPLICANT: CITY OF LA QUINTA PROPERTY OWNER: N/A REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE VILLAGE BUILD -OUT PLAN ENVIRONMENTAL IMPACT REPORT (SCH #2015101019), AND ADOPT AMENDMENTS TO TITLE 9 OF THE LA QUINTA MUNICIPAL CODE RELATING TO THE BUILD -OUT PLAN FOR THE LA QUINTA VILLAGE, INCLUDING VARIOUS DEVELOPMENT STANDARDS ASSOCIATED THERETO. CEQA: THE PROPOSED ZONING CODE AMENDMENTS WERE IDENTIFIED AS A PROJECT UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE CITY PREPARED AN EIR (EA 2016-0012, SCH #2015101019), AND HAS DETERMINED THAT ALTHOUGH IMPACTS ASSOCIATED WITH THE PROJECT CAN BE MITIGATED TO LESS THAN SIGNIFICANT LEVELS IN MOST CASES, IMPACTS ASSOCIATED WITH AIR QUALITY, GREENHOUSE GAS EMISSIONS AND TRAFFIC AND CIRCULATION CANNOT BE MITIGATED TO A LESS THAN SIGNIFICANT LEVEL. FINDINGS AND A STATEMENT OF OVERRIDING CONSIDERATIONS ARE PROPOSED. LOCATION: GENERALLY LOCATED EAST OF EISENHOWER DRIVE, WEST OF WASHINGTON STREET, NORTH OF AVENUE 52 AND SOUTH OF THE LA QUINTA EVACUATION CHANNEL. RECOMMENDED ACTION Adopt a resolution recommending that the City Council certify the Village Build -Out Plan Environmental Impact Report (SCH #2015101019), and adopt amendments to Title 9 of the La Quinta Municipal Code relating to the La Quinta Village Build -Out Plan, including various development standards. Page 1 of 6 EXECUTIVE SUMMARY The City has been actively pursuing the development and redevelopment of the Village, as directed in the General Plan update adopted by the City Council in 2013. The Village Build -Out Plan is a core component of this process. The Plan consists of a Build -Out estimate based on increased density and the widespread implementation of mixed -use projects in the Village. Zoning Code amendments are proposed to facilitate Plan implementation. BACKGROUND The redevelopment of the Village area has been a long term focus of the City. The City Council directed staff to develop a Build -Out Plan for the area to facilitate the development of the area and provide financial and time benefits for future development projects. As a result, the analysis conducted assumed build -out would take a number of years, and would coincide with the anticipated build -out of the General Plan in 2035. The Village Build -Out Plan Area encompasses all lands designated as Village Commercial, as well as the Civic Center and lands on the north side of Calle Tampico. These additional lands were included to provide connections from the core of the Village to the major roadways of Washington Street and Eisenhower Drive (Attachment 1). The Civic Center was included as it serves as an important gathering place and amenity for the Village area. Lands to the north of Calle Tampico were included because of their redevelopment potential, and their natural connection to the Village core. As part of the analysis involved in the preparation of the Build -Out Plan, an analysis of existing conditions was conducted. As shown in Table 1, development in the Build -Out Plan Area currently consists of approximately 136.7 acres, and about 152,000 square feet of commercial (retail and office), 284 dwelling units, and 290 hotel rooms/casitas. Table 1 Existina Conditions in the Proiect Area Land Use Dwelling Units Square Feet Acres Residential Single Family 33 0.99 Multi -Family 251 14.01 Commercial Commercial 151,925 85.90 Other Land Uses Hotels + Casitas 290 11.75 Civic Center 18.82 School 12.74 Park 6.50 Vacant 20.18 Total 284 du and 290 hotel rooms 151,925 136.74 Source: City of La Quinta Village Build -Out Plan Land Use Data, August 2015. Page 2 of 6 PROPOSAL & ANALYSIS Based on existing development, and several assumptions, a Build -Out Plan was developed (Attachment 2). The assumptions included: 1. Isolated small lots of 1/2 acre or less would have the least development potential, because they could not be assembled to create a larger project. 2. Existing development which was new and/or actively developed would remain in its current condition over the life of the Plan (for example, the Civic Center, the Verizon - now Frontier - building, Old Town, and the Embassy Suites project). 3. Vacant and under-utilized lots would be consolidated and redeveloped as larger projects. 4. Lower intensities were likely at the core of the Village, while land on the north side of CalleTampico, particularly at the underutilized Ralphs Shopping Center at the northwest corner of Washington Street and Calle Tampico could support the greatest density and intensity. 5. Reduced parking requirements would be maintained at 50% of the requirements in the Zoning Ordinance, and the City would be required to construct centralized parking structure(s) as demand for parking increased. Table 2 identifies the build -out potential developed as a result of the analysis. Table 2 Existing and Potential New Development in the Project Area Existing Potential Existing New Non - Land Use Acres Residential New Non- Residential TOTAL Units (DU)1 Residential Residential Square Feet Units (DU) Square Feet Vacant Land 20.70 -- 436 -- 288,330 -- Land with the Potential for 30.20 -- 794 12,400 511,456 -- Redevelopment Existing Developed Properties with no Change in 85.90 -- -- 139,525 -- -- Land Use or Increased Density 1481 251 DU DU, 290 +290 hotel hotel/ Total 136.74 rooms & 1,230 151,925 799,786 casita, casitas 960,711 square feet Source: City of La Quinta Village Build -Out Plan Land Use Data, August 2015. Notes: 1. Residential unit count includes existing residences Page 3 of 6 The Build -Out Plan is not a development proposal, but rather an estimate of the potential development that could occur if the Village were to develop as envisioned in the General Plan. This effort directly implements Land Use Goal LU-7 and its supporting policies and programs, particularly as it relates to mixed -use development. The analysis further considered potential development by sub -area, as shown in Table 3. As can be seen in this Table, the greatest potential for development and redevelopment is in the area north of Calle Tampico, where larger parcels currently occur (including the Ralphs Shopping Center and the land behind the KSL/La Quinta Resort building). Table 3 Build -out Assumptions by Area Build -out Assumptions Existing/Future Existing/Future Area Residentia12 Non Res (sq ft)3 Ground floor commercial Existing: 3 du Existing: 22,825 East of and residential above Future: 399 du Future: 302,531 Bermudas 50% res @20du/ac and Total: 402 du Total: 343,3�56 50% @25 du/ac West of Ground floor commercial Existing: 23 du Existing: 7,200 Navarro and Future: 130 du Future: 21,800 50% @20du/ac and 50% Total: 153 du Total: 29,000 sq ft @25 du/ac Between Ground floor commercial Existing: 6 du Existing: 11,000 Navaro and and residential above Future: 59 du Future: 45,410 Bermudas 100% @25du/ac Total: 65 du Total: 56,410 North of Calle Ground floor commercial Existing: 251 du Tampico and residential above plus 290 hotel Existing: 98,500 100% @30 du/ac rooms Future: 346,465 Future: 613 du Total: 444,965 Total: 864 du Misc Lots 1/2 2-story buildings Existing: 1 du Existing: 12,400 acre of less Commercial only, no Future: 0 du Future: 92,580 residential Total: 1 du Total: 104,980 TOTAL Existing:284 du Existing: 151,925 Future: 1,198 du Future: 808,786 Total: 1,482 du Total 960,711 Source: City of La Quinto Village Build -out Plan Land Use Data, August 2015. Notes: 1. Assumes new dwelling units will be developed over commercial uses, in multiple story buildings. 2. Assumes the existing dwelling units will remain in place. 3. Assumes that some existing non-residential buildings will be replaced with new buildings. Zone Text Amendments Based on the Build -Out Plan developed above, Zone Text Amendments were developed to support the development potential for the area. These amendments are provided as Attachment 3. These text amendments are required to allow the intensity of development envisioned as part of the Build -Out Plan. These amendments allow for residential densities of up to 30 units per acre north of Calle Tampico, and 25 units per acre south of Calle Tampico. In order to achieve these densities, and encourage ground Page 4 of 6 floor retail, the maximum building height in the Build -Out Plan Area would be increased to 60 feet. The zone text amendments also encourage the use of the Mixed -Use Overlay, which applies to all commercial lands in the City, and provides incentives and less stringent development standards to encourage this type of development. Other changes include a permanent allowance for a reduction in 50% from the parking requirement, and establishes parameters for creative parking solutions. Circulation and Parking An important component of the success of the Village Build -Out Plan is circulation into and through the area, a comfortable pedestrian experience, and parking for visitors, businesses and residents, both current and future. The analysis conducted for the Plan, therefore, considered two important components. First, as shown in Attachment 4, the City has developed several concepts for traffic and circulation through the area. These options are traffic calming proposals that would improve the pedestrian experience, while still allowing traffic flow through the area. They include mini -roundabouts, mid -block cross -walks and sidewalks to improve the pedestrian environment. These facilities were considered in the project EIR, and an interim year and General Plan build -out year traffic analysis was conducted. The analysis found that intersections will operate at acceptable levels with the implementation of roadway improvements and other mitigation measures, but that three roadway segments (Washington Street between Avenue 48 and Eisenhower; Calle Tampico between Avenida Bermudas and Desert Club Drive; and Calle Tampico between Desert Club Drive and Washington Street) would operate at unacceptable levels of service. The EIR requires that the City continue to monitor actual conditions as development occurs, and develop additional strategies as conditions warrant. Although impacts cannot currently be fully mitigated, staff believes that future technological and social changes, including improvements in transit, changes in vehicle use and other factors are likely to warrant re -study of the Village circulation system as the Build -Out Plan develops. Second, the Plan includes provisions for continued allowances for reductions in parking spaces in the Plan Area. In order to assure that this option would not significantly impact parking conditions, the EIR considered the potential parking demand for the Village based on the Build -Out Plan development, the current availability of parking based on the Village Parking Study and updates prepared by staff to reflect current conditions, and the future need. The EIR includes a number of strategies for parking management that will require ongoing staff monitoring, and could include satellite parking with shuttle service, shared parking, future public parking structures and other strategies to allow the greatest flexibility in parking capacity design. As noted in the Village Parking Study and EIR, there is currently excess parking supply in the Village that allows the City flexibility and creative thinking for future demand. The EIR requires annual monitoring and accounting, to assure that the City remains aware of capacity, and can plan for future facilities. As a result, the City can incentivize development in the near term, while planning for long term needs. Page 5of6 1:1111.14 14:71TJ I ATA Public Notice: This project was advertised in The Desert Sun newspaper on November 11, 2016. To date no comments have been received. Any additional written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The proposed project was reviewed under the requirements of the California Environmental Quality Act (CEQA). The Design and Development Department determined that the application is a "project" as defined by CEQA. The City determined that the potential increases in intensity could result in significant impacts. As a result, the City undertook the preparation of an Environmental Impact Report (EIR) (SCH #2015101019). The EIR was circulated to responsible agencies and interested parties for a period of 45 days. Comments were received from CVWD, IID, the Riverside County Airport Commission and the Agua Caliente Band of Cahuilla Indians. Their comments, and the City's responses, are included in the attached Final Environmental Impact Report. The EIR analyzed the potential impacts of the project, and determined that most impacts could be reduced to less than significant levels. Impacts associated with air quality, greenhouse gas emissions and traffic and circulation cannot be mitigated to a less than significant level. The City Council will consider Findings and a Statement of Overriding Considerations as part of its review of the proposed project and certification of the EIR. Prepared by: Nicole Sauviat Criste, Consulting Planner Approved by: Gabriel Perez, Planning Manager Attachments: 1. Build -Out Plan Land Use Designations 2. Land Use Assumptions 3. Zoning Text Amendments 4. Circulation Plan Page 6 of 6 PLANNING COMMISSION RESOLUTION 2016 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE VILLAGE BUILD -OUT PLAN ENVIRONMENTAL IMPACT REPORT (SCH #2015101019) AND ADOPT ZONING TEXT AMENDMENTS IN SUPPORT OF SAME CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2016-0012 ZONING ORDINANCE AMENDMENT 2016-0005 APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22" d day of November, 2016, hold a duly noticed Public Hearing for review of a Zoning Ordinance Amendment to amend several chapters of the Zoning Ordinance to support the implementation of the Village Build -Out Plan; and WHEREAS, said Zoning Ordinance Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA) as amended (Resolution 83-63). The proposed zoning code amendments were identified as a project under the California Environmental Quality Act (CEQA). The City prepared an EIR (EA 2016-0012, SCH #2015101019), and has determined that although impacts associated with the project can be mitigated to less than significant levels in most cases, impacts associated with air quality, cultural resources, greenhouse gas emissions and traffic and circulation cannot be mitigated to a less than significant level. Findings and a statement of overriding considerations will be prepared. WHEREAS, the Design and Development Department published a public hearing notice for this request in The Desert Sun newspaper on November 11, 2016, as prescribed by the Municipal Code; and, WHEREAS, the proposed amendments are necessary to implement the General Plan 2035 adopted by the City Council at their regular meeting on February 19, 2013 as they pertain to the economic vitality and land use goals and plans for the Village area; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to recommend approval of said Zoning Ordinance Amendment to the City Council: Planning Commission Resolution 2016 - Zoning Ordinance Amendment 2016-0005 Applicant: City of La Quinta Adopted: Page 2 of 3 Environmental Assessment 2016-0012 1. The proposed amendments and build out plan will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that the EIR identified mitigation measures to reduce impacts to less than significant levels, except impacts associated with air quality, greenhouse gas emissions, and traffic and circulation. The Planning Commission further finds that the benefits of the project, including social and economic benefits associated with the economic health of the Village and the City as a whole will benefit from the build -out of the Village Plan area, and recommends that Findings and a Statement of Overriding Consideration be prepared. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. Potential impacts can be mitigated to a less than significant level. 3. There is no evidence before the City that the proposed project will have the potential to adversely affect wildlife resources or the habitat on which the wildlife depends. 4. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, with the exception of cumulative air quality, greenhouse gas and traffic impacts. The City will implement all feasible mitigation measures to reduce these impacts to the greatest extent possible. However, because air quality and greenhouse gas emissions, and traffic flow and capacity are regional, and not confined to the Project Area, the long term impacts cannot be mitigated to less than significant levels. 5. The proposed project will not have environmental effects that will adversely affect the human population, with the exception of impacts associated with air quality and greenhouse gas emissions. The City will implement all feasible mitigation measures to reduce these impacts to the greatest extent possible; however, because air quality and greenhouse gas emissions are regional, and not confined to the Project Area, the long term impacts cannot be mitigated to less than significant levels. Planning Commission Resolution 2016 - Zoning Ordinance Amendment 2016-0005 Applicant: City of La Quinta Adopted: Page 3 of 3 Zoning Ordinance Amendment 2016-0005 1. Consistency with General Plan The zoning code amendments are consistent with the goals, objectives and policies of the General Plan. The proposed amendments are supported by Goal LU-7, which directs innovative land uses in the Village; Policy LU-7.1, which encourages the development of mixed use projects; and Policy LU-7.6, which encourages maximum flexibility for mixed use projects in the Village. 2. Public Welfare Approval of the zoning code amendment will not create conditions materially detrimental to the public health, safety and general welfare. The amendments implement the goals and policies of General Plan 2035 and do not incorporate any changes that affect the regulation and/or provision of public services, utility systems, or other foreseeable health, safety and welfare considerations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That the Planning Commission has reviewed and considered the Environmental Impact Report for the Village Build -Out Plan (SCH #2015101019), and finds that the social and economic benefits of the Build -Out of the Village Plan Area outweigh the impacts identified in the EIR, and recommends that Findings and a Statement of Overriding Consideration be prepared and adopted by the City Council, and that the City Council certify the EIR. SECTION 3. That the Planning Commission does hereby recommend approval of Zoning Ordinance Amendment 2016-0005, as set forth in attached Exhibit A, to the City Council for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held this 22nd day of November, 2016, by the following vote: AYES: NOES: ABSENT: Planning Commission Resolution 2016 - Zoning Ordinance Amendment 2016-0005 Applicant: City of La Quinta Adopted: Page 4 of 3 ABSTAIN: PHILIP BETTENCOURT, Chairperson City of La Quinta, California ATTEST: GABRIEL PEREZ, Planning Manager City of La Quinta, California EXHIBIT A Formatted: Font: FS Me, 20 pt, Bold Style Definition: Heading 2: Indent: Left: 0.5", Hanging: 0.25" Formatted: Justified, Right: 0.01", Space Before: Auto, After: Auto, Don't add space between paragraphs of the same style, Line spacing: single 9.70.100 Village Commercial District .,f The Vit l-kage aQ yinta De n G id . A. ��OIe at La �..Q eS�T2�3r6V+SfAf} S' Formatted: Font: (Default) Arial, 12 Pt chapter, regulating uses and struGture6 within The Village at La Quinta area-, Formatted: Normal, No bullets or im pplement the —cven Gepts annd—guidanGeset forth I The Village at a QI: 0nta numbering Design Guidelines ("guidel ines"). Land uses and development proposed in The vriivge are _shall b designedandevaluated Genii Gruen with these guidelines. "� Purpose i. DThe purpose of the Village Commercial District is to develop The -- Village area as a year-round commercial, residential and recreational location, serving residents and guests of the greater La Quinta community —and -to p-, A. Promote development standards to accommodate projects and activities which will provide goods, services and housingiR a GeigR promoting pedestrian accessibility and scale, maintaining connections to La Quinta's artistic and architectural heritage, and guiding design to acknowledge and embrace the desert environment. (Ord 498 § 4 2912; Ord.3233(€xhT,. B),T999) Formatted: Heading 2, Left, Right: 0", No bullets or numbering Formatted: Numbered + Level: 1 + Numbering Style: A, B, C, ... + Start at: 1 + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75" B. Permitted uses in the VC zoning district will combine urban living, essential day-to-day neighborhood goods and services, tourism and visitor -based retail and entertainment oDDortunities. and facilities necessary for the operational demands of such uses. '2-.C. Except as otherwise approved as part of a specific plan for the---- Formatted: Numbered + Level: 1 + property, the uses permitted in the VC zoningdistrict are listed in Table Numbering Style: A, B, c, ... + Start at: 1 + Alignment: Left +Aligned at: 0.5" +Indent 9-5. at: 0.75" 9.70.110 Permitted us Village Build -Out Plan Area. X -, ,' ; ,\ -� Formatted: Font: (Default) Arial, 12 pt Formatted: Normal, No bullets or based retail and entertainment opportunities, and facilities necessary for the numbering Except asotherwise approved as part of a specific plan for theme - Formatted: Heading 2, Left, Right: 0", No property, the uses permitted in theVCzoning district are I;stebullets or numbering Tab A. Purpose. The Villaqe Build -Out Plan Area is the area depicted in the--_. Formatted: List Paragraph, Indent: Left map below. The purpose of the Village Build -Out Plan Area is to 0.5", Numbered + Level: 1 + Numbering Style: A, B, C, ... + Start at: 1 + Alignment: promote development and redevelopment of the Village by providing Left +Aligned at: 0.25"+Indent at: 0.5" development standards that encourage the implementation of Mixed Use projects, pedestrian scale development and connectivity, and economic growth. The Villaae Build -Out Plan Area is planned to contain the followina build out assumptions., Although the market will dictate the actual intensities that are developed, this Table will be used by the City to monitor development activity.. Formatted: Font: (Default) Arial, 12 pt Formatted: Font: 12 pt Formatted: Font: (Default) Arial, 12 pt, Not Bold, No underline Build -out Assumptions by Area Build -oat Area Assumptions DdstiWFuture Existing/Future Non Res (sq ftl3 ResiderWal2 Ground floor East of commercial and Existing: 3 du Existing: 22,825 Bermudas residential above Future: 399 du Future: 302,531 50%res @20du/ac and Total: 402 du Total: 343,356 50%@25 du/ac West of Ground floor Existing23 du Existing: 7,200 Navarro commercial and Future: 130 du Future: 21,800 50%@20dWac and Total: 153 du Total: 29,000 sq ft 50%@25 du/ac Between Ground floor Existing: 6 du Existincir 11,000 Navarro and commercial and Future: 59 du Bermudas residential above Total: 65 du Future: 45,410 100% @25dLdac Total: 56,410 North of Calle Ground floor commercial and Existing: 251 du plus 290 hotel Existing98,500 Tampico residential above roorrts Future. 346,465 100%@30 dLdac Future: 613 du Total: 444,965 Total: 864 du Misc Lots 1/2 2-story buildings Existing: 1 du Existing: 12,400 acre of less Commercial only, no Future: 0 du Future: 92,580 residential Total: 1 du Total: 104,980 TOTAL Existing:284 du Existing: 151,925 Future: 808,786 Future: 1,198 du Total: 1,482 du Total 96 7711 Source: City of La Quinto Village Build -out Plan Land Use Data, August 2015. Formatted: Space After: 0 pt, Line Notes: spacing: single 1. Assumes new dwelling units will be developed over commercial uses, in multiple story buildings. 2. Assumes the existing dwelling units will remain in place. 3. Assumes that some existing non-residential buildings will be replaced with new buildings. Formatted: Font: (Default) Arial B. _Development Standards. Projects in the Village Build -Out Plan Area are, Formatted: Normal, Indent: Left: 0.75" encouraaed to imolement the standards and incentives of Section Formatted: Font: (Default) Arial, 12 pt 9.140.090, the Mixed Use Overlay. If the Mixed Use Overlay is not implemented, projects proposed within the Village Build -Out Plan Area shall be subject to the development standards in the underlying zone contained in Table 9-6, with the following exceptions., a. The maximum density allowed in the Build -Out Plan Area is 25 units per acre south of Calle Tampico, and 30 units per acre north of Calle Tampico. Formatted: List Paragraph, Justified, Numbered + Level: 1 + Numbering Style: A, B, C, ... + Start at: 1 + Alignment: Left + Aligned at: 0.25" + Indent at: 0.5" Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial, 12 pt Formatted: List Paragraph, Justified, Indent: Left: 0.5", Numbered + Level: 2 + Numbering Style: a, b, c, ... + Start at: 1 + Alignment: Left + Aligned at: 0.75" + Indent at: 1" b. ,The maximum building height is 60 feet. Building height cannot be monolithic, and must include variations in vertical planes, view corridors or openings or other features to reduce the mass and scale of structures. , 9.90.040 Table of development standards. Table 9-6 and the illustrations in Section 9.90.050 set forth standards for the development of property within nonresidential districts. Notwithstanding Table 9- 6, different standards shall apply if special zoning symbols, described in Section 9.20.030, are designated on the official zoning map. Table 9-6 Nonresidential Development Standards District Development Standard CR CP CC CN CT CO MC VC Minimum —Maximum n/a n/a n/a 1-20 n/a n/a n/a building site (acres) n/a Maximum building height s 7 50 35 40 35 40 40 40 -35 (ft.)', 60 Maximum number of 4 2 3 2 3 3 3 2 stories n/a Maxim(FAR)2um floor area ratio .35 .50 .30 .25 .25 .30 n/a n/a From Highway 111 right -of- 50/50 50/50 50/50 n/a n/a n/a n/a way' n/a From all image corridor rights- n/a of -way' (except Minimum Hwy 111) and 30/20 30/20 30/20 30/20 30/20 30/20 30/20 perimeter from all major building/ and primary landscape arterials setbacks From all other (in ft.)4 perimeter street 20/10 20/10 20/10 20/10 20/10 20/10 20/10 rights -of -way' n/a From residential districts and 50/10 50/10 50/10 30/155 30/155 30/155 30/155 PR, OS and 10/0 GC districts' Minimum setback from interior property lines 0 0 0 0 0 0 0 0 within the same project Formatted: Font: (Default) Arial, 12 pt Formatted: Font: (Default) Arial 1 Formatted Table Parking and signs See Chapters 9.150 and 9.160 Fences and walls See Section 9.100.030 Landscaping and See Sections 9.100.040 and 19.100.050 screening Formatted: Left Notes: All minimum perimeter setbacks shall be increased one foot for every foot in height that building is above thirty-five feet. Mixed use projects and projects in the Village Build -Out Plan Area are exempt from this requirement. 2 FAR means the gross floor area of all buildings divided by the building site area. 3 See General Plan Exhibit II-4. 4 Landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped setback from the street right-of-way. The remaining building setback may contain parking, driveways and similar facilities. In addition to above landscape setbacks, interior landscaping shall be required as a percentage of the net project area as follows: parking areas: minimum five percent; nonparking areas: minimum five percent (also see Section 9.100.050). 5 For buildings over one story in CN, CT and CO districts, setbacks shall be increased to 40/20. s Not including basements. Also, notwithstanding above table, the maximum structure height equals twenty-two feet for all buildings within one hundred fifty feet of any general plan image corridor and major or primary arterials. Except in the Village Build -Out Plan Area, where the provisions of 9.70.110 shall apply. Formatted: Superscript 9.140.090 MU Mixed Use Overlay regulations. A. Purpose. To facilitate the development of mixed use projects that include both multi -family residential and commercial components in a cohesively designed and constructed manner. The mixed use overlay district will contribute to vehicle trip and associated air pollutant reductions by locating residents in close proximity to services, employment, and transportation hubs, and by providing interconnected multi -purpose paths for alternative modes of transportation. B. Applicability. 1. The MU overlay district and the provisions of this section apply to all areas designated VC, CR, CP, CC, CN, CT and CO districts. These regulations shall apply in addition to the regulations of the underlying base district. In case of conflict between the base district and the MU regulations, the MU regulations shall control. C. Definitions. See Chapter 9.280. D. Permitted Uses. 1. Any use permitted or conditionally permitted in the underlying district. 2. Mixed Use projects consisting of both multi -family residential (apartments, condominiums, and similar housing types) and commercial/office components. E. Development Standards. 1. Mixed use projects shall include both a commercial and/or office component and a multi -family residential component, which are fully integrated with regard to access, connectivity, and public safety. Residential uses with a density of 12 to 24 units, must comprise a minimum of 35% of the total square footage of the proposed project. Mixed use projects can be designed vertically (residential development over commercial development) or horizontally (residential development next to commercial development). 2. Minimum lot sizes shall be one (1) acre. To maximize design options, development of mixed use projects on lot assemblages or lots greater than one (1) acre is encouraged. 3. The use of vacant pads for mixed use projects in existing commercial development along Highway 111 is encouraged. 4. Minimum densities for residential development shall be 12 dwelling units per acre. 5. Maximum densities for residential development shall be 24 dwelling units per acre. Higher densities may be achieved through density bonuses, where applicable. 6. The residential component of Mixed Use projects shall be subject to the setback requirements of the underlying commercial district. 7. Maximum height. A Mixed Use project may be up to 25% more in height than in the base district, if approved in the Site Development Permit. Mixed Use Overlay District Maximum Building Height Underlying District Maximum Height CR 60 feet CID 45 feet CC 40 feet CN 35 feet VC 60 feet* CT 55 feet CO 55 feet * In the VC underlying district, when a minimum of '% the required parking spaces are located beneath the principal mixed use structure, the number of stories shall be measured from the finished floor of the building's ground floor and shall not include the parking level. 8. Floor Area Ratio (FAR). Mixed Use projects are exempt from the floor area ratio requirements of the underlying district. 9. The first (ground) floor of a multi -story Mixed Use project located within 300 feet of the Highway 111 right of way shall consist of commercial and/or office development. Residential uses on the first (ground) floor are prohibited. Comment [GP1]: We would need to resolve the height issue for exceeding 45' up to 60'. 10. New buildings (constructed after the date of approval of this Code) in Mixed Use projects shall not be longer than 300 feet to facilitate convenient public access around the building. 11. Pedestrian, bicycle, and other non -motorized travel connections, including sidewalks, trails, and/or crosswalks, are required between the commercial/office and residential components of the project, as well as leading to/from street fronts, bus stops, public gathering places, and adjacent properties. They shall be located off-street and separated from vehicle travel lanes and parking lot driving aisles. 12. Physical barriers, such as walls and fences, between the commercial/office and residential components of a Mixed Use project are discouraged. However, they may be used where necessary and appropriate, including for public safety or the screening of outdoor storage facilities. 13. Public spaces. a. Public gathering spaces that provide active and/or passive amenities for passers-by are highly encouraged. Communal spaces may include but are not limited to pedestrian plazas, shaded benches, public art, and landscape or hardscape features. b. Public spaces should be centrally located or located near active land uses to assure their frequent usage and safety. 14. Parking. Parking and loading requirements shall be in conformance with Section 9.150 of this Code, subject to the following provisions: a. Opportunities for shared and/or reduced parking between the commercial/office and residential components of the project are encouraged, subject to the requirements of Section 9.150.070 (Shared Parking), as a means to better match parking demand with availability during various hours of the day. b. Mixed use projects shall provide preferred parking for electric vehicles and vehicles using alternative fuels in accordance with Section 9.150.110. 15. Bicycle racks shall be provided to serve both commercial/office and residential components of the project, and shall comply with the requirements of Chapter 9.150. 16. Landscaping shall comply with Section 9.100.40 of this Code and the requirements of the underlying district. Additional landscaping may be required to minimize impacts to adjacent properties. 17.Outdoor lighting shall comply with Sections 9.100.150 and 9.60.160 of this Code. 18. Signage shall be in conformance with Chapter 9.160 of this Code and the requirements of the underlying district. Monument and other signage that enhances the cohesion of the development may be required. 19. Entry drive. An entry drive that provides principal vehicular access into the residential component of the project is required. 20. Entry Statement. Projects with fifty (50) or more residential units shall include vehicular and pedestrian entry statements that convey a sense of arrival into the development. Examples include, but are not limited to, specimen trees, boulder groupings, textured or stamped concrete, and monument signage. 21. Special attention shall be given to the use of aesthetic treatments, such as colored/textured paving or decorative gates, that contribute to the overall image and connectivity of the development. 22. New Mixed Use development shall relate to adjacent single family residential districts in the following ways: a. By stepping down the scale, height, and density of buildings at the edges of the project adjacent to less intense development. Step the building down at the ends or sides nearest a single family unit, to a height similar to that of the adjacent single family unit (or of typical single family residences in the vicinity if adjacent to an undeveloped single family zoning district). b. By incorporating architectural elements and materials that are similar to those used in the neighborhood. c. By locating parking areas within the project interior or at the side or back when necessary to achieve the "residential front yard" appearance. d. By avoiding, wherever feasible, the construction of walls on local streets in existing neighborhoods where the wall would be located opposite front yards. Mixed Use Incentives. 1. Mixed use projects that provide a minimum of 30% of total project square footage for retail uses shall receive a density bonus of 10% for the residential component of the project. 2. Mixed use projects that include pedestrian, bicycle and golf cart circulation and facilities (paths, shaded parking, etc.) separate from vehicular circulation and facilities can reduce their vehicle parking requirement by 15%. 3. Development proposals for mixed use projects shall receive expedited entitlement and building permit processing. 4. Mixed use projects shall receive a ten (10) percent reduction in plan check and inspection fees. 5. Mixed use projects that include a minimum of two (2) public spaces or gathering features, as deemed of sufficient size and purpose by the city, shall receive a density bonus of up to fifteen (15) percent. 9.150.050 Determination of spaces required. A. Method of Determination. Off-street vehicle parking requirements shall be determined and provided in accordance with this section when the subject building or structure is constructed or a use is established or changed. In determining such off-street parking requirements, the city may use the alternative methods described in this section. The city reserves the option of requiring the use of more than one of these methods, depending on the type, size and mix of uses in a proposed development. B. In the Village r' G'al dirt iGtBuild-Out Plan Area, a reduction of 50% is allowed, and any variation ofn the parking standard can be approved by the Director. No additional off-street parking is required for a change in nonresidential use. Development protects must demonstrate that they can provide all of the parking for residential development on -site, and a minimum of half the required spaces for commercial development on -site. Parking spaces required but not provided on -site can be provided through the preparation of a parking plan that can include: a. Use of on -street parking spaces immediately adjacent to the-- rp oject. b. A shared parking agreement with adjacent property owner. c. A fair share contribution to the In Lieu fee program. d. An allocation of avafiablesurplus parking spaces frenq-� from ninety percent of the Village Parking Study ex-G�parking supply at high season peak, as annually updated by the City, if on -site parking provided for non-residential land use on the project site is contractually dedicated as public shared parking, and signage is provided to allow public parking on the project site, A.e. Other methods approved in a Site Development Permit., B-.C. Alternative Methods. Section 9.150.060 specifies the standard number of parking spaces required for most land uses. This schedule is required unless the applicant can show to the satisfaction of the city decision -making authority that it does not apply. Other alternative methods herein below may then be employed to determine the required parking spaces: 1. A recognized authority's shared parking methodology for calculating the peak demand over time for parking in a development of mixed uses using the same parking facilities as specified in Section 9.150.070; 2. A city methodology for calculating the parking demand for extremely complex or unusual uses or combinations of uses for which the standard schedule, a recognized authority's methodology and/or verifiable data are not applicable. Some or all of the following factors may be utilized in this methodology: expected numbers of occupants, employees, customers or visitors, vehicles stationed on the site, service and loading spaces required, - Formatted Formatted: Font: (Default) Arial, 12 pt, Font color: Black Formatted: Font: (Default) Arial, 12 pt, Font color: Black handicapped spaces required, emergency access considerations and use of parking by unauthorized vehicles. G-D. Parking In -Lieu Program i^ Village C)veF!ay n,S+r;Gt The city may permit required parking spaces in the Village 9veda�-Build-Out Plan Area to be reduced through execution of a parking agreement, subject to the following requirements: 1. A binding agreement, recorded against the property, between this city and the property owner. The agreement shall contain, at a minimum, all of the following: a. The agreement shall be binding upon the parties thereto, their heirs, successors and assigns, and shall run with the land; b. A payment schedule with a payment period not exceeding four years. If an assessment/benefit or parking improvement district is established, the obligation of the property owner shall become due and payable under the terms of such district; c. A cash mitigation payment. The amount per space shall be established as determined by the planning and public works departments, plus an inflation factor. The amount will be calculated at the time of agreement execution. 2. An irrevocable offer from the property owner to participate in any future assessment/benefit or parking improvement district that may be formed in the VC or MU overly districts. 3. The money collected may be released to a city -created parking assessment/benefit or parking improvement district, or may be used in the furtherance of general parking improvements in the VC or MU overlay districts, at the option of the city. Any financial obligation issued against such property shall be reduced accordingly to the amount of mitigation money paid at the time of the district formation. 4. The property owner shall secure the mitigation payment by providing the city with a second deed of trust in the amount of the total mitigation payment. D-E. Incentive Based Parking Adjustments. In all districts, the following may result in a reduction in parking spaces of up to 15%, subject to approval by the planning commission: 1. Permanent, non -vegetation shade structures covering 50% of all parking spaces. 2. Increased landscaping and public spaces. 3. Pedestrian improvements not located in the right of way or project driveways. 4. Vehicular and non -vehicular connections between projects. 5. Use of pervious surfaces for drainage, or creative drainage solutions. 6. New commercial and mixed use development providing preferred parking locations for electric and other alternative fuel vehicles. 7. Developments that provide a minimum of two (2) parking spaces or 1 % of the minimum number of spaces, whichever is greater, for golf carts and neighborhood electric vehicles (NEV) shall receive a parking credit reduction equal to 5 percent (5%) of the standard parking spaces required for that development. ATTACHMENT 1 I co 0 W , LE E S TA-4 D_T@T C m — -- Q �I �q z' �CALLE CAD/Z O _ Q' Zi w Q CALLE_HIDALGO Q -� CALlE-B�ARCI 0 N I O z o�. ENIDA ULTIMO N `DE.FAL_� SERT� W E /co Q w z co 0 BLUE SKY ES 0 1 i.-No w c w 0 9RTUNA W O W O j Z) w LIJ J J J Q � Q U AIVEN/DA NUESTRA l 1r QLU CALLE AMIGO Li�J w CALLE,SINALOA =ry, Source: City of La Quinta GIS 1 inch = 400 feet The Altum Group O Y = + w c v � I AVENUE 52 z AVENUE General Plan Land Use Designations La Quinta Village Build -out Plan Environmental Impact Report S O _ m J O C I J Q 1U — m AVENIDA NARANJA n \ z 1_ c) m - PINA Legend La Quinta Village Build -out Project Boundary General Plan Designations CG General Commercial LDR Low Density Residential MC Major Community Facilities MHDR Medium/High Density Residential OS-R Open Space - Recreation F_ Right -of -Way VC Village Commercial Exhibit 3-5 ATTACHMENT 2 e ■�1 j 18,600 5f ' e•. —7 7.77 AC fl— ■ 27,200 0 "Alt, y ' 36.49 AC ■ --;7,45Gsf 95 0.0 N ro.33 AC d 26 DU ,=r a0as •7301iMe 11,a00 If 1s. AC M 49ACfrs\�� Q 20051 1.d3'a *.21 .AB AC \ _ 9oo,r -, r p '64'1Re eono�e n:rwra ron d1A�1 �.�� _ 22 AC �.21AC � 8P}A5E ?T70?56]571YiiN�o L>U 1.23 AC e0as t' �19ou L1J Q MC-Aei1 ' n1oera rr�rear Q 1.16 AC 1 . z.n1 e il 1.11 AC 324nf� .66Ac ,75 AC =sad ■ 6.S At ■ 9 . 6,40 f ■ 89 AC . it �+ 115AC d .74 nC ' - R 2'3 32 1-315 5 34 Ae Wr O d io0 Of or 0 0 42iCAD�Z w Z `r 09 W y;eu0. �1- LLI C@ iilC O < 4. = N d Q .92 AC w z CALLE HIDALGO 3,050,E W 2.4BAC Li (If Q 4 A Q L WINTER COVE- . CTti�. cAll % el —.4 t L_ n . SPRINGTIMEBWAY■ � ■ v;IT a.- - �. 92,5005, Lrj '..rif -�f, 72,450 sf 1i 5.32AC O e-- - 9.3 AC -.'.£,.. LU CALLE TAMPICO S �►_.' y3 V .��a .2. AC d - 3.39 AC — 6,150 sf Y .86 AC 18.62 AC J.J 11,12111 d 1.80AC - ."t 13,0000 1.06 AC ' Q y �.- AC :. ■ e � ■ •+tea■a •• �✓a f;,' r Jr -�i `! LU 1.43AC CALLE SINALOA m • . g '�" f t,.:. G nW X _. ^ f J Alter « W � e t JL♦' � Y � - ti �' : r�-.r�-�..�- . !r• ate. 17-1 ;ip S ® j E115 The Altura Group 184 AC'- ��so d Q w J Q U AVENIDA LA FONDA —r ae i LU 2i 0m dLU , yP 0 LU J Y r w Ui .BP¢ w w AVENIDA NUESTRA ■ *10,00 AVENUE 5J DEACON DR W GOYpTE CN"WO�A 0� Village Build -out Plan Analysis La Quinta Village Build -out Plan Environmental Impact Report Legend Vacant Land Potential Redevelopment Existing Development Not to be changed ■ ■ — ■ . Village Commercial —..� Boundary N Assessor's Parcels W ­��� E S Exhibit 3-7 ATTACHMENT 3 Formatted: Font: FS Me, 20 pt, Bold Style Definition: Heading 2: Indent: Left: 0.5", Hanging: 0.25" Formatted: Justified, Right: 0.01", Space Before: Auto, After: Auto, Don't add space between paragraphs of the same style, Line spacing: single 9.70.100 Village Commercial District .,f The Vil-kage at Q yinta Design G id e The nre..i . A. ��OIe �La��SFQ„�..Q S�T�-prQ.TSfA,,S-0T S' Formatted: Font: (Default) Arial, 12 Pt chapter, regulating uses and struGture6 within The Village at La Quinta area-, Formatted: Normal, No bullets or im pplement the —cven Gepts annd—guidanGeset forth I The Village at a QI: 0nta numbering Design Guidelines ("guidel ines"). Land uses and development proposed in The vriivge are _shall b designedandevaluated Genii Gruen with these guidelines. "� Purpose i. DThe purpose of the Village Commercial District is to develop The -- Village area as a year-round commercial, residential and recreational location, serving residents and guests of the greater La Quinta community —and -to p-, A. Promote development standards to accommodate projects and activities which will provide goods, services and housingiR a GeigR promoting pedestrian accessibility and scale, maintaining connections to La Quinta's artistic and architectural heritage, and guiding design to acknowledge and embrace the desert environment. (Ord 498 § 4 2912; Ord.3233(€xhT,. B),T999) Formatted: Heading 2, Left, Right: 0", No bullets or numbering Formatted: Numbered + Level: 1 + Numbering Style: A, B, C, ... + Start at: 1 + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75" B. Permitted uses in the VC zoning district will combine urban living, essential day-to-day neighborhood goods and services, tourism and visitor -based retail and entertainment oDDortunities. and facilities necessary for the operational demands of such uses. '2-.C. Except as otherwise approved as part of a specific plan for the---- Formatted: Numbered + Level: 1 + property, the uses permitted in the VC zoningdistrict are listed in Table Numbering Style: A, B, c, ... + Start at: 1 + Alignment: Left +Aligned at: 0.5" +Indent 9-5. at: 0.75" 9.70.110 Permitted us Village Build -Out Plan Area. X -, ,' ; ,\ -� Formatted: Font: (Default) Arial, 12 pt Formatted: Normal, No bullets or based retail and entertainment opportunities, and facilities necessary for the numbering Except asotherwise approved as part of a specific plan for theme - Formatted: Heading 2, Left, Right: 0", No property, the uses permitted in theVCzoning district are I;stebullets or numbering Tab A. Purpose. The Villaqe Build -Out Plan Area is the area depicted in the--_. Formatted: List Paragraph, Indent: Left map below. The purpose of the Village Build -Out Plan Area is to 0.5", Numbered + Level: 1 + Numbering Style: A, B, C, ... + Start at: 1 + Alignment: promote development and redevelopment of the Village by providing Left +Aligned at: 0.25"+Indent at: 0.5" development standards that encourage the implementation of Mixed Use projects, pedestrian scale development and connectivity, and economic growth. The Villaae Build -Out Plan Area is planned to contain the followina build out assumptions., Although the market will dictate the actual intensities that are developed, this Table will be used by the City to monitor development activity.. Formatted: Font: (Default) Arial, 12 pt Formatted: Font: 12 pt Formatted: Font: (Default) Arial, 12 pt, Not Bold, No underline Build -out Assumptions by Area Build -oat Area Assumptions DdstiWFuture Existing/Future Non Res (sq ftl3 ResiderWal2 Ground floor East of commercial and Existing: 3 du Existing: 22,825 Bermudas residential above Future: 399 du Future: 302,531 50%res @20du/ac and Total: 402 du Total: 343,356 50%@25 du/ac West of Ground floor Existing23 du Existing: 7,200 Navarro commercial and Future: 130 du Future: 21,800 50%@20dWac and Total: 153 du Total: 29,000 sq ft 50%@25 du/ac Between Ground floor Existing: 6 du Existincir 11,000 Navarro and commercial and Future: 59 du Bermudas residential above Total: 65 du Future: 45,410 100% @25dLdac Total: 56,410 North of Calle Ground floor commercial and Existing: 251 du plus 290 hotel Existing98,500 Tampico residential above roorrts Future. 346,465 100%@30 dLdac Future: 613 du Total: 444,965 Total: 864 du Misc Lots 1/2 2-story buildings Existing: 1 du Existing: 12,400 acre of less Commercial only, no Future: 0 du Future: 92,580 residential Total: 1 du Total: 104,980 TOTAL Existing:284 du Existing: 151,925 Future: 808,786 Future: 1,198 du Total: 1,482 du Total 96 7711 Source: City of La Quinto Village Build -out Plan Land Use Data, August 2015. Formatted: Space After: 0 pt, Line Notes: spacing: single 1. Assumes new dwelling units will be developed over commercial uses, in multiple story buildings. 2. Assumes the existing dwelling units will remain in place. 3. Assumes that some existing non-residential buildings will be replaced with new buildings. Formatted: Font: (Default) Arial B. _Development Standards. Projects in the Village Build -Out Plan Area are, Formatted: Normal, Indent: Left: 0.75" encouraaed to imolement the standards and incentives of Section Formatted: Font: (Default) Arial, 12 pt 9.140.090, the Mixed Use Overlay. If the Mixed Use Overlay is not implemented, projects proposed within the Village Build -Out Plan Area shall be subject to the development standards in the underlying zone contained in Table 9-6, with the following exceptions., a. The maximum density allowed in the Build -Out Plan Area is 25 units per acre south of Calle Tampico, and 30 units per acre north of Calle Tampico. Formatted: List Paragraph, Justified, Numbered + Level: 1 + Numbering Style: A, B, C, ... + Start at: 1 + Alignment: Left + Aligned at: 0.25" + Indent at: 0.5" Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial, 12 pt Formatted: List Paragraph, Justified, Indent: Left: 0.5", Numbered + Level: 2 + Numbering Style: a, b, c, ... + Start at: 1 + Alignment: Left + Aligned at: 0.75" + Indent at: 1" b. ,The maximum building height is 60 feet. Building height cannot be monolithic, and must include variations in vertical planes, view corridors or openings or other features to reduce the mass and scale of structures. , 9.90.040 Table of development standards. Table 9-6 and the illustrations in Section 9.90.050 set forth standards for the development of property within nonresidential districts. Notwithstanding Table 9- 6, different standards shall apply if special zoning symbols, described in Section 9.20.030, are designated on the official zoning map. Table 9-6 Nonresidential Development Standards District Development Standard CR CP CC CN CT CO MC VC Minimum —Maximum n/a n/a n/a 1-20 n/a n/a n/a building site (acres) n/a Maximum building height s 7 50 35 40 35 40 40 40 -35 (ft.)', 60 Maximum number of 4 2 3 2 3 3 3 2 stories n/a Maxim(FAR)2um floor area ratio .35 .50 .30 .25 .25 .30 n/a n/a From Highway 111 right -of- 50/50 50/50 50/50 n/a n/a n/a n/a way' n/a From all image corridor rights- n/a of -way' (except Minimum Hwy 111) and 30/20 30/20 30/20 30/20 30/20 30/20 30/20 perimeter from all major building/ and primary landscape arterials setbacks From all other (in ft.)4 perimeter street 20/10 20/10 20/10 20/10 20/10 20/10 20/10 rights -of -way' n/a From residential districts and 50/10 50/10 50/10 30/155 30/155 30/155 30/155 PR, OS and 10/0 GC districts' Minimum setback from interior property lines 0 0 0 0 0 0 0 0 within the same project Formatted: Font: (Default) Arial, 12 pt Formatted: Font: (Default) Arial 1 Formatted Table Parking and signs See Chapters 9.150 and 9.160 Fences and walls See Section 9.100.030 Landscaping and See Sections 9.100.040 and 19.100.050 screening Formatted: Left Notes: All minimum perimeter setbacks shall be increased one foot for every foot in height that building is above thirty-five feet. Mixed use projects and projects in the Village Build -Out Plan Area are exempt from this requirement. 2 FAR means the gross floor area of all buildings divided by the building site area. 3 See General Plan Exhibit II-4. 4 Landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped setback from the street right-of-way. The remaining building setback may contain parking, driveways and similar facilities. In addition to above landscape setbacks, interior landscaping shall be required as a percentage of the net project area as follows: parking areas: minimum five percent; nonparking areas: minimum five percent (also see Section 9.100.050). 5 For buildings over one story in CN, CT and CO districts, setbacks shall be increased to 40/20. s Not including basements. Also, notwithstanding above table, the maximum structure height equals twenty-two feet for all buildings within one hundred fifty feet of any general plan image corridor and major or primary arterials. Except in the Village Build -Out Plan Area, where the provisions of 9.70.110 shall apply. Formatted: Superscript 9.140.090 MU Mixed Use Overlay regulations. A. Purpose. To facilitate the development of mixed use projects that include both multi -family residential and commercial components in a cohesively designed and constructed manner. The mixed use overlay district will contribute to vehicle trip and associated air pollutant reductions by locating residents in close proximity to services, employment, and transportation hubs, and by providing interconnected multi -purpose paths for alternative modes of transportation. B. Applicability. 1. The MU overlay district and the provisions of this section apply to all areas designated VC, CR, CP, CC, CN, CT and CO districts. These regulations shall apply in addition to the regulations of the underlying base district. In case of conflict between the base district and the MU regulations, the MU regulations shall control. C. Definitions. See Chapter 9.280. D. Permitted Uses. 1. Any use permitted or conditionally permitted in the underlying district. 2. Mixed Use projects consisting of both multi -family residential (apartments, condominiums, and similar housing types) and commercial/office components. E. Development Standards. 1. Mixed use projects shall include both a commercial and/or office component and a multi -family residential component, which are fully integrated with regard to access, connectivity, and public safety. Residential uses with a density of 12 to 24 units, must comprise a minimum of 35% of the total square footage of the proposed project. Mixed use projects can be designed vertically (residential development over commercial development) or horizontally (residential development next to commercial development). 2. Minimum lot sizes shall be one (1) acre. To maximize design options, development of mixed use projects on lot assemblages or lots greater than one (1) acre is encouraged. 3. The use of vacant pads for mixed use projects in existing commercial development along Highway 111 is encouraged. 4. Minimum densities for residential development shall be 12 dwelling units per acre. 5. Maximum densities for residential development shall be 24 dwelling units per acre. Higher densities may be achieved through density bonuses, where applicable. 6. The residential component of Mixed Use projects shall be subject to the setback requirements of the underlying commercial district. 7. Maximum height. A Mixed Use project may be up to 25% more in height than in the base district, if approved in the Site Development Permit. Mixed Use Overlay District Maximum Building Height Underlying District Maximum Height CR 60 feet CID 45 feet CC 40 feet CN 35 feet VC 60 feet* CT 55 feet CO 55 feet * In the VC underlying district, when a minimum of '% the required parking spaces are located beneath the principal mixed use structure, the number of stories shall be measured from the finished floor of the building's ground floor and shall not include the parking level. 8. Floor Area Ratio (FAR). Mixed Use projects are exempt from the floor area ratio requirements of the underlying district. 9. The first (ground) floor of a multi -story Mixed Use project located within 300 feet of the Highway 111 right of way shall consist of commercial and/or office development. Residential uses on the first (ground) floor are prohibited. Comment [GP1]: We would need to resolve the height issue for exceeding 45' up to 60'. 10. New buildings (constructed after the date of approval of this Code) in Mixed Use projects shall not be longer than 300 feet to facilitate convenient public access around the building. 11. Pedestrian, bicycle, and other non -motorized travel connections, including sidewalks, trails, and/or crosswalks, are required between the commercial/office and residential components of the project, as well as leading to/from street fronts, bus stops, public gathering places, and adjacent properties. They shall be located off-street and separated from vehicle travel lanes and parking lot driving aisles. 12. Physical barriers, such as walls and fences, between the commercial/office and residential components of a Mixed Use project are discouraged. However, they may be used where necessary and appropriate, including for public safety or the screening of outdoor storage facilities. 13. Public spaces. a. Public gathering spaces that provide active and/or passive amenities for passers-by are highly encouraged. Communal spaces may include but are not limited to pedestrian plazas, shaded benches, public art, and landscape or hardscape features. b. Public spaces should be centrally located or located near active land uses to assure their frequent usage and safety. 14. Parking. Parking and loading requirements shall be in conformance with Section 9.150 of this Code, subject to the following provisions: a. Opportunities for shared and/or reduced parking between the commercial/office and residential components of the project are encouraged, subject to the requirements of Section 9.150.070 (Shared Parking), as a means to better match parking demand with availability during various hours of the day. b. Mixed use projects shall provide preferred parking for electric vehicles and vehicles using alternative fuels in accordance with Section 9.150.110. 15. Bicycle racks shall be provided to serve both commercial/office and residential components of the project, and shall comply with the requirements of Chapter 9.150. 16. Landscaping shall comply with Section 9.100.40 of this Code and the requirements of the underlying district. Additional landscaping may be required to minimize impacts to adjacent properties. 17.Outdoor lighting shall comply with Sections 9.100.150 and 9.60.160 of this Code. 18. Signage shall be in conformance with Chapter 9.160 of this Code and the requirements of the underlying district. Monument and other signage that enhances the cohesion of the development may be required. 19. Entry drive. An entry drive that provides principal vehicular access into the residential component of the project is required. 20. Entry Statement. Projects with fifty (50) or more residential units shall include vehicular and pedestrian entry statements that convey a sense of arrival into the development. Examples include, but are not limited to, specimen trees, boulder groupings, textured or stamped concrete, and monument signage. 21. Special attention shall be given to the use of aesthetic treatments, such as colored/textured paving or decorative gates, that contribute to the overall image and connectivity of the development. 22. New Mixed Use development shall relate to adjacent single family residential districts in the following ways: a. By stepping down the scale, height, and density of buildings at the edges of the project adjacent to less intense development. Step the building down at the ends or sides nearest a single family unit, to a height similar to that of the adjacent single family unit (or of typical single family residences in the vicinity if adjacent to an undeveloped single family zoning district). b. By incorporating architectural elements and materials that are similar to those used in the neighborhood. c. By locating parking areas within the project interior or at the side or back when necessary to achieve the "residential front yard" appearance. d. By avoiding, wherever feasible, the construction of walls on local streets in existing neighborhoods where the wall would be located opposite front yards. Mixed Use Incentives. 1. Mixed use projects that provide a minimum of 30% of total project square footage for retail uses shall receive a density bonus of 10% for the residential component of the project. 2. Mixed use projects that include pedestrian, bicycle and golf cart circulation and facilities (paths, shaded parking, etc.) separate from vehicular circulation and facilities can reduce their vehicle parking requirement by 15%. 3. Development proposals for mixed use projects shall receive expedited entitlement and building permit processing. 4. Mixed use projects shall receive a ten (10) percent reduction in plan check and inspection fees. 5. Mixed use projects that include a minimum of two (2) public spaces or gathering features, as deemed of sufficient size and purpose by the city, shall receive a density bonus of up to fifteen (15) percent. 9.150.050 Determination of spaces required. A. Method of Determination. Off-street vehicle parking requirements shall be determined and provided in accordance with this section when the subject building or structure is constructed or a use is established or changed. In determining such off-street parking requirements, the city may use the alternative methods described in this section. The city reserves the option of requiring the use of more than one of these methods, depending on the type, size and mix of uses in a proposed development. B. In the Village r' G'al dirt iGtBuild-Out Plan Area, a reduction of 50% is allowed, and any variation ofn the parking standard can be approved by the Director. No additional off-street parking is required for a change in nonresidential use. Development protects must demonstrate that they can provide all of the parking for residential development on -site, and a minimum of half the required spaces for commercial development on -site. Parking spaces required but not provided on -site can be provided through the preparation of a parking plan that can include: a. Use of on -street parking spaces immediately adjacent to the-- rp oject. b. A shared parking agreement with adjacent property owner. c. A fair share contribution to the In Lieu fee program. d. An allocation of avafiablesurplus parking spaces frenq-� from ninety percent of the Village Parking Study ex-G�parking supply at high season peak, as annually updated by the City, if on -site parking provided for non-residential land use on the project site is contractually dedicated as public shared parking, and signage is provided to allow public parking on the project site, A.e. Other methods approved in a Site Development Permit., B-.C. Alternative Methods. Section 9.150.060 specifies the standard number of parking spaces required for most land uses. This schedule is required unless the applicant can show to the satisfaction of the city decision -making authority that it does not apply. Other alternative methods herein below may then be employed to determine the required parking spaces: 1. A recognized authority's shared parking methodology for calculating the peak demand over time for parking in a development of mixed uses using the same parking facilities as specified in Section 9.150.070; 2. A city methodology for calculating the parking demand for extremely complex or unusual uses or combinations of uses for which the standard schedule, a recognized authority's methodology and/or verifiable data are not applicable. Some or all of the following factors may be utilized in this methodology: expected numbers of occupants, employees, customers or visitors, vehicles stationed on the site, service and loading spaces required, - Formatted Formatted: Font: (Default) Arial, 12 pt, Font color: Black Formatted: Font: (Default) Arial, 12 pt, Font color: Black handicapped spaces required, emergency access considerations and use of parking by unauthorized vehicles. G-D. Parking In -Lieu Program i^ Village C)veF!ay n,S+r;Gt The city may permit required parking spaces in the Village 9veda�-Build-Out Plan Area to be reduced through execution of a parking agreement, subject to the following requirements: 1. A binding agreement, recorded against the property, between this city and the property owner. The agreement shall contain, at a minimum, all of the following: a. The agreement shall be binding upon the parties thereto, their heirs, successors and assigns, and shall run with the land; b. A payment schedule with a payment period not exceeding four years. If an assessment/benefit or parking improvement district is established, the obligation of the property owner shall become due and payable under the terms of such district; c. A cash mitigation payment. The amount per space shall be established as determined by the planning and public works departments, plus an inflation factor. The amount will be calculated at the time of agreement execution. 2. An irrevocable offer from the property owner to participate in any future assessment/benefit or parking improvement district that may be formed in the VC or MU overly districts. 3. The money collected may be released to a city -created parking assessment/benefit or parking improvement district, or may be used in the furtherance of general parking improvements in the VC or MU overlay districts, at the option of the city. Any financial obligation issued against such property shall be reduced accordingly to the amount of mitigation money paid at the time of the district formation. 4. The property owner shall secure the mitigation payment by providing the city with a second deed of trust in the amount of the total mitigation payment. D-E. Incentive Based Parking Adjustments. In all districts, the following may result in a reduction in parking spaces of up to 15%, subject to approval by the planning commission: 1. Permanent, non -vegetation shade structures covering 50% of all parking spaces. 2. Increased landscaping and public spaces. 3. Pedestrian improvements not located in the right of way or project driveways. 4. Vehicular and non -vehicular connections between projects. 5. Use of pervious surfaces for drainage, or creative drainage solutions. 6. New commercial and mixed use development providing preferred parking locations for electric and other alternative fuel vehicles. 7. Developments that provide a minimum of two (2) parking spaces or 1 % of the minimum number of spaces, whichever is greater, for golf carts and neighborhood electric vehicles (NEV) shall receive a parking credit reduction equal to 5 percent (5%) of the standard parking spaces required for that development. ATTACHMENT 4 {LGgend .a ou Na. of 4alres, ndaonul 0 and Mmainn 'art rt+yr, �I T . 1 /. g"''ll- e_ y �•'I 1* -01R !/ 04Ck in PIUV Yr �W1t y{' f �y a� *. TnPle Leo If Pedestrian Ceo65irp End Aw•: • .es* i"'�a p! a�ewp.epuwP•4+3w ww. SPRINGIIML - ll. L nrti.tl aruelnp JL , r f • 3s • 1y ii+�ll I -•. � »ALL r I spa �J � �, .�! �I'Y. - _ `�' ,p q '�'.{ •!. YY Z �a I �.1tl �s k— �({I � '� �'h..• �`e I Id: t,w yr� X, .� T I' �F' • L lPINI �• - -may = f � j�,!/�', .;� � .. ,�, I � S 31 a. yy f _ �tl �_�� L, r r � � � � L r �`- a.:�t ��.. A•__ .°yf fl !j`L �., •.enl,ian'�u`cs�ru - � Ic. tl �� F • ' �l '� fir. t N - - � _NUE - `fin - llllllbbb n�. p � i Ott -- � tl �, � � V � }'_ i•T�' ;r 1j+{s��r1 �:.ILE w.11 .;i;. �' 1 •Exlstng CI�iLE SNunn_-, a ,. - i }^ � � � • i 'r l + ?� I. #L rErRLeac . Source: Kunzman Associates, 2016 El 105 The Altum Group Village Build -Out Circulation Plan La Quinta Village Build -Out Plan Environmental Impact Report Exhibit 3-8