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2013 06 25 PCPlanning Commission agendas and staff reports are now available on the City's web page: www.la-guinta.org PLANNING COMMISSION AGENDA CITY HALL STUDY SESSION ROOM 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, JUNE 25, 2013 AT 7:00 P.M. Beginning Resolution No. 2013-008 Minute Motion No. 2013-002 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 Approval of the minutes of May 14, 2013. PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Secretary 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 projectlsl. If PLANNING COMMISSION AGENDA 1 JUNE 25, 2013 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. 1 . Continued from May 14, 2013 - Conditional Use Permit 201 1-139 submitted by Crown Castle, Susan Makinson, for a single distributed antenna system (DAS) within the public right-of-way in the La Quinta Cove. Location: Southeast corner of Avenida Obregon and Calle Temecula. 2. Continued from May 14, 2013 - Conditional Use Permit 2012-148 submitted by Verizon Wireless for the placement of a sixty-four (64) foot tall monopalm tower and an equipment enclosure adjacent to the La Quinta Country Club maintenance facility. Location: 77-750 Avenue 50 - La Quinta Country Club. 3. Environmental Assessment 2013-627, Conditional Use Permit 2013-1 51 , and Site Development Permit 2013-926 submitted by the La Quinta Housing Authority for development plans for the Washington Street Apartments final phase. Location: southeast corner of Washington Street and Hidden River Road. BUSINESS SESSION CORRESPONDENCE AND WRITTEN MATERIAL COMMISSIONER ITEMS Report on City Council meetings of May 21 and June 4 and 18, 2013. 2. Commissioner Wright is scheduled to attend the July 2, 2013, City Council meeting. DIRECTOR'S ITEMS Planning Commissioners' Attendance for City Council Meetings 2013-2014. ADJOURNMENT The next regular meeting of the Planning Commission will be held on July 9, 2013, commencing at 7:00 p.m. at the City Hall Study Session Room, 78-495 Calle Tampico, La Quinta, CA 92253. PLANNING COMMISSION AGENDA 2 JUNE 25, 2013 DECLARATION OF POSTING I, Monika Radeva, Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 1 1 1, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on June 21, 2013. DATED: June 20, 2013 MONIKA RADEVA, Secretary City of La Quinta, California PUBLIC NOTICES The La Quinta City Study Session Room 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 Community Development Department's counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 JUNE 25, 2013 PLANNING COMMISSION MINUTES TUESDAY, MAY 14, 2013 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 7:01 p.m. by Chairperson Barrows. PRESENT: Commissioners Alderson, Weber, Wilkinson, Vice Chair Wright, and Chairperson Barrows. ABSENT: None STAFF PRESENT: Community Development Director Les Johnson, Planning Manager David Sawyer, Michelle Molko with Rutan and Tucker, LLP, Principal Planner Wally Nesbit, Assistant Planner Eric Ceja, and Secretary Monika Radeva. Commissioner Wright led the Commission in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Commissioners Wright/Weber to approve the Planning Commission Minutes of April 9, 2013, as submitted, with the addition of the following on Page No. 6: Commissioner Weber inquired about Interstate 1-10 and Jefferson Street freeway interchange shared cost and signage. Staff replied this is a Coachella Valley Association of Governments project and is partially state and federally funded and noted there is a study underway to determine obligation for the remainder of the project cost. Staff also said the signage for the interchange was still being discussed. Motion passed unanimously. PLANNING COMMISSION MINUTES 1 MAY 14, 2013 PUBLIC HEARINGS 1 . Conditional Use Permit 201 1-139 submitted by Crown Castle, Susan Makinson, for a single distributed antenna system (DAS) within the public right-of-way in the La Quinta Cove. Location: southeast corner of Avenida Obregon and Calle Temecula. Assistant Planner Eric Ceja presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARING OPEN at 7:12 p.m. Ms. Susan Makinson, representative of the Applicant, Crown Castle, introduced herself and explained in detail the benefits of the proposed DAS in terms of signal coverage for the affected area, minimal amount of radio frequency emission, location research and neighborhood outreach meetings held, and described the design and materials that would be used to build it. Public Speaker: Kay Wolff, La Quinta - Ms. Wolff gave a brief overview of the applicant's neighborhood outreach efforts and alternative locations considered for the DAS, and posed several questions for the Commission to consider in their review of this item. Public Speaker: Jeff Claspell, La Quinta - Mr. Claspell spoke in opposition of the proposed DAS and noted that the proposed location was next to his residential home. Public Speaker: Jaymes Anderson, La Quinta - Mr. Anderson spoke in opposition of the proposed DAS. He noted the proposed location was on the other side of his home and he would not feel comfortable if it was to be placed there. There being no further questions or discussion, Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:56 p.m. General Commission discussion followed regarding this item. Chairperson Barrows noted for the record that in addition to the comments received for this item, which were incorporated in the staff report as Attachment No. 9, there were three additional comments received after the report was completed, two opposition comments from Mr. Jaymes Anderson, and one opposition comment from Ms. Kimberly Freeland. PLANNING COMMISSION MINUTES 2 MAY 14, 2013 Chairperson Barrows RE -OPENED THE PUBLIC HEARING at 8:20 p.m. Chairperson Barrows said the Commission would like for the applicant to recommend an alternative design for the proposed DAS as well as an alternative location, provide additional data specifically identifying a need for it, ensure compatibility with the surrounding uses in the neighborhood, conduct further community outreach and obtain community involvement. Motion - A motion was made and seconded by Commissioners Weber/Wright to continue Conditional Use Permit 2011-139 to June 25, 2013. Motion passed unanimously. 2. Conditional Use Permit 2012-148 submitted by Verizon Wireless for the placement of a sixty-four foot tall monopalm tower and an equipment enclosure adjacent to the La Quinta Country Club maintenance facility. Location: 77-750 Avenue 50 - La Quinta Country Club. Assistant Planner Eric Ceja presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARING OPEN at 8:42 p.m. Mr. James Rogers, representative of the Applicant, Verizon Wireless, introduced himself and said the applicant was willing to comply with staff's recommended condition of approval for the placement of two additional trees to the west of the proposed cell tower to provide better screening from Eisenhower Drive. Mr. Rogers explained the exact location and size of these additional palm trees would be identified in the landscaping plans and submitted to staff for review prior to obtaining a building permit. Public Speaker: Donna Reed Martin, La Quinta - Ms. Martin said there were twelve homeowner associations within the La Quinta Country Club and she belonged to the largest one, La Quinta Golf Estates Homeowners Association, encompassing 184 properties. Stated that the President of the HOA had informed the homeowners of the proposed monopalm tower back in December 2012, however, the tower had been identified as being only thirty feet high instead of sixty-four. Noted that she coordinated the trimming of the trees within her HOA and no tree exceeded forty feet, thus the proposed sixty-four foot tower would substantially exceed existing trees. She further noted that the residents were generally in support of the proposed monopalm tower; however, they were under the impression that it was only thirty feet high. Ms. Martin said she was in opposition of the proposed sixty-four foot tower, but would be in support of a tower if it were a more reasonable height. PLANNING COMMISSION MINUTES 3 MAY 14, 2013 Public Speaker: Skip Boone, La Quinta - Mr. Boone suggested that the Commission encourage the applicant to consider alternative locations for the proposed monopalm tower. If the tower were to be placed where currently proposed, the applicant should provide a better design and more comprehensive screening of the tower from all sides. Mr. Boone asked the Commission to stipulate in the conditions of approval that Verizon Wireless be required to revamp the design of the monopalm tower every so many years to keep it updated with current aesthetical designs and technological advances. Chairperson Barrows noted for the record that there were three comments received for this item after the preparation of the staff report. All three were in opposition of the proposed monopalm tower and they were from Ms. Wendy Johnson, Mr. Jimmy Powell, and Mr. Skip Boone. Public Speaker: Bruce Zahn, General Manager of La Quinta Country Club - Mr. Zahn said the applicant had attended an annual owners' meeting in March 2013, during which the owners' of the club were notified of the proposal. The height of the monopalm tower had been identified as being forty-five feet. The lease agreement with the applicant had not yet been finalized and it stipulated that the owners of the club would have to approve of the tower's location and the placement of additional trees for screening. The board was in general support of the project given that there was no opposition from the residents and the applicant was in compliance with the City's requirements. But the original height discussed was at forty-five feet and not sixty-four, which would be likely to raise concerns. Vice Chairman Wright said that a continuation of the project should be considered until a reasonable tower height is identified and all parties affected are in support of it. Commissioner Weber said the applicant should identify the exact height of the proposed monopalm tower, should propose heights for the staff recommended four additional palm trees for screening, as well as identify their specific locations, should do a more comprehensive community outreach, and incorporate requirement for future alterations of the tower's design. This consideration should also include the potential of colocation. Motion - A motion was made and seconded by Commissioners Wright/Wilkinson to continue Conditional Use Permit 2012-148 to June 25, 2013. Motion passed unanimously. PLANNING COMMISSION MINUTES 4 MAY 14, 2013 3. Zoning Ordinance Amendment 2013-114 includes the establishment of an affordable housing overlay zone, allowance and standards for emergency and transitional housing, changes to the affordable housing density bonus provisions and reasonable accommodation procedures pursuant to State legislation. Zone Change 2013-143 proposes to apply an Affordable Housing Overlay zone (AHO) to all properties zoned Neighborhood Commercial (NC); Community Commercial (CC); Regional Commercial (RC); Commercial Park (CP); and Village Commercial (VC), and to other specific sites as identified in the 2008 La Quinta Housing Element. Location: City-wide. Principal Planner Wally Nesbit presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARING OPEN at 9:44 p.m. There being no questions or discussion, Chairperson Barrows declared the PUBLIC HEARING CLOSED at 9:45 p.m. PLANNING COMMISSION CALLED FOR A SHORT RECESS AT 9:47 P.M. CHAIRPERSON BARROWS RECONVENED THE PLANNING COMMISSION AT 9:51 P.M. WITH ALL COMMISSIONERS PRESENT. Motion - A motion was made and seconded by Commissioners Wright/Weber to adopt Resolution 2013-005 recommending approval of Zoning Ordinance Amendment 2013-114 as submitted and with the following two corrections to the proposed resolution document as recommended by staff: 1) Typographical correction to the case number on Page No. 1 to Zoning Ordinance Amendment 2013-1 14 2) The language correction on Page No. 2, Section 2 of the Mandatory Findings shall read: "Approval of the Zoning Ordinance Amendment will not create conditions materially detrimental to the public health, safety and welfare, and will have no impacts on the public health safety and welfare. The Amendment supports the construction of housing for all income levels in the City, meeting building requirements and all development standards of the Zoning Ordinance. The standards and requirements set forth in the amendment are therefore established PLANNING COMMISSION MINUTES 5 MAY 14, 2013 toward ensuring protection of the public health, safety and general welfare." Motion passed unanimously. Motion - A motion was made and seconded by Commissioners Weber/Wilkinson to adopt Resolution 2013-006 recommending approval of Zone Change 2013- 143 as submitted. Motion passed unanimously. 4. Zoning Ordinance Amendment 2013-1 13 proposing certain amendments to Title 9 (Zoning), Chapter 9.60, of the La Quinta Municipal Code related to the addition of Section 9.60.115, establishing procedural and operational provisions for Cottage Food Operations within residential zoning districts. Location: City- wide. Principal Planner Wally Nesbit presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARING OPEN at 10:01 p.m. There being no questions or discussion, Chairperson Barrows declared the PUBLIC HEARING CLOSED at 10:02 p.m. Motion - A motion was made and seconded by Commissioners Wilkinson/Alderson to adopt Resolution 2013-007 recommending approval of Zoning Ordinance Amendment 2013-113 as submitted. Motion passed unanimously. BUSINESS SESSION - None CORRESPONDENCE AND WRITTEN MATERIAL - None COMMISSIONER ITEMS 1. Report on City Council meetings of April 16 and May 7, 2013. PLANNING STAFF ITEMS Community Development Director Les Johnson said that Council has elected to change to action minutes for all Boards and Commissions going forward. He explained action minutes would merely list the agenda items and the actions taken. He noted that the audio recording of all meetings is available to obtain by anyone through the City Clerk's office. PLANNING COMMISSION MINUTES 6 MAY 14, 2013 ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Barrows/Alderson to adjourn this meeting at 10:07 p.m. Motion passed unanimously. Respectfully submitted, MONIKA RADE\� City of La Quint< PLANNING COMMISSION MINUTES 7 MAY 14, 2013 PH # 1 PLANNING COMMISSION STAFF REPORT DATE: JUNE 25, 2013 CASE NO.: CONDITIONAL USE PERMIT 2011-139 APPLICANT: CROWN CASTLE - SUSAN MAKINSON REQUEST: CONDITIONAL USE PERMIT FOR A SINGLE DISTRIBUTED ANTENNA SYSTEM (DAS) WITHIN THE PUBLIC RIGHT-OF-WAY NEAR THE SOUTHEAST CORNER OF AVENIDA OBREGON AND CALLE TEMECULA LOCATION: SOUTHEAST CORNER OF AVENIDA OBREGON AND CALLE TEMECULA RECOMMENDED ACTION: Continue Conditional Use Permit 201 1-139, to the July 23, 2013, Planning Commission meeting. ci innnnnav• This item was previously considered, and continued, by the Planning Commission at their meeting on May 14, 2013. At that meeting, the Planning Commission directed the applicant to hold additional public outreach and to explore different design options and placement locations prior to reconsidering the item. The applicant has requested a continuance to the July 23, 2013, Planning Commission meeting to allow additional time to complete the work (Attachment 1). Report prepared by: Eric Ceja, Assistant Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Applicant's Continuation Request Page 1 of 1 Eric Ce'a ATTACHMENT # 1 From: Makinson, Susan (Contractor) <Susan.Makinson.Contractor@crowncastle.com> Sent: Friday, June 07, 2013 12:39 PM To: Eric Ceja Cc: Makinson, Susan (Contractor) Subject: Crown Castle LAD08801: CUP 2011-139 request for continuance Follow Up Flag: Follow up Flag Status: Flagged Eric, Per our earlier conversation, Crown Castle respectfully requests that the above -mentioned case be continued to the planning commission hearing scheduled for Tuesday, July 23rd, 2013. As discussed, we will move forward with the open house planned for Monday, June 17th at the La Quinta Museum Room. Regards, Susan Makinson Contractor, DAS Land Use Crown Castle susan.makinson.contractor@crowncastle.com<mailto:susan.makinson.contractor@crowncastle com> 480.430.3682 This email may contain confidential or privileged material. Use or disclosure of it by anyone other than the recipient is unauthorized. If you are not an intended recipient, please delete this email. PH#2 PLANNING COMMISSION STAFF REPORT DATE: JUNE 25, 2013 CASE NO.: CONDITIONAL USE PERMIT 2012-148 APPLICANT: VERIZON WIRELESS REQUEST: PLACEMENT OF A SIXTY-FOUR (64) FOOT TALL MONOPALM TOWER AND EQUIPMENT ENCLOSURE AT LA QUINTA COUNTRY CLUB LOCATION: 77-750 AVENUE 50 — LA QUINTA COUNTRY CLUB RECOMMENDED ACTION: Continue Conditional Use Permit 2012-148, to the July 23, 2013, Planning Commission meeting. NIILTA ILTA I1\ �'AC This item was previously considered, and continued, by the Planning Commission at their meeting on May 14, 2013. At that meeting, the Planning Commission directed the applicant to work with the property owner regarding the proposed tower's height and design. The applicant has requested a continuance to the July 23, 2013, Planning Commission meeting to allow them additional time to work with the property owner (Attachment 1). Report prepared by: Eric Ceja, Assistant Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Applicant's Continuation Request Page 1 of 1 Eric. ce'a ATTACHMENT # 1 To: jim. rgers@jamesrogersconsulting.com Subject: RE: La Quinta CUP 12-148 From: Jim Rogers [ma iIto: jim.rogersCadjamesrogersconsulting onmicrosoft com] On Behalf Of jim.rogersC&jamesrogersconsultina.com Sent: Friday, June 07, 2013 1:44 PM To: Eric Ceja Cc: james.rogers(d)smartlinkllc.com Subject: RE: La Quinta CUP 12-148 Eric, I am requesting that CUP12-148 be continued to the 2nd Planning Commission hearing date in July, 2013. I will be in contact with you when I have a response from the property owner regarding the height issue. Respectfully, Jim JAMES ROGERS CONSULTING 31097 Via Sonora San Juan Capistrano, CA 92675 Direct: 949-295-9031 E-mail: jim.ropers@lamesro�ersconsultin�.com PH#3 PLANNING COMMISSION STAFF REPORT DATE: JUNE 25, 2013 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2013-627 CONDITIONAL USE PERMIT 2013-151 SITE DEVELOPMENT PERMIT 2013-926 APPLICANT: LA QUINTA HOUSING AUTHORITY PROPERTY OWNER: LA QUINTA HOUSING AUTHORITY REQUEST: DEVELOPMENT PLANS FOR THE WASHINGTON STREET APARTMENTS FINAL PHASE LOCATION: SOUTHEAST CORNER OF WASHINGTON STREET AND HIDDEN RIVER ROAD ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS PREPARED ENVIRONMENTAL ASSESSMENT 2013-627 FOR THIS PROJECT, IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE COMMUNITY DEVELOPMENT DIRECTOR IS RECOMMENDING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ASSOCIATED MITIGATION MONITORING PROGRAM BE CERTIFIED. GENERAL PLAN DESIGNATION: MEDIUM/HIGH DENSITY RESIDENTIAL ZONING DESIGNATION: HIGH DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: RIVERSIDE COUNTY (BERMUDA DUNES) EXISTING COMMERCIAL NURSERY SOUTH: HIGH DENSITY RESIDENTIAL EXISTING RESIDENTIAL COMMUNITY P:\Reports - PC\2013\PC 6-25-13\PH #3_WSA Final Phase\PH #3_(1)_WSA REPORT.docx Page 1 Of 7 EAST: RIVERSIDE COUNTY (BERMUDA DUNES) EXISTING AGRICULTURAL LAND WEST: HIGH DENSITY RESIDENTIAL EXISTING APARTMENT COMMUNITY RECOMMENDED ACTION: Adopt a Resolution of the Planning Commission adopting a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program for Environmental Assessment 2013-627; and, Adopt a Resolution of the Planning Commission approving Conditional Use Permit 2013-1 51, subject to the attached Findings; and, Adopt a Resolution of the Planning Commission approving Site Development Permit 2013-926, subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The proposal includes the construction of 42 new apartment units and project improvements for the undeveloped portion of the Washington Street Apartments. Staff supports the overall site, architectural, and landscaping design of the proposed project, and has no significant issues with the proposed apartment buildings, common buildings, and common areas as they adequately serve the proposed residential units and are designed to be consistent with the previously - approved plans for the community. BACKGROUND/ANALYSIS: The Washington Street Apartments, located on the southeast corner of Washington Street and Hidden River Road, currently consists of 72 one -bedroom apartment units located on approximately 4.7 acres of land. Up until 2007, the community was located within unincorporated Bermuda Dunes. In 2007, the City of La Quinta purchased and annexed the community, along with surrounding vacant land. In 2012, the City approved the rehabilitation and remodeling of the existing units and the construction of 26 new units, new parking areas, common areas, and retention/recreation areas. At the time, the remaining five -acre undeveloped portion of the site, although identified as part of the overall community, was not included in the project's initial development review and entitlement approval. Project Overview: The current review includes the construction of 42 new apartment units and project improvements such as parking areas, a commons building, a P:\Reports - PC\2013\PC 6-25-13\PH #3_WSA Final Phase\PH #3_(1)_WSA REPORT.docx Page 2 of 7 laundry/maintenance building, and retention/recreation areas (Attachment 1). The new apartment units will have the following characteristics (Attachment 1, Sheet A3.1 — A3.3): • Approximately 680 square feet, one -bedroom, one -bathroom, "through units" • Unit interiors include full kitchens, living rooms, and dining rooms The new laundry/maintenance building will have the following characteristics (Attachment 1, Sheet A3.4): • Approximately 1,100 square foot with laundry and maintenance rooms • Outdoor lounge area with shade structure The new commons building has the following characteristics (Attachment 1, Sheet A3.5): • Approximately 2,500 square feet • Interior lounge, multi -purpose area, office, fitness room, and storage areas • Covered outdoor area, and patio area near community pool Site Design: There is a single vehicular access point identified, a connection to the previously - approved driveway for the Washington Street Apartments at the northwest corner of the parcel (Attachment 1, Sheet C 1 .1). This access will serve as the primary access point for the new units as it provides circulation to and from the two proposed parking areas. No parking stalls are located along the main drive aisle. A total of 57 parking spaces are proposed, including five ADA-accessible spaces. All spaces are covered with illuminated steel carport structures, which are approximately 9 feet in height, and will incorporate photovoltaic solar panels on corrugated sheet metal roofing (Attachment 1, Sheet A1.10). Also included with this proposal are plans for various common areas and amenities throughout the site. These include a swimming pool, active -use lawn area, community garden, dog park, and meandering pedestrian paths throughout the site. A pedestrian path connects the proposed development to the previously -approved portion of the community, as all amenities are available for use by all residents. The design of the proposed project is acceptable. Within the project, design of the vehicular access points, internal circulation, parking areas, all applicable turning radii for large vehicles, loading/unloading areas, and pedestrian connectivity meet Municipal Code development standards. The main drive aisle for the project has a clear separation between vehicular and pedestrian paths of travel. The proposed walkways that run throughout the community sufficiently provide connectivity throughout the project site. PAReports - PC\2013\PC 6-25-13\PH #3_WSA Final Phase\PH #3_111_WSA REPORT.docx Page 3 of 7 Based on the parking requirements in the Municipal Code and the parking analysis done as part of the review process, staff has determined that the proposed parking area design and spaces provided accommodate the proposed use. The proposal provides 57 parking spaces, which is a higher parking ratio than what was approved with the rehabilitation and expansion portion of the project, but still does not meet the 72 spaces required by the Municipal Code. The proposed parking areas are also not designed so that all units are within 100 feet of the nearest guest space. The applicant has submitted a Conditional Use Permit application in order to obtain a Municipal Code concession due to the affordable housing aspect of the community. Staff supports granting the concession as analysis has shown that affordable housing communities generate a reduced demand for parking spaces. Historical observations have shown that at least half of the residents do not own vehicles and that the existing parking areas adequately serve the residents. Staff anticipates a similar usage after the expansion of the community, and believes that the proposed number of parking spaces will sufficiently accommodate the actual motor vehicle need for the community. The proposed on -site lighting is acceptable as well, as the proposed fixtures are consistent with the City's outdoor lighting ordinance. Pedestrian walkways and entries will be adequately lit using decorative fixtures or landscape lighting. Parking areas will be lit by strategically -placed poles and carport lights. All lighting will be designed and located so as to confine direct light within the community boundaries. The photometric plan confirms that the project will be properly illuminated, without excess light and no illuminated hotspots. Architectural Design: Included with this proposal are architectural plans for the new apartment units and common buildings, all of which have been designed to reflect a "Sustainable Desert Contemporary" architectural theme, identical to the already -approved portion of the project (Attachment 1, Sheet A1.1 — A1.1 1). This includes architectural elements such as the use of cement plaster as the primary exterior building finish, aluminum windows, asphalt roofs with painted metal fascia, and louvered thermal chimneys which conceal individual air conditioning condenser units. Additionally, painted metal doors, painted steel rod fencing, and other design elements provide architectural articulation to the various building facades. The units incorporate a roofline consistent with the existing approved units, with the height of the buildings, not including the louvered thermal chimney, averaging approximately 16'-3" in height at its highest ridgelines (Attachment 1, Sheet Al .1 — A1.6). The louvered thermal chimney is an approximately 8-foot tall architectural projection, which results in a maximum structure height of 22 feet for the new PAReports - PC\2013\PC 6-25-13\PH #3_WSA Final Phase\PH #3_111_WSA REPORT.docx Page 4 of 7 units. The height of the proposed laundry/maintenance building is approximately 15 feet. The commons building, which incorporates an angled standing seam metal roof, is approximately 17 feet in height at the highest point of the roof. Adding the louvered thermal chimney to the building results in a maximum structure height of 26 feet (Attachment 1, Sheet Al .7 — A1.9) The Sustainable Desert Contemporary architecture departs from the typical Spanish Colonial or Desert Contemporary designs most prevalent in the City, but matches that approved for the initial portion of the project. Furthermore, because the community is relatively isolated visually, the buildings are appropriately integrated into the existing built environment. Supplemental design elements (pop -outs, varying rooflines, etc.) appropriately enhance the buildings by providing sufficient architectural articulation and character. Also, the height, mass, and scale of the buildings are appropriate for each proposed building location. The Municipal Code requires a minimum unit size of 750 square feet. The proposed units are approximately 683 square feet, which is consistent with the units approved in the rehabilitation and expansion portion of the project. It is also in line with unit sizes within other approved affordable housing communities (Wolff Waters, 746 square feet; Coral Mountain Apartments, 698 square feet). Adjustment of this this Code requirement can also be addressed through the Density Bonus concessions provision. Staff supports granting the concession as the smaller unit size results in reduced heating and air conditioning demand and a more sustainable and efficient living space. Landscaping: Landscaping throughout the project site consists of primarily desert and other low - to moderate -water use plants (Attachment 1, Sheet L-5.00). Mostly utilized around the buildings are various trees and shrubs, with minimal use of turf, which has been limited to the two active use lawn areas. The proposed tree palette includes Acacia, Palo Verdes, as well as Mediterranean and California Fan Palms. The shrub palette includes Agave, Yucca, Birds of Paradise, and Lantana, among others. The proposed landscaping plan is similar and compatible to the already - approved portion of the project. The perimeter planting area that runs along the northern property line includes a row of Tipu trees and a variety of shrubs abutting a new six-foot tall concrete masonry wall. Along the southern property line, the existing perimeter wall will be utilized. In general, the proposed landscape palette is acceptable. The assorted species of PAReports - PC\2013\PC 6-25-13\PH #3_WSA Final Phase\PH #3_111_WSA REPORT.docx Page 5 of 7 plants provide diversity and add character to the proposed buildings, and are consistent with the previously -approved landscape plan. The use of Acacia, Citrus, Palo Verdes, as well as Date Palms and Mediterranean and California Fan Palms among others properly reflects the Desert Contemporary architectural style, while providing sufficient screening and accents around the project site, including the parking lot area, pedestrian circulation areas, and outdoor use areas. Also, the proposed turf installation is acceptable as it will be utilized as an active -use area. Conditional Use Permit: As noted earlier, staff analysis has concluded that the reduction of development standards is acceptable. According to the Density Bonus regulations in the Municipal Code, the Washington Street Apartments project can be granted a maximum of three incentives or concessions because at least thirty percent of the units are for lower income households. The required findings were made in order to approve the request, and are included in the attached Resolution. Sustainability: The proposed project design should result in an environmentally -sustainable community. The project is designed to continue to provide access to public transportation and construct energy -efficient amenities. Furthermore, extensive use of roof -mounted solar panels and architectural features such as materials and shading devices will also reduce energy demands on the community. Landscaping will also meet or exceed Coachella Valley Water District water budget requirements. AGENCY AND PUBLIC REVIEW: ALRC Review: On June 5, 2013, the Architectural and Landscaping Review Committee reviewed these site, architectural, and landscaping plans, and unanimously recommended approval of the site development permit (Attachment 2). The ALRC was generally pleased with the proposal, and were satisfied with the staff -recommended conditions of approval, which have been included with the site development permit conditions of approval. Housing Authority: On June 18, 2013, the Housing Authority reviewed the proposed plans. Discussions focused on unit size, the functionality and operation of the thermal chimneys, and possible storage options within the carports. The Housing Authority generally supported the proposal. PAReports - PC\2013\PC 6-25-13\PH #3_WSA Final Phase\PH #3_111_WSA REPORT.docx Page 6 of 7 Public Agency Review: This request was sent to all applicable City departments and affected public agencies on April 10, 2013. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on June 14, 2013, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The La Quinta Community Development Department has prepared Environmental Assessment 2013-627 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Community Development Director has determined that the project will not have a significant adverse impact on the environment, and therefore, is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be certified. Report prepared by: Jay Wuu, Associate Planner Report approved for submission by: David Sawyer, Planning Manager Attachment: 1 . Washington Street Apartments Site Development Permit Packet (Commissioners Only) 2. Minutes of June 5, 2013 ALRC meeting P:\Reports - PC\2013\PC 6-25-13\PH #3_WSA Final Phase\PH #3_(1)_WSA REPORT.docx Page 7 of 7 �1r-7 Washington Street Apartments Phase II, La Quinta Legal Description APN:609-040-028 Legal Description: Refer to Title Report for full legal description. The land referred to herein below is situated in the City of La Quinta, County of Riverside, State of Califonia, and is described as follows: A portion of the South half of the South half of the Northwest quarter (S 1/2 NW 1/4) of Section 18, Township 5 South, Range 7 East of the San Bernardino Meridian, and that portion of Parcels 1 and 2 of Parcel Map 12323 as per map recorded in Book 56 page 27, County of Riverside, State of California, Vicinity Map Project Data Existing General Plan Designation: Medium/High Density Residential Existing Zoning Designation: High Density Residential Existing P 9 S ecific Plan Designation: N/A Existing Land Use: Vacant Proposed Land Use: Multi -family Residential Total Gross Site Area: 224,932 sf (5.16 acres) Total Net Site Area: 224,932 sf (5.16 acres) Total Site Building Area: Approx. 33,404 sf (14.9% of Net Site Area) Total Parking Area: Approx, 18,295 sf (8.1 % of Net Site Area) Total Parking Area Landscaping = 4,564sf (24.95 % of total parking area) Total Landscaped Area: Approx, 107,252 sf (47.7% of Net Site Area) Greatest Number of Stories: One Proposed Building O Floor Area: Approx. 4,975 sf Proposed Building P Floor Area: Approx. 5,655 sf Proposed Building Q Floor Area: Approx.. 4,283 sf Proposed Building R Floor Area: Approx. 5,655 sf Proposed Building S Floor Area: Approx. 4,283 sf Proposed Building T Floor Area: Approx. 4,975 sf Laundry/Maintenance Building Floor Area: Approx. 1,098 sf Commons Building Floor Area: Approx 2,480 sf Typical Proposed 1-Bed Unit: Average 683 sf Greatest Building Height: 26'-0" Occupancy Classification: R-2, A-3, B Construction Type: V-B Unit Count: 42 units Parking Data Parking Ratio Required: 1.7 spaces per unit including guest spaces Parking Ratio Provided: 1.4 spaces per unit Parking Required: 72 spaces Parking Provided: 57 spaces total Accessible Parking Required: 3 spaces (5 % of total parking provided) Accessible Parking Provided: 5total spaces (including 1 van space) Covered Parking Provided: 57 spaces total - 52 standard spaces - 5 accessible spaces ATTACHMENT # 1 0- Q L vJ C O cc -IFS C o C: CU Cn CU RECEIVED J MAY 302013 STUDIOS C*`d OF LA QUINTA A RC H IT E CT S COMMUNny DEVELOPMENT 2256 First Avenue San Diego California 92101 mo i IQst ud ioeo rchi tects, corn Project Team Sheet Index T 67923S9262 F 619-235.0522 Owner: City Manager/City of La Quinta TS1 Index Sheet 78-495 Calls Tampico PO BOX 1504 C1.1 Site Plan a, La Quinta, CA 92253 Tel: (760) 777-7108 C1 2 C1 3 Precise Grading Plan _ Precise Grading Plan Contact: Les Johnson E-1 Site Lighting Plan t Architect: Studio E Architects 2258 1s[ Avenue E-2 E-3 Site Photometric Plan Light Fixture Cutsheets ~'---� San Diego, CA 92101 ' Tel: (619) 235-9262 L-5.00 Overall Landscape Plan Fax: (619) 235-0522 L-5.01 Planting Plan Contact: Eric Naslund L-5.02 Planting Plan wnortu+s SDP Submiltal osYlWZpr8 SDP Reubmilfal Civil Engineer: The Altum Group A1.1 Exterior Elevations - Buildings O & T 73-710 Fred Waring Drive, Suite 219 A1.2 Exterior Elevations - Buildings O & T Palm Desert, CA 92260 A1.3 Exterior Elevations - Buildings P & R Tel: (760) 346-4750 A1.4 Exterior Elevations - Buildings P & R Contact:. James Bazua A1.5 Exterior Elevations - Buildings Q & S A1.6 Exterior Elevations - Buildings Q & S A1.7 Exterior Elevations - Laundry Building T Landscape Architect: RGA Landscape Architects, Inc. A1,8 Exterior Elevations - Commons Building Washington 1 73061 El Paseo #210 A1,9 Exterior Elevations - Commons Building Palm Desert, CA 92260 A1.10 Exterior Elevations - Accessory Structures Street Apts,71 Tel: (760) 568-3624 A1.11 Rendering Phase 11 Contact: Ron Gregory A2.1 Roof Plan- Buildings O & T Electrical Engineer: Electrical Design, Inc. A2.2 Roof Plan - Buildings P & R Pmlealnumber 12114.1 9565 Wa les Street, Suite 205 p A2.3 Roof Plan - Buildings Q & S City Manager /City of San Diego, CA 92121 A2..4 Roof Plan - Laundry Building �' 9 La Quinta Tel: (858) 869-8747 A2.5 Roof Plan - Commons Building Contact: Eddie David 7B�PO95 C.H. "1504P1� A3A Floor Plan - Buildings O & T La Qwnla, CA 92253 A3.2 Floor Plan - Buildings P & R 760-777a000 A3.3 Floor Plan - Buildings Q ld S Title Sheet A3.4 Floor Plan -Laundry Building - A3.5 Floor Plan- Commons Building Index Sheet TS1 ASSESSOR'S PARCEL NUMBERS 609-040-028 LAND USE DESIGNATION ZONING - RM, MEDIUM DENSITY RESIDENTIAL GENERAL PLAN - MDR, MEDIUM DENSITY RESIDENTIAL LEGEND EXISTING CMU WALL - PROPOSED SCREEN/CMU WALL ADA PATH OF TRAVEL 10 no ma 5= FIRE TRUCK TEMPLATE b AC PAVEMENT STAMPED DECORATIVE PAVEMENT CONCRETE PAVEMENT DECOMPOSED GRANITE ABBREVIAT10N3 RIGHT-OF-WAY ROW PROPERTY UNE PL ASPHALT CONCRETE ASPH CONCRETE PAVEMENT CONC CONCRETE SIDEWALK Sw DRIVEWAY off FIRE DEPT. CONNECTION FOG POST INDICATOR VALVE PIV FIRE HYDRANT FH PLANTER AREA PA WATER LATERAL WL SEWER LATERAL SL DRYWELL DIN unums WATER/SEWER COACHELLA VALLEY WATER DISTRICT (760) 398-2651 POWER IMPERIAL IRRIGATION DISTRICT (760) 335-3640 TELEPHONE VERIZON (760) 778-3603 GAS SOUTHERN CA GAS COMPANY (760) 422-4133 CABLE T.V. TIME WARNER CADLEVISION (760) 340-1312 GENERAL NOTES 1. SEE CONCEPTUAL LANDSCAPE PLAN FOR ADDITIONAL HARDSCAPE DETAIL 2. SEE LIGHTING PLAN FOR LOCATION AND TYPE OF LANDSCAPE AND PARKING LIGHTS. PARKING SUMMARY STANDARD (18'0) - 52 CARS HANDICAP (18'X9') - 5 CARS 78' 6 CURB PA AND GUTTER 1.0X-3.0x PA PRIVATE DRIVE AISLE t1 YPJ NOT TO SCALE DUDLEY DRIVE S & o 3 I1000E11 RIVER ROAD PARCEL.) 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TIME WARNER CABLEVISION (760) 340-1312 _ Washington PLANTER AREA PA p x 1 STN1LIt�iF lAto� Street A tS, ADA PATH OF TRAVEL um am am E It® HIGH POINT HP i p LOW POINT LP Phase II FINISH SURFACE FS - ""F AC PAVEMENT DECORATIVE FINISH FLOOR FF - _- Project 0umbe 121141 PAVEMENT TOP OF CURB TC TOP OF PAVEMENT TP CONCRETE PAVEMENT DECOMPOSED FINISHED GRADE FG UNNTAt! 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SITE LIGHTING PLAN SCALE: 1" = 30'-0" LECeV 250W HIGH-PRESSURE SODIUM LIGHT FIXTURE ON 30" HIGH CONCRETE 4 F1 BASE AND 18' POLE, DARK BRONZE FINISH. (U.S. ARCHITECTURAL LIGHTING VRS-II-250HPS-MT-I-RAL8019-T) 100W HIGH-PRESSURE SODIUM LIGHT FIXTURE ON 12' DIRECT -BURIED F2 POLE, DARK BRONZE FINISH. (U.S. ARCHITECTURAL LIGHTING LUMPT2-III-100HPS-MT-PTA-RAL8019-T) SOW HIGH-PRESSURE SODIUM F3 BOLLARD, 48" HIGH, DARK BRONZE FINISH. (EMCO LIGHTING BSB-R-50HPS-12--BRP) 4' LONG, 2-LAMP WIDE FLUORESCENT FIXTURE LISTED FOR F4 WET LOCATION. MOUNTED UNDER CARPORT ROOF. (DAY-BRITE LIGHTING LWPE232-UNV-1/2-EB) .... \\ rf F3 t_— -. 1F4 IF4 Ml F4! IF4ir. ) IF43-: 911F41 IF4 F41 1F4 : F41 0 15' 30, 60' 90' 1"=30,-0" STUDIO I A R C HI T E C T S 2258 First Avenue San Diego California 92101 rrolQ* dloeorddteds.arn T 6IRM9252 F 619 cu (L CL ��4-/�a VJ c -0 o c U cl) P .c C'1 J 1-TA ELEC MICAL UE91GN. INC. aW WAPLFS Srr. SO2W SAN DIEGO, CA 02121 (am) see-8T117 'o , ygy r L> es w ,s * fCTR,G� �`ur c►u{tea 04/10/13 SDP SubmillA 05110113 SDP R..ubmillal vvdsrnnyiull Street Apts, Phase II Pr.lecl number 12114.1 La Quints Housing Authority 18495 Call. Tamp. LIGHTING C-I LUMINAIRE SCHEDULE Symbol Label Qty Catalog Number Description Lamp File Lumens LLF Walls 22" X 15" X 8" VERSALUX 250W ED18 CLR HIGH ❑o F7 B VRS-II-250HPS RECTANGULAR PRESSURE SODIUM VRS-2-25S tea 28000 068 295 SHOEBOX WITH FULL CUTOFF OPTICS; TYPE II HORIZONTAL LAMP HYDROFORMED REFLECTOR; 12"SQ CLEAR FLAT TEMPERED GLASS LENS DAY-BRITE 4' F4 29 DWAE232-112-EB VAPORLUME WET F32TS 20017DI as 2850 088 54 LOCATION INDUSTRIAL ❑p F2 14 LUM-SEC-III- 10OPSMH 16" SQ. X 7"LUMSEG DIE-CAST POLE MOUNT 100, ED28 CUR PULSE START METAL HALIDE LUMSEG-3- 12600 1 00 185 LUMINAIRE W/ FULL 15P.ies CUTOFF OPTICS; TYPE III HORIZONTAL LAMP SEGMENTED REFLECTOR; 14" SQ. CLEAR FLAT GLASS LENS; O F3 29 BRBL-50HPS 50 W HPS Bollard CLEAR VERTICAL SOHPS RATED FOR 4000 BRB-C- 4000 1 00 65 LUMENS 50H.IE5 SITE PHOTOMETRIC PLAN SCALE: 1" = 30'-0" STATISTICS Description Symbol Avg Max Min Max/Min Avg/Min Cali, Zone 410 + 2 3 fc 13.5 Ic 0 1 fc 135 0:1 23.0:1 D % _ 60 9D' I' = 30, _ 0„ STUDIO I A R C H I T E C T S 2258 First Avenue Son Diego California 921D1 rroitEl x'ud;orl0rcktitf^CiSpxn T 619259M F 6192 55C622 /U/�) IV n-C 1. — V/ /_�0 Li ^_0 i 4_0 U/ C O� t0 C J\`V J D ELECTRICAL DESIGN, INC. 9555 WAPLES ST. SUITE 205 SAN DIEGO, CA 02121 (115111) 811"747 L0 Mo El" Gp 43 ]W13 * �FCr81 t �FOF [M3F�� Street Apts, Phase II Project number 12114.1 La Quinta Housing Authority SITE PHOTOMETRIC PLAN E-2 ft FIXTURE TYPE "F1" i�'v71�1 SpHIFIUICIQ\5 . , ,wi i iu n. n.ei I.el«u«I+Mw• •1 « e« ,,.» In w«_p, +« iu . ,u .,I, e • n s. �ql 4v, N di+u�Y� "'1«t Munk�n r FIXTURE TYPE 72" 1, a, rcl i�ilty ur.ir.:nn N d uir-mb�-1 ,u5 w v.,ya;l: iA nj Tk d WTI l2 a�lal ns—,1-1 ..i'LIA �,14—Jrtc rl--1%,. Ekfco" 6a.,h:. 1, a.,•' edib'na.i..r luzW'd pj alpd�'+Jalln'h—>ti —ell, n u,AnNlnllhd�i"t, i. �BA�D E edt Tte qW, kgh pulxru n_�nru ru in. •,L vrli k�lurs a. s�nd�s IuWM1 p IriCC res. of har3w-,141 �M.-; o'd c;L�Jt I., ,Uls nl Pa1 a lrw ckls 1, Slu:llI n Ala[aill —1?. W r. 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N._r�Y ♦la , w 04110113 SDP I 05/10/13 SDP Resub mllal l,rc .re .\wIf WY40 WP1144 wn1'IY.Rn-Il3U w i Washington LL . Street Apts, +P??" • Phase II ue++. •>+--'..yJ •'~ a ' Project number 121141 — I,M La Quinta Housing Authority 7BA95 Call. Tampico La Quint., CA 92253 _... m•N'eti A �: 1.9 i .� Ir 6 b p a. .-.I .� l� a, Iz c : ..,, zno 760-777-7000 LIGHT FIXTURE TYPE "F4" FIXTURE CUTSHEETS E-3 AREA TABULATIONS TOTAL OFICIN NNE AREA -224M SOFT. LANDSCAPE AREA - APPROx Ill SOFT. PAFKM LOT. -1% 2M SOFT. PART lO LOT PLANTrlO AREA NCLMM OFEM Sall WALL - 4W4 SOFT. DECOMPOSED GRANITE NOTES L ALL DO TRIAL AREAS TO E STABIL® DECOMMISED ORANRE 3/r Mill WITH = FLEA WETTED AND ROLL®TO A r DEll 2 DECOMPOSED ORAKM 3/9' MNUB WITH 11X PINES, WETTED AND ROLLED TO A r DEP R TO E RACED N ALL PL.ANIM AREAS EXCEPT LAWN DO STABLED AREAS AND COBBLE AREAS THEE NOTE; ALL TFl TO BE _HOLE LEAl LOW ERIkNCHING WITH SIDE BRAH(Xi/© .. TO REMAIN. PER AFIZONA Willi STANDARDS, NOTE' TRl PLANT, WALLA 811DEWALKB AND P1311114AI'll BFRUC'rILM OF All MD SHALL NOT BE PL.ANT11% WLALL ID OR BUILT N CAD AND LIBBR EAB9@PT OR NW -OF -WAY WTITiOIdT F RI OWAN 4 AH R CROACI#IE'NT FIRM CVWD, PLANT SCHEDULE TREES 130TANICAL NAME COMMON NAME STZE WATER USE 'OTY REMARKS ACACIASALICINA WILLOWACACIA 24"-36"BOX .02 LOW 0 MULTI TRUNK ACACIA STENOPHYLLA SHOESTRING ACACIA 24"-36'BOX 02 LOW 20 ;SINGLE 0 I3AUHINIAPURPUREA PURPLE ORCHID TREE 24"-36"BOX .05 MOD 4 aINC-LE OAESALPINIA CACALACO'SMOOTHIE' THORNLESS CASCALOTE 241-36'BOX .02 LOW '12 MULTI TRUNK CERCIDIUM HYBRID DESERT MUSEUM' DESERT MUSEUM PALO VERDE 24"-36"BOX -02 LOW 17 LOW BRANCHING \`I'�✓4�/ CHILOPSIS LINEARIS' ARTS SEEDLESS' DESERT WILLOW 24"-36'130X .02 LOW 18 LOW BRANCHING L THEVETIA PERUVIANA YELLOW OLEANDER MOLTI-TRONK 24'-36•BOX 05 MOD 11 MULTI TRUNK TIPUANATIPU TTPU TREE 14"-36`➢l7X .D5 MOD .10 CINGLE PALM TREES BOTANICAL NAME COMMONNAME SIZE WATER USE OTY REMARKS CHAMAEROPS HUMILIS IAEDITERRANEAN FAN PALM 15 GAL ,05 MOD T IIAULTI TRUNK WASHINGTONIA FILIFERA CALIFORNIA FAN PALM ..12' HTS MOD 0.5 13 SHRUSS BOTANICAL NAME COMMON NAME SIZE INATER USE OTY 'REMARKS AAC AGAVE AMERICANA CENTURY PLANT 15 GAL LOW 0.2 15 AD AGAVE DESMETTIANA'VARIEGATA- VARIEGATED AGAVE 15 GAL LAW 0.2 31 AB ALOE VERA MEDICINAL ALOE I GAL LOW 0.2 19 E300 BOUGAINVILLEA X-00-LA-LA' TM DO -LA -LA BOUGAINVILLEA 5 GAL MOD 0.5 50 CPU CAESALPINIA PULCHERRIMA RED BIRD OF PARADISE 5GAL LOW 02 26 l L.HRYSACTINIA MEXICANA DAMIANITA 5GAL LOW 02 A10 FUR FURCRAEA MACDOUGALII FALSE AGAVE 5GAL LOW 0? A HP HESPERALOE PARVIFLORA fiED YUCCA I GAL LOW 02 311 LR LANTANA CAMARA-RADIATION' RADIATION LANTANA 5 GAL &ADD 0.5 53 LS LEUCOPHYLLUM FRUTESCENS-SILVERCLOUD' TEXAS RANGER I) GAL LOW fL2 47 LT LEUCOPHYLLUM LANGMANIAE RIO BRAVO' TM 13AROMETERBUSH 5 GAL LOW 0.2 46 LB LEUCOPHYLLUMZYGOPHYLLUM'BLUERANGER- CIMMERON 5GAL LOW 02 32 PAER AAUHLENBEROIA L INDHEIMERI'RE6IAL MIST RED DEVRS'N<*STMNG IGAL Pon 05 44 NM NOLINA MICROCARPA SACAHUISTA 15 GAL LOW 0.2 80 PM PEDILANTHUS MACROCARPUS SLIPPER 5GAL LOW 0.2 34 RE RUSSELIA EOUISETIFORMIS FIRECRACKER PLANT 5 GAL LOW 0.2 71 SL SALVIA CLEVELANDII CLEVELAND SAGE 5GAL LOW 02 Si TE TECOMA STANS 'YELOW BELLS 5GAL LOW 0.2 43 YG YUCCA GLORIOSA SPANISH DAGGER 4'-6' MIN. HITS LOW 0.2 13 YT YUCCA THOMPSONIANA 'THOMPSON S YUCCA 24"BOX LOW 0.2 M 43ROUNDCOVERS €30TANICAL NAME COMMON NAME SIZE WATER USE OTY REMARKS ACR ACACIA REDOLENS DESERT CARPET TM BANK CATCLAW I GAL LOW 02 55 Cr CARISSA MACROCARPA'GREEN CARPET GREEN CARPET NATAL PLUM 'I GAL LOW 0.2 75 DC DALEA CAPITATA'SIERRA GOLD' TM SIERRA GOLD DALEA '1 GAL MOD 0.5 '33 I IANTANA MONTEVIDENSIS NEW GOLD TRAILING LANTANA I GAL MOD ➢.5 20 LP LANTANA MONTEVIDENSIS PURPLE 'TRAILING LANTANA 'I GAL MOD 0.5 20 POV PORTULACA AFRA VARIGATED ELEPHANT FOOD Ii GAL LOW 02 46 Ii01 ROSALRRINUS OFFICINALIS'IRil M IRENE, TRA1C7iT3 ROSEMARY I GAL #ADD 0,5 44 TJ 1fRACHELOSPERMUM JASMINOIDES STAR JASMINE TRELLIS 15GAL INAOD 0-5 22'0 VINETSPALIER SOT,AN'CAL NAME COMMON NAME SIZE WATER USE OTY REMARKS 8BK BOUGAINVILLEA % BARBARA KARST- BARBARA KARST 5 GAL MOD 05 '0 WIRE TO WALL TEC STA T€COMA STAINS YELLOW BELLS 5 GAL MD➢ 0.5 142 IA71RE TO WALL TR 'TRACHELOSPERMUM JASMINDIDES STAR JASMINE TRELLIS 5GAL IAOD 05 1 GROUND COVERS BOTANICAL NAME COMMON NAME CUNT USE OTY REMARKS ARIZONA SUN PEBBLE : 1 "-3• COVER AREA COMPLETELY 554 SF O O O O O O FRACTURED GRANITE 8"-12": PLACE SIDE OF RETENTION BASIN 112,024 SF • LAWN SOD HIGH 0.6 7,215 SF VEGETABLE GARDEN VARIETY SEED HIGH 08 380 SF DG DESERT frUN9ET DECDIAPASEO GRANITE VW MIIYU5 We a I'.. FWES - 7DEPTH, PLACE IN ALL PLANTING AREAS UNLESS OTHERV45E NOTED MID JX 4-WIDE XC f-DEEP CONCRETE. PIP. HEADER WI NO REBAR —•—•—MDR G DEEP STEEL HEADER �RS HICKORY CREEK BOULDERS 2'4' SIZE RANGE SEE PLAN FOR SIZE AND LOCATION IRRIGATION NOTE: LANDSCAPE IS A WATER DEi II DES M THE IRRIGATION SYSTEM FOR THIS DES M WILL USE DRY MCIATION ON ALL SWW AND TREES AND WATER EFFICIENT ROTARY NOZZLES FOR THE LAWN AREAS NhIC]f%Fii SCALE: 1" = 30'-0" GRAPHIC SCALE Rr BD 31Y is a CVWD LANDSCAPE APPROVAL These plans have been reviewed by the Coachella Valley Water D'sU 1'n '1 ,ATE accordance v!In Call Goverl Code, Section 65591 el seq requiring efficient landscape arW irril n design in cooperation with the bral governing aganp (City or Goanetl n7S TRkC1 Approval of this drawing by CVWD staff does not coral approval to ela:roech inb dsldd end USER Right. f-Way. Trees, plans, wells, end permanent.1-I.— of any Mnd may not be planted or;relayed in CVWD and USSR easements or dghtof-way without first obtaining an anorosoh-1. pann11 from CVWD. 'Tate WATER MANA421EMEL GV '�— OEVEJOniENT STUDIO E ARCHITECTS 2258 FIrsttAAvenue 9m DNpoCdbmil 900I Tdg25IMFd Wn.CwR MSSRtiTS st 11�.OI ti 1•.1t�nerem TPPPI f'IL G � 01a1 iL1+LY4lIw% O4M iIFa� CiLY1 F OA OALLpO� 0511012013 SDP Resubr llal 05/1012013 PRELIMINARY PLANTING Washington Street Apartments Prel-i number 11111 Rosenow Spevacek Group, Inc. 309 West Fourth SI Santa Aha,CA 92701 (714)5414565 COMMONS BUILDING/RETENTION BASIN ENLARGEMENT .Sralc - 'in L-5.02 TREE LINED STRFETSCAPF, PIiASEONE jj F I ENTRY DRIVE GATIIFRTNG AREA 7y• �' WITH SFAT WALL t MAINTENANCE-- ACCESS _ 19e CONCRETE. WALK CONNECTING r PHASE 1 AND PfIASE ]I •� ,E PARK X PRASE ONE E 1.A WM r OVERALL WE PLAN LARGE GRAVEL TRET I+c . tR� W/ DG BELOW FOIL LAMCW PAVIYCI TYPICAL TREIA.IS WI'BENC" _ COVERED PARKIN: BBQ PICNIC AREA POOL EQUIP. NCE 5.9w ACiLYE USELAWN MN OA'THGRMMO AREA AI . T u WMI5EAWADS — PLANT SCHEDULE TREES I SATANICAL NAME COMMON NAME SIZE WATER USE CITY REMARKS ACACIA SALICINA 1MLLOWACACIA 24'-36'BOX D2 LOW 0 MULTI TRUNK ACACIA S FENOP,IYLLA :HOESTRING ACACIA 24"-36'BOX 02 LOW 20 SINGLE UAUHINIA PURPUREA PURPLE ORCHID TREE 24"-35-BOX 05 MOD 4 SINGLE CAESAt PINIACACALAGO SMOOTHIE THORNLESS CASCALOTE 24"-3613OX 02 LOW 12 FAULII TRUNK CERCIDIUM HYBRID DESERT MUSEUM" DESERT MUSEUM PALO VERDE 24"J6°8OX -02 LOW 17 LOW BRANCHING CHILOPSIS LINEARIS ARTS SEEDLESS DESERT WILI-OW S!4'-3680X 02 LOW to LOW BRANCHING THEVETIA PERUVIANA YFtL0W0tEANDERWATI.TRUNX VW-36BOX M5 MOD II MULTI TRUNK TIPUANA TIPU TIPU TREE 24"-36BOX 05 MOD 410 SINGLE F0. M TREES 130TANICAL NAME GAMMON NAME SIZE INATER USE CITY. REMARKS i CHAMAEROPS HUMILIS MEOITERRANEAN FAN PALM 15 GAL '05 MOD T MULTI TRUNK NMSHeNOTONIA fI1,If(TRA CALIFORNIA rAN PALM -12-}R-S FAUDD5 13 IGRDLR/DGOVERS 001ANICA[NAl.1E _ CCfAMOH HAM€ .._w COKE lI0£ CITY pEta�RB 4• " AR170HASUNPFBRLF 1'•3' COVER A)WACOIAM.ETEI.V WASP .• C' TRACIURED GRANITE Jr -IT PLACE SIDE OF REIENION BASIN IA524.ST L11Yd+ 15M HIGH 05 1.2MW VEOEIAIXLE QAROEN VA;MTY SEER 111044 OA 360 SF DG DESERT SUNSET DECOMPOSED GRANITE. 51B' MINUS VW $I A FIRES- YLIEPW. PLACE IN ALL PLANTING AREAS UNLESS OTHERWISE NOTED MDRC 4" WIDE X 6' DEEP CONCRETE PIP, HEADER W/ NO REBAR — NDR Or DEEP STEEL FMAOER &ORS HICKORY CREEK BOULDERS Z-4' SIZE RANGE SEE PLAN FOR SIZE AND LOCATION i Lw ■ � h QI t —TR= BOSQUE W/ DG BELOW UREGREEN SCREEN WALL. — STUDIO I PARKING LOT MArNTFINIANCP ACC"S S 0 IIIIIIral ® �0 @ Q _ 0— 0 Q. A R C H I T E C T S -- m 2250 FIret Avenue ,e Sm DNgo Cdbrnla 9Z01 o® a 5jx 1 1 6z, I COVP3IED PARK3NG M LARGE GRAVEL V ) a--F 11 TRELLIS WIDENCH GATIIERTNG AREA m L1�. WITH SEAT WALL ^^ 4 ! a--+ PERIMETER DG FM ° EXERCISE TRAIL ^a✓' W L- 4-0 v+ C Q ;® O m r 0 o ®��I F• W C U —wo — — i TREE BOSQUE V'^ ) @ W1 DG BELOW SCALE: 1' - 30'-0' (� . C � CY M J &iRUBS RpTAH4CAl NAME CDLM1pr4 NAME SVE WATER ILSE Ott RELEARNS AAC AGAVE AIWRICA.IU dwimY PLANI 15 GAL. LOW 02 15 Aft AGAVE DESMETTIANAVARPECATA' VARIEGATED AGAVE '15 OAk IDLY 02 31 All ALOE VERA MEDICINAL ALOE 1GAL LOW 02 IO BOO ROQak NVkLEA X'OQ3ALA' TM OO.LAIA DOUGAANVILLFA 5GAL Mon 6 s s0 CPII CAESAWIMAPIAcHERRIMA RE D RIRD OT PARADIS4F 5GAL LOW 02 26 CM CHRYSACTINIAMEXR:AAA DAMPAN17A I$GA1. LOW 02 40 FUR FURCRAFACWCOOUGALII FALSE AGAVE 6GAL LOW O.Z a IIP I I£SPERALCE PARVIFLORA RED YUCCA 1 GAL Low 02 31 LR LANTAFIACNAARA' RADIATION" RADIATION LANTANA 5GAL MOO 05 53 IS LEUCOPHYLL.ULIFRUTESCEN$'SILVERCL000' TEX019RANRER 6GAt LOW O2 47 LT LEUCOPRYLLUMLANGMANIAE RIO BRAVO TM BAROMETERSUSN 6GAL LOLV 02 46 LB LEUCOPRYLLUMZy OPHYLI LIM GLUE RANOFR CNMERON SGAL kow 02 32 MER MU iENBERWALINWIE6ER1 REGAL M-ST R€O DEWLS SHOESTRING I GAL MOO 03 44 NM NO(..INA MICROCARPA. SACAIPJESIA 15 GAL LOW 02 W I'm PEDILANINUSMACROCARPIIS ISEPPER 141OAL LOW 02 34 RE RUSGELK EOUISE Tit ORMIS I IRECIUCKER PLAN, S GAL LOW a 2 71 54 SALVIACLEVELANDII 1CLEVELARDSAGE SCAL LOW 02 51 M: TECOMASTANS YF LL nW BE L L S 5GAL LO'A102 4a YG YUCCA GLOMOSA SPANISH OAGGER 4' 0' LSH HTS LQYN 0.2 IS YT YUCCA 714OMPSMAKA nAO6PSON P YUCCA 24-SOX ILOW 02. 30 GROUVrAMVERS BOTANICAL NAME COMMON NAME SIZE WATER k1SE OTY RCMARKF ACR ACACIA REDOLENS'DESER7 CARPET IA1 BANK CAIC[.AW I GAL LOW 02. 55 GG CANSSA MACROCWIPA OM, EN CARPET GREEN CARPET NATAL PLUM ICAL LOW 02 75 DC DALEACARTATA'SIERRAGOLD' IM SIERRA GOLD C4LLEA I" MOD OS 33 LG LANTANA MONTEVIDENBIS 'NEWGGLD TRNLLNGLANTANA 164 MOD 0.5 20 LP LANTANA M0NnTVIDENSIS'PURPI..E' "TRAFLINQ LANTANA I GAL 140D 0 5 20 POV PORTULACA AFRA VARIGATFO ELEPHANTSFOOD 5GAL LOW 02 40 Rot RO$MARINUS Of FK II4A IS IRENC OA STE'NC TRAILINURO$EVINRY GA1 MOD O1, 44 TJ TRACHELOSPERMULI JABMIROIDES STAR JASMINE TRELk Is 5rA4L f4000b 2O VINEIESPALIER BOTANICAL NAME 'COtJ1AON NAME SIZE V47TER USE OTY FfffN1RK5 BBK 4IR!► BOIIGAINVKLEA X 6WHARA KAR$I 'ILARRARA KARS1 5GAL MOD a" 0 VARE TQ YALLL TEC STA TECOMA STANS IYELLOWBELLS 5CAL NKID 0.5 T42 I TARE TO WALL TR STARJASIAINE TREI LIS SCAL IMM 06 2 1 WIRE TO WALL NClFilli SCALE. 1" = 30'-0" GRAPHIC SCALE M NM11 so 60 30 a �,nR NC Ti44, R M4Mbl 4iiiIi,113 tl1L1 ruA1 L444l11. cA m L'iAW A1f4FM Mx i>b rnF4n �4X02� • A• 0 �• R 051I 2013 SDP Resub-dal ON1012013 PRELIMINARY PLANTING Washington Street Apartments P-- - ce• II111 Rosenow Spevacek Group, Inc Scale 1"=30 j T.O. Thermal Tower , \, '— �..;;z Aluminum clerestory Asphalt cool w/ Panted Louvered Thermal lowerwl 22 - 0 , 1 l window metal rows condenser behind I T.0. Roef - High 16- 3 11 j32" _ T_0. Plate ,, - - - - - - 9,-0„ 1, Ea CSro nd Level F F. 0'-0" 124 6r ASL d Bulldng'o' 116 ar ASL eWldirg'r Cement plaster — Painted steel loth screen on painted steel Integral a4or 6' hgh CMU ..It vertical supports w/ altarunum window beyond w/ field -sandblasted finish Proposed Building 'O': North Elevation (Building 'T' Sim.) I high stained concrete seat ways Aluminum anlnq q'a:s du+taybra 2 Proposed Building 'O': South Elevation (Building 'T' Sim. � l 1/4 - 1 0 W high painted steel fencing: Integral color B' hgh CMU wall P-0 me4.— round vertical rods at random spacing wl field-sandblasled finish Painted sleel shade support T-O. Thermal Tower 22' - 0" too 1 High `-', '-- 3 1/32""-C � T.O. Plate 9-0" 50 _Level F. F. 0'-0- 124 67' ASL 9 Buidag'O' 116.87' As 9 Buiding'r 0' ?' 4' FP Or Note: Access ladder hooks to be provided at each thermal tower Two ladders are to be stored on site for accessing condensers located in the thermal tower , W ,^ V! M 4-0 -0 a Q -0 W L �'4-^0 VJ C O 0) O C m U � Cn 5 CU 7 J STUDIOS A R C H I T E C T S 2258 First Avenue Son Diego California 92101 maild9studioeorchitects corn T 619.2359262 F 619235.0522 ,t w 04/10/2013 SDP Submiaal 05/102013 SDP Reubmiaal Washington Street Apts, Phase II Project number 12114.1 City Manager / City of La Ouinta 76-085 Calls Tanplco PC Box 1504 Le Quints, CA 92253 760-777-70W Exterior Elevations - Building O & T A1.1 Integral color 6' high CMU wall w/ field -sandblasted Nish Proposed Building 'O': East Elevation (Building 'T' Sim.) 1/4" = 1'-0" - - - Uaay dons, prinlM! In mmch rd—nl r u ih 2 Proposed Building 'O': West Elevation (Building 'T' Sim.) Utility doors, painted b match adjacent finish Integral color 6' high CMU wall w/ 0eld-sandblasted finish T.O. Thermal Tower 22' - 0" toof- High AL - 3 11/32" ' W T O Plate A 9,- 0„ Level F F. ■ 0' • 0' I tF R7' t'ASt.6 BuYY ASr 6au,Mdtik"'1' TO Thermal Tower 22' - 0' toof -High A� - 3 11/32" , T.O. Plate 9'-0" IF Level F F. L 0- 0" 1 124 67' ASL @ Building'O' 116 87' ASL @ Building'T rr 7' 4' a' 1r, Note, Access ladder hooks to be provided at each thermal tower. Two ladders are to be stored on site for accessing condensers located in the thermal tower f W f^ vI CID LL (n 4_0 CL t^^''4 ^W W L ''+^r vJ C O ca o C ca '^ �'^ t0 cn C C 7 f6 J STUDIOS A R C H I T E C T 5 2258 First Avenue San Diego Colifornia 92 10 1 mai0studioearchitects com r 6192359262 F 6192350522 0411012013 SDP Submittal 0511012013 SDP Reubmittal Washington Street Apts, Phase II Project number 121141 City Manager / City of La Ouinta 78-495 Calle Tampico A Box 1504 La Quinta, CA 92253 760-777-70M Exterior Elevations - Building O & T A1.2 ;C h1Yn ililYMltl00nbtq[9dM woes Painted metal doors Alumirum sliding glass door beyond 6' high painted steel fencing: - Integral color a' high CMU wall round vertical rods at read— sparing w/ rend-sandWested finish Proposed Buildid�'P': North Elevation (Buildin 'R Sim.) - Cement plaster Painted steel lath screen on painted steel verbal supports wl ah ninum window beyond \2 Proposed Building 'P': South Elevation (Building 'R' Sim.) Integral color Erhigh CMU wal w/field-sandblasled finish TO Thermal Tower -0"- 71 High 1/32" 'late A . -0 1261T ASLBi dding'P' 7197TASL Buiding'R' TO Thermal Tower r\ 12617 ASL Q Building'P' 11917' ASL Q Building 'R' 0' T 4' Note: Access ladder hooks to be provided at each thermal tower. Two ladders are to be stored on site for accessing condensers located in the thermal tower �W U) V/ ^fir W L VJ O (6 -1--j C �O U UCU c J STUDIOS A R C H I T E C T S 2258 First Avenue Son Diego California 92101 mailestud ioearchitects cam T 619 235 9262 F 619235.0522 • r 04/102013 SDP Submittal 05/1012013 SDP Reubmpral Washington Street Apts, Phase II Project number 121141 City Manager / City of La Ouinta 78-495 Calla Tampico PO Box 1504 La Ouima, CA 92253 760-777-70M Exterior Elevation - Building P & R A1.3 f .miry.oars; painted to match adjacent finish Proposed Building 'P': East Elevation(Building 'R' Sim. 1 1f4" = 11-01 Louvered Thermal lower w/ condenser behmd Asphalt roof wl pamled metal fasca Cement plaster Integral color B' high CMu wall w/field-sandblasled finmh T.O. Thermal _ Chimne 20'- Oil T.O. Roof -High 16' - 3 11/32" Plate 9, - 0" GLev F 126.17'ASL @ Bmldng'' 119 77' ASL @ Bmldin'R' i STUDIO I Thermal Tower dil 22'-0" A R C H I T E C T S Louvered lhermal lower w/ condenser behind Asphalt roof wl painted metal fascia 2 2 5 E First Avenue Cement plaster San Diego Colifornm 92 10 1 T.O. Roof- Hi h _ 16' - 3 11/32" moi IClstud i oea rchitects,com T 619,2359262 F 619.235.0522 SQ A1PCyo7 T.O. Plate mk�. — — W. * MCR115 T � Of CAt1i 04/10/2013 SDP Submittal 5O y 05110/2013 SDP Reubmdlal rS; - A 7 Integral color B' hgh CMu wall .lihty doors; w/ 0eld-sandblasted finish painted to match ad_iacenlfmsh n Proposed Building 'P': West Elevation (Building 'R' Sim.) Ground Level F.F. tY - 0" 119 77' ASL @ B., ding'9 �--� �� I Washington Street Apts, va' = r-o" Phase II 0' 2' 4' 6' 16 PrgeGnurnber 12114.1 City Manager / City of La Quinta Note: 7BA95 Calls Tampco Po en. 1500 Access ladder hooks to be provided at each thermal tower. P La onmla, -7 92zs3 7Bo-n7oo0 Two ladders are to be stored on site for accessing condensers located in the thermal tower. Exterior Elevations - Building P & R i i I A1.4 n Proposed Building V: North Elevation (Building 'S' Sim.) vertical supports w/aluminum vnndow beyond wl field -sandblasted finish round vertical rods al rantlom spaung w/ field -sandblasted finish T.O- Thermal Tower 0" 'late 0" T.O. Thermal Tower 22' - 0" of_ Hi h 3 11/32" .O_Plate evel F.F. 0'_0„ Building'O' e wldmg'S' *, Proposed Building '+Q': South Elevation (Building 'S' Sim.) f l F —I 0' 2' 4' B' 16, Note: Access ladder hooks to be provided at each thermal tower. Two ladders are to be stored on site for accessing condensers located in the thermal tower. W CL (D L V ) /F VJ M to E O CU U t0 C a tU J STUDIOS A R C H IT E C T S 2258 First Avenue San Diego California 92101 ma i lffstud io ea rchitects.co m T 619,2359262 F 619.235.0522 4F £0�� t tw cmu r Y f OP CAti57`� 05/1012013 SDP Reubmillal Washington Street Apts, Phase II Pmlecl number 12114 1 City Manager / City of La Quinta 78-0e5 Calle Tamwcn PO Box 1504 i � n.�imia cn onsa Elevations - Building Q & S A1.5 Utility doors; painted to match adjacent finish n Proposed Building 'Q': East Elevation (Building 'S' Sim.) Louvered lhermal lower w/ Condenser behind Asphalt roof w/ panted metal fascia Cement plaster Lowered Ihennal lower w/ condenser behind Asphalt roof w/ palmed metal fascia Cement plaster Integral color B' high CMU wall w/ field -sandblasted finish T.O. Thermal Tower 22' - 0" T.O. Roof - Hi h 16'- 3 11/32" T.O. Plate g,-0. 10 G�nd Level F.F._J1 0'-00" 12327' ASL @ BuildingQ' 117.57' ASL @ Budding 1. T.O. Thermal Tower 22' - 0" S' 3 o � m V T.O. Roof- Hi h 16' - 311 /32" T.O_Plate g.-0 Ground Leval €_FEZ. 0' _ 0" Lr 173.27' ASL Q Be" 10' 1.17.57, ASL @ &Ad"'B' Integral card B' Itlgh CMU wall UBlilyd ors; w/field-sandfinish painlt etl fa match adjacent finish n/ Proposed Building 'Q': West Elevation (Building 'S' Sim.) n F77-71 �GJ 1/4" = 1'-0" 0' 2' 4' a' 16, Note: Access ladder hooks to be provided at each thermal tower. Two ladders are to be stored on site for accessing condensers located in the thermal tower. Kim CC A2 E O co U t0 C a to J STUDIO E A R C H I T E C T S 2258 First Avenue Son Diego California 92101 moil@studioearchitects com T 6192359262 F 619235.0522 ygD A% * rlw irr}u R yt ry s-`•� y, 04110/2013 SDP Submittal Washington Street Apts, Phase II Project number 12114.1 City Manager / City of La Quinta 7BA95 Calls Tampico PQ Box 1504 La Qunla, CA 92253 760-777-7000 Exterior Elevations - Building Q & S a Standing seam metal roof Standing seam metal wal to match roof Roof parapet T.O. Laundry Roof - High dt- 15! O. Parapet ■7 10,-0' Level F..F. 0'-v 121 90' ASL @ Laundry Bwldinl Cement pester Proposed Laundry Building: North Elevation 3 - - Standing seam metal roof /- Dark bronze aluminum storefront Melal fascia to match roof i r TO Laundry Roof - High - 15'-01/2" ` Level F.F. oiL 0'-0' 121 90' ASL @ Laundry Bwldiry \ Cement plaster Panted steel columns 4,, Proposed Laundry BuildinT South Elevation / 1/4„=1�- Standing seam melal roof MnrM rn -1 m mn'ra r Panted steel columns ` Dark bronze aluminum alorerronl Cement plaster Proposed Laundry Building: East Elevation is< rpaeaP„ Cement plaster Metal fascia to match rod Standing seam metal fool T.O. Laundry RDOf - High ,\ 15'-01/2" ``, D. Parapet dlllir Level F F. 0 - 0" 121 90' ASL Q Laundry Building T.O. laundry Rod -, High 15•-D112" • _ ..� T.O. Parapet P l 10 -0" AV Maintenance door; Cement 0lasler - - painted to match adjacent finish n Proposed Laundry Building: West Elevation \ 2 1/4" = 1'-0„ ------ I ■ 1 1 Ground Level F,F 0 - 0' 12190 ASL 0Lnualrlr SmWV Painted steel calumm - tY 7' A' 1T tft' '('D^ V/ ^L I..L Y.i ^W W L /'4-^0 V! C 0 a-0 C O ID L U C_ C 7 J STUDIO I A R C H I T E C T S 2259 Prr&t Avenue Son Dallo C:airfornm 92101 mo IWIT ud ioea rchilccl a. co m f 6191359262 F 619235.0522 x 041102013 SDPSubm4lal W1012013 SDP Reubmihal Washington Street Apts, Phase II Project number 121141 City Manager / City of La Quinta 76-495 Carle Taro&o PO aox 1504 La Quinla, CA 92253 760-777-7000 Exterior Elevations - Laundry A1.7 Dark bronze aluminum storefranl Cement plaster Proposed Commons Building: North Elevation Painted steel coluans beyond — Dark bronze aluminum sto'ef ont - Cement plaster Proposed Commons Building: South Elevation T.O. Commons Thermal Tower ■ 26' - 0 mons Roof - High S 16' - 6 1/2" Level F F. 0' 0" \_ 517 77' �, BOMIrlrAlls t1o�r� P—W cluul rNumnc wy.-d T-0- Commons Thermal Tower ■ 2E.0^ 1 mons Roof - High 16' - 6 1 /2" l Level F.F. A1 O'- W 7 1,11YA$1 �CanrnorneuYehg Integral color 10-high Ch1U wall w/F Id-sandblasled finish fi 2. a• Note: Access ladder hooks to be provided at each thermal tower - Two ladders are to be stored on site for accessing condensers located in the thermal tower Pool fence not shown forcarity. U) ICU /I_— I.Z. N �✓f ^W W L rr4-^-0 vJ C O C0 a-0 c L l6 U U) c_ C co J STUDIO I A R C H I T E C T S 2256 First Avenue San Diego California 92101 maik,studioeorchitects. corn T 619. 23.59262 F 619,235.0522 0411012013 SDP Submillal 05110r2013 SDP Reubmitlal Washington Street Apts, Phase II Project number 12114.1 City Manager / City of La Ouinta 78-495 Calle Tampico Po Sox "04 La Duinla, CA 92253 766777-7000 Exterior Elevations - Commons A1.8 Standing seam —let rodf Mew IR"In mutt mot t o-w- ere-rW he m wr —tlnnaare bar"! T O. Commons Thermal Tower_ 26' - 0" T.O Commons Roof - High 16' - 6 1 /2" C7 Gmund Level F.F. 0'-0" 117 17' ASL @ Cbmmans BmMug Palnled sleet columns beyond \- Integral -1 r 10 high CMU wall Wihly doo r, Cv nyunrWslvt — Mailboxes; finish to match st nef—I Darronz k be atumilum storefront W field -sandblasted finish painted to match adjacerl finish Proposed Commons Building: East Elevation T.O. CDnyriws Thermal Taw€r Painled steel lath screen wl storefront beyond standing sea- metal —1 —1 fA54 W 1--n Accessible cavefed outdoor shover wl hie well finish Pro osed Commons Building: West Elevation 2 - p--- -- - -- -- Cement plesta - — Integral Color 10' hgh CMU wall w/ r Id-.rdblas(ed finish mons Roof - High 16' _ 6 1/2• 7) Level F.F. 0'-0" 1171T ASL @ Commons Building Do'k l7fellea sslflHNArl swekw Painted steel columns IT 7d' Fr it3 Note: Access ladder hooks to be provided at each thermal tower. Two ladders. are to be stored on site for accessing condensers located in the thermal towel Pool fence not shown for carity- /W /^ V/ Q. Q 4--i a) a) L vJ O to }T' E 0) O C (6 ,^E, U C_ C 7 J STUDIO I A R C H I T E C T S 2258 First Avenue Son Diego Colifornia 92101 ma i IGest ud loeo rchitects. co m T 619.2359262 F 61&2350522 s 0411012013 SDP Submatal 0511012013 SDP Reubm4lal Washington Street Apts, Phase II Projest number 12114 1 City Manager / City of La Quinta 78495 Calle Tomploo PO 00 x 15N La Ouinla, CA 92253 760.777-7000 Exterior Elevations - Commons A1.9 2 Typical Metal Fence Elevation -- -, g Scmen per Landsc.pe Painted steel frame w/ vertical pi,kels -- T��ical Trash Enclosure: Drive Aisle Elevation — - PAINTED STEEL BRACKETS PER SCREEN MANU FACTURER, TOP& BOTTOKL YP PAINTED STEEL POSTS R E�o• n e MCNICH(iCi.'ELO.NESM SCIIEET4 NXt S VINES PER I! HD5CAPE COHC111TE Pq It 100TING I - Living Screen Section ii• �.�. - 7Y.Pical Carport Section I4'10—,-o. — I ,— r,NCR lEh[NYHfA[ [7(7CE:fl51 - - EEkPORAif6 SHEE1 i M11E1AL i — PygrEY STk[i FtAMt W., VERVM PICEEES + rwrrP W!AU} YEIERE. -�- � GICCURS7 I T- - Chrl90%AVMER¢OCCLRSY I Typical Pedestrian Gate Elevation Level F.F. h -• o'-0a \f Perferaled M.L metal Inle9ra1 caor CMU eo—ra wl aeld-sandblaaled miah PAINTED STEEL POSTS & BEAMS PAINTED STEEL PURLINS / -- - PHOTOVOLTAIC SOLAR PANELS OR CORRUGATED SHEET METAL ROOFING } 1aC PRP1cg1G SPPSk " U) co VJ 4-0 4-0 4-0 N -0 VJ C 0� a--+ c 0) o C U c c Ccc J STUDIOS A R C H I T E C T S 2250 First Avenue San Diego California 92101 moil@studioearchitects.com T 619/359262 F 619235.0522 ,ra, nrr 1 i'n4.t ❑4!102013 SDP Submittal MI0/2013 SDP Reubmillal Washington Street Apts, Phase II Project number 12114 1 City Manager / City of La Quinta 7e-095 Cage Tampico PO Box 1505 La Quint., CA 92253 7e0-777-7000 Exterior Elevations - Accessory A1.10 yr` +'.�� I ��. "�'��`�'�^■�''•� .� 'r 1rdo ,m M-ni �A. --r •'. ��-•[� a �� tt�JJJ k � r�3� V � '��► ZK ,mot„ WARAMUR 9 � ''/. w'' •i .,; III��'4FF i �' , +� . �r ' ,ate. 6�,. "'• �..,, I a 1 y-� f `y/ ,yr��"fir, i;I R� �t •. 1 4l 1 i 0 A1.2 2 A1.1 O 1 Metal gutter to match fascia �Line of wall below II II II ll II II II tl II II II 11 II I I IL----------------JIL----- ---JIL------------------ 11 L__------ I I I I 1 - I ' I ' I I Line of wall below I I I I CMU wall below I1 I1 Il � II II II I II II II I J II II LII LI ------ L--------J ----------------J ----------------J tZldge' b Ridge { Louvered thermal lower, y'lL Asphalt cool shingle roof; 22 0-A, F.F, typ, Color: light gray; wl painted metal fascia, typ. Condenser Screened by removable Waiver& r 1 I I I 1 I I I I t I I I --- L- I --- I J I I T---- —t-- I I --- I I T--- —�— I II 1l � I IP u - II JJJ I 'VEfuture solar panels - I Outline of possible Metal gutter to match fascia $Line of wall below a .xtixrr Proposed Building tot: Roof Plan (Building rTr Sim. 114 = V-7 .•.r..r sa n.x.4� .x.h..a .�J +..N .w..� Painted metal fence below I Concrete seat wall below, typ. W high CMU wall below - Painted steel shade support Perforated steel patio shade a 8 2 a1.1 Note: Access ladder hooks to be provided at each thermal tower. Two ladders are to be stored on site for accessing condensers located in the thermal tower. 2' 4' W 16, U) I..L U) a--j Q Q ^—,0 /IW nit r �./ C O� 0 C U E�/� «i VJ C 7 J STUDIOS A R C H I T E C T S 2 2 5 E First Avenue San Diego California 92 10 1 mail@stud io ea rchi tects.eom T 619.235.9262 F 619.235.0522 gC0 MrCq * eq. CiTn9 # QF C"' WV2619 SDP Submlrral u rywi 1 Street Apts, Phase II Prgecl number 12114-1 City Manager / City of La Quinta 7BA95 Call, Tampico Po e- 1505 La Q— a, CA 92253 760-777-7000 Roof Plan - Building O & T A2.1 2 A1.3 Note: Access ladder hooks to be provided at each thermal tower. Two ladders are to be stored on site for accessing condensers located in the thermal tower. W N /� / 'n Vi 4—j 4—j nW' W S_ v / C O to 0 M U U >ICU .5 I� STUDIO I A R C H I T E C T S 2258 First Avenue San Diego California 92101 moiI@studioearchitects.com T 61923a9262 F 619235.0522 �y[O �Cli7 * 1M C1111t 1R Ji t dF AS 04110/2013 SDP Sub.41.1 Street Apts, Phase II Prgecl number 12114.1 City Manager / City of La Quinta 78495 Calle Tampico Buildina 'P': Roof Plan (Buildina 'R' Sim. nuiming r & m A2.2 At.S Metal gutter to match fascia a' high CMU wall below Concrete seat wall below, typ, Line of wall below Painted metal fence below II II I � I Il I II II I I IY I I! II II I I II I L------� L--- — —------�--- --- I I I I I I ( I I I I I I L4 I I I I � I I I I I I I I I L---------.—J - _ L—�,---_—_J �—L�-- .�—.—�_L L------___J— L---------J——L--------- I I —J Condenser screened by Asphalt cool shingle roof; removable louvers \\ Color: light gray; wl painted metal fascia, ryp. Lowered thermal tower; 22'-0" A.F.F.typ. ' e Rid I I I I Line of Wall Below ! I _ I I ---------�I-------------I�—----------I�------------�--- 1L----------- I II II II II II li I II II II II II II I I_I I I I I I I I I 11 CMU wall below Line of wall below 2 A7.5 Metal gutter to match fascia Outline of possible future solar panels Note: Access ladder hooks to be provided at each thermal tower. Two ladders are to be stored on site for accessing condensers located in the thermal tower. W U) CU V/ —0 A0) W v / O o (t1 ca A C STUDIOS A R C H I T E C T S 2258 First Avenue Son Diego California 92 10 1 mail@studioeamhitects.com T 6IR235-9262 F 619.235.0522 0 A y s9'Gc ��$rMa tF �' ta• O GF CpltK t1@113=3 Sop Reubmillal Washington Street Apts, Phase II pmjeclnunber 12111-1 City Manager / City of La Quinta 78-495 Carle Tampico A aoa 15134 Proposed Building'Q'. Roof Plan (Building 'S' SimBuilding'Q': Roof Plan Sim. 114' = 1'-(r V 2' 4' a' f tr Building Q & S A2.3 Living Screen per Landscape Scupper to downspout Roof parapel Roof cricket Living screen per Landscape A7.7 2 Outline of possible future solar panels Rain chain or scupper to planting area Roof valley Building wall below 4 A1.7 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. Proposed Laundry Building: Roof Plan 11d' z 1'-(p _..._......._ W I..L 4-0 CL ^—'0 ^W W L 'ice+ V ) C 0 cu 4— C 0) O C co '^EVU J /� C `V V J STUDIOS A R C H I T E C T 5 2258 First Avenue San Diego California 92101 moil0studioeorchitects. con, T 619,235.9262 F 619,235.0522 d Eo Ape, 4 oe 3 �rOG r 4f µ�„ ti�fr51 N 04/1012013 SDP Subn Ual Washington Street Apts, Phase II Project number 12114.1 City Manager/ City of La Quinta 7BA95 Calle Tampico PO Box 1504 Le Qumla, CA 92253 760-777-7000 Roof Plan - Laundry A2.4 Aft stanaing seam metai wan tc Site wall per Landsc, Building Outline of possible future so Rain chain or scupper to pl rciiw ucl�w A1.6 Commons Building: Roof Plan Living screen per Landscape Note: Access ladder hooks to be provided at each thermal tower. Two ladders are to be stored on site for accessing condensers located in the thermal tower. W U) ICU —C 0— U ^-0 Y.L CD a W S.� V ) C O� to CU S c J STUDIOS A R C H IT E C T S 2258 First Avenue San Diego California 92101 mail@studioearchitects corn i 619.2359262 F 619235.0522 • tm. Llr[15 �# 05/10/2013 SDP Revbmitlel wasnington Street Apts, Phase II Project number 121141 City Manager/ City of La Quinta 7B-095 Calle Tompiw PO aoz 1504 La Ounta, CA 92263 760-777-7000 Roof Plan - Commons A2.5 r r i I C4 CL [ C4 i..... .".�..- r 1 I { ' Broom TV< Bedroom TVr Bedroom J TV Bedroom f I i r CSi � � CL ,%�I C4 Ilrf �f s l IIf II I Painted metal screen CIS CI; <. CL { C9; 's TVf Bedroom I TV Bedroom TVBedroom j TV 1 r j 1 1 i r r C4 C4 Cli CI: Belhroom Bathroom Bathroom „L} Bathroom Bathroom „�"� Balhnmm Balllroom t Hall ST Hall 51 Hall 3T Hall ST Halt ST Hall ST Hell ST r{ VKIan Kktihen Kitchen Kiidwen i -��_ - Kitchen ` Kitchen "� _"_ lCllchan + �I r I r li• id-------- - i r-'------ t--'- - i C-'------ `"------ ;- ---- ' r------- nr x x Mach. ng jj �Ii Oirring Dkting LHr�ng Dining I Dining 1 Aning IhI il.{[ 00 © 0 O o 0 0 `L•� � 4 0 a 0 O � t4 J r r i r hernial F 1 \ N . .i .. I. 1. ! I-"-- . Lim t ,' '{'rab above �r I C4 Cl+ CUr C C4 C� MIEN. r—eI I I Llw1 I I Lh9 Ro i I R Llul`g �H�� i E iN RoiM Llri �' Rafirrs L[Vi ± I TV _ N i Tv TV , . N _. '� ": TV ( � N 1-$D �........._. 1-BD -B[? i-BD -W; !-BCl 1-BF] ._ ... 1-BD UNIT UNIT UNIT UNIT UNIT I UNIT UNIT Entry v Entry Entry _ Entry a Entry Entry `Entry lI -------------- r t {. Por1:Ft Porch .r Parch Porch a. Poach 4 Porch Porch t 18" high stained Line of roof above concrete seat walls, typ. B' high CMU wall •N+••••.•Y••.••+++• xh ••4w+•aI1•.+•^j .ry.••• .+.w• • a••rw.. ''r'`''�`� rY•hr•4w•. •+•• Painted metal screen 2 A1.1 Proposed Building 'O': Floor Plan (Building 'T' Sim.) F71 F771 fro•=r-o• 0. 2' a' S' 1 S' U) cu I..L V/ ♦�•J•� Li L r n�� v O f6 }}}•�I� C Vl _O ^� lD Co - J STUDIOS A R C H I T E C T S 2258 First Avenue San Diego California 92101 mot lPstudloea rchiteats—nn i 6192359262 F 619.235.0522 Ed A7(Ch{ nG� G 9��* • rw. ann 'A• s e yf� m.a•'`'pRt 05/1012013 SDP Reubmillal J11 GGL P'LI.1 L" Phase II Proleornumber 12114_1 City Manager / City of La Quinta 78-495 Call, Tampi,a PO Box 1504 La Qainla, CA 92253 760-777-70W Floor Plan - Building O & T A3.1 r I hr.3 Painted metal screen --� 8' high CMU wall 18" high stai7concretesPorch _ Porch Porch '. Porch Entry r-`'r _ i 1v Entry- i t 1-BD 1-13D i UNIT I UNIT TV TV 1 ng M I ' s , IL rL ng in a 1 r - � I { 00 0 Dining 00 i)ining O .h. 11 I{ I K tchen X Kitchen ST I Hall Bamroom I(30 1 p'I ST I Hall Entry 1-BD UNIT TV Lm TV Thermal . 0 tower above Q T 01ning. pi Kitchen r 0 Line of roof above Porch -------------------- Porch Porch , ------------- El - ------------- ems— u� Entry r-L-r— u� � L-r' - u1 i Wiry u - Entry r - ± 1 i j 1-6D 1-BD 1-8D 1-BD 1 1-BD UNIT i UNIT UNIT �— UNIT 3: { UNIT ' -TVi TV .. TV; ITV a f ng '--I m mE I> ng J_ T jiit ; 7 I oO 0 (D 00 . 00 D Dining � 0 Q Dining fl 0 Dining 1 00 r Dining 00 rU.Hng7'ii 0 ll f raj?.''r�jI { i Kitchen Kitchen i , Kitchen Kiirlran ,� Kitchen �I i ,. X ST I Hall E3athraom IL T'I I 5T Hall Battwoarn Ipji I ST I Hall gathraom I\ �0I I ST I Hall Banlri©om IlJ'� I ST I Halt Bathroan} ST I Hall Bathroom IL i,;t IL) L Li 9L !L� L IL�'f / L. LL I III I I I 1. L) +d t t T4 Bedroom r TV 6etdrooan �,` 7'V Badmorn j I [ Bedroom � i .ty 9. m 7y Bedroom N 138*10 l� 3y Ji I i � , I Painted Metal Screen W}3 s' Bedroom + I I W CC LL }r CL 4-0 a) ra--+ VJ Q m 4-1C o C N U N r6 C t AU m J r STUDIO I A R C H IT E C T S / f 2258 First Avenue San Diego California 92101 Ili 10stud oaarchitecr .com T 619.2359262 F 619.235-0522 yo NFc d - I G c w4%fy fir^ ti' * Clni j11 IN. i �E 4F'cj4 yj — Street Apts, Phase II Project number 12114.1 City Manager / City of La Quinta 78-495 Call, Tampico Po Box 1504 La Cora, CA 92253 76D-777-7000 Floor Plan - Proposed Building 'P': Floor Plan (Building 'R' Sim. Ira• . r_m a a' s; ' V $' �J A3.2 I Y Painted metal screen Painted metal screen W U) CIO cli 4-0 ^W W L V ) O Cu -1--/ C O (0 U m C/) c Co u J STUDIOS A R C H I T E C T S 2258 First Avenue 5— Diego Cali Fornla 92101 maiI@studioearchitects.com T 619,2359262 F 619 235 0522 �ra�p d+PCh * +ra c+r1u vh w Cir c IrLrs Street Apts, Phase II Prolecl number 12114.1 City Manager / City of La Quinta 78 495 Calle Tamp- Buildin-q 'Q': Floor Plan 'S' Sim. 01 2- W a, Ity ounuuty W a J A3.3 Living screen per Landscape Scupper to downspout Living screen per Landscape A1.7 2 Maintenance Room Laundry Room ■ 9 A1.7 3 1 V Folding table Line of roof above ^ Rain chain or scupper to planting area Line of ceiling above 1 � e _ 1 Ld4mgB r i i T . •`+, t f k i 1 i ' ^ Painted steel columns, typ. CD Outdoor Lounge, 1� 4 A7.7 W ICU L,L U) 4-0 Y..i ^W W L ''�^ VJ O� 4- I_ 0 Cr U CC: C O J STUDIOS A R C H I T E C T S 2 25 8 First Avenue Son Gego Californio 92101 ma la'eat ud lucv rciulet:a. cn+n T 619.2359262 F 619235.0522 �b may/ w, c,�11a s at CALF Street Apts, Phase It "ad ma W 121141 City Manager 1 City of La Quinta 7A�e6 CWe t9mprA Proposed La 114' = V.0' Buiidina.. Floor Plan 0' 2' a• a' I& Launary A3.4 g Standing seam metal wall to match roof E i OlJidpar if E LL I suer Ikj I 1 Screen wall i Line of roof above e.....�.... ,..__ Fitness r . Rain chain or scupper to planting area `�'•pi� ! i I dr i! ! i Planting areas and walkways per Landscape Aa9 2 fi + CMU wall I I 1 r d 1 1 1 I i18" high stained concrete 10 seat walls, typ. ! i i f i i i 1 Covered Q'*orArea i f t i r. \ i ' PatnEed steel columns, r typ_ 1 I-.. _-- -- _ ---- -`---------- r' Proposed Commons Building: Floor Plan Grotto ; i 67ffim I + ' L,o I y -___. Th ropy R m tm-7 , Computer L.oursge. I Entryl i i Thermal lower above ----------- Women`s Washroom Washroom Mailboxes LMenen's W MRahen ))ff FRealing Room 'fir` Plumbingi Fire Storage I 1 I I i y `V 11Y `V' •*Y '/ i t I + r i Rain chain or scupper to planting area -------------� --------------- 'c5\ Planting areas and walkways per Landscape 2 Ar9 vi STUDIO I A R C H I T E C T S 2258 First Avenue San Diego California 92101 moi1@stud ioearchitects;com r 619.2359262 F 619,2350522 04110•2013 Sop Submittal Washington Street Apts, Phase II proved number 12114.1 City Manager / City of La Quinta 70-09s Calle Tampico p0 so z 1504 La Qumta, CA 92253 760-777-7000 Floor Plan - Commons tT 2- 4' a, is, A3.5 ATTACHMENT # 2 ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE MINUTES MONDAY, JUNE 5, 2013 CALL TO ORDER A regular meeting of the La Quinta Architectural and Landscaping Review Committee was called to order at 10:04 a.m. by Planning Manager David Sawyer. Planning Manager Sawyer led the Committee into the Pledge of Allegiance. PRESENT: Committee Members Richard Gray, Kevin McCune, and Ray Rooker ABSENT: None STAFF PRESENT: Planning Manager David Sawyer, Associate Planner Jay Wuu, and Secretary Monika Radeva PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made by Committee Members McCune/Gray to approve the Architectural and Landscaping Review Committee Minutes of October 15, 2012, as submitted. Motion passed unanimously. Committee Member Rooker asked if the draft minutes could be forwarded to the Committee for review only right after the meeting instead of waiting until the next meeting for approval. Staff will look into the request and get back to the Committee with a response. BUSINESS SESSION 1. Site Development Permit 2013-926 submitted by the La Quinta Housing Authority for the Washington Street Apartments project. Location: Southeast Corner of Washington Street and Hidden River Road. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE MINUTES 1 JUNE 5, 2013 Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Associate Planner Wuu introduced Mr. Brandon Fender, Project Manager with the Tall Man Group, Inc., 447 South Gran Street, Orange, CA, and Mr. Jon McMillen, President of the Tall Man Group, Inc., 9548 Vista Aleta, Valley Center, CA, both representing the applicant, and Cathy Cieslikowski, Designer with RGA Landscape Architects, 73-061 El Paseo Drive, Palm Desert, CA, and said they were available to answer any questions the Committee might have. Committee Member McCune noted that the proposed landscaping plans, architectural style, and color palette have the same design as originally proposed back in 2011 for the initial phase of the project. Staff confirmed this notion. Motion - Minute Motion 2013-001 was made by Committee Members Rooker/McCune recommending approval of Site Development Permit 2013- 926 as submitted with staff's recommendations. Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None COMMISSIONER ITEMS • Staff said that City Council had scheduled the Boards and Commissions interviews for June 18, 2013; however, no time had been identified yet. Staff will further notify the Committee with this additional information. PLANNING STAFF ITEMS - None ADJOURNMENT There being no further business, it was moved by Committee Members Gray/McCune to adjourn this meeting at 10:36 p.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Secretary City of La Quinta, California ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE MINUTES 2 JUNE 5, 2013 PLANNING COMMISSION RESOLUTION 2013- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ASSOCIATED MITIGATION MONITORING AND REPORTING PROGRAM PREPARED FOR THE WASHINGTON STREET APARTMENTS CASE: ENVIRONMENTAL ASSESSMENT 2013-627 APPLICANT: LA QUINTA HOUSING AUTHORITY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 251" day of June, 2013, hold a duly noticed public hearing to consider a request by the La Quinta Housing Authority to adopt Environmental Assessment 2013-627, prepared for Site Development Permit 2013-926, known as the Washington Street Apartments, a 42-unit affordable apartment complex, generally located on the southeast corner of Washington Street and Hidden River Road, more particularly described as: APN: 609-040-028 WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Director has conducted an Initial Study (Environmental Assessment 2013-627) and has determined that although the proposed project could have a potentially significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be certified; and, WHEREAS, in connection with the approval of a project involving the preparation of an initial study/mitigated negative declaration that identifies one or more potentially significant environmental effects, CEQA requires the decision - making body of the lead agency to incorporate feasible mitigation measures that would reduce those significant environmental effects to a less -than -significant level; and, Planning Commission Resolution 2013- Environmental Assessment 2013-627 La Quinta Housing Authority Page 2 WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that implementation of the project could result in a number of potentially significant effects on the environment, mitigation measures have been identified, and included in the Mitigation Monitoring Program, to reduce the significant effects to a less - than -significant level; and, WHEREAS, the Community Development Department mailed and published a Notice of Intent to adopt a Mitigated Negative Declaration in compliance with Public Resources Code Section 21092 on the 14th day of May, 2013 to the Riverside County Clerk; and, WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on June 14, 2013 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, 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 adoption of said Environmental Assessment: 1. That the Mitigated Negative Declaration and associated Mitigation Monitoring Program has been prepared and processed in compliance with the State CEQA Guidelines and the City's implementation procedures. The Planning Commission has independently reviewed and considered the information contained in the Environmental Assessment, and finds that it adequately describes and addresses the environmental effects of the project. Based upon the Initial Study, the comments received thereon, and the entire record of proceeding for this project, including the Mitigation Monitoring Program, the Planning Commission finds that there are no significant environmental effects resulting from this project. 2. The project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant impacts were identified by Environmental Assessment 2013- 627 that cannot be mitigated by the Mitigation Monitoring Program. 3. The 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 Planning Commission Resolution 2013- Environmental Assessment 2013-627 La Quinta Housing Authority Page 3 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. 4. There is no evidence before the City that the project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends. 5. The project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified under Environmental Assessment 2013-627 that cannot be mitigated by the Mitigation Monitoring Program. 6. The project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the City will not be significantly affected by the project. 7. The project will not create environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 8. The Planning Commission has fully considered the proposed Mitigated Negative Declaration and associated Mitigation Monitoring Program and any comments received thereon, and there is no substantial evidence in light of the entire record that the project may have a significant effect on the environment that cannot be mitigated by the Mitigation Monitoring Program. 9. The Planning Commission has considered Environmental Assessment 2013-627 and said assessment reflects the independent judgment of the City. 10. The City has on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.51d1. 11. Based upon the Initial Study and the entire record of proceedings, including the Mitigation Monitoring Program, the Project has no potential Planning Commission Resolution 2013- Environmental Assessment 2013-627 La Quinta Housing Authority Page 4 for adverse effects on wildlife as that term is defined in Fish and Game Code §71 1 .2. 12. The location of the documents which constitute the record of proceedings upon which the Planning Commission decision is based upon, are located in the La Quinta City Hall, Community Development Department, 78495 Calle Tampico, La Quinta, California, 92253. 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 correct and constitute the findings of the Planning Commission for this Environmental Assessment. SECTION 2. That it does hereby adopt Environmental Assessment 2013-627, which includes a Mitigated Negative Declaration and associated Mitigation Monitoring Program for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist, attached and on file in the Community Development Department. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 25th day of June, 2013, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California Planning Commission Resolution 2013- Environmental Assessment 2013-627 La Quinta Housing Authority Page 5 ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California 04 3. 4. 5. 6. 7. 8. California Environmental Quality Act Initial Study (as required by Sec. 15063 of the Public Resources Code) To be completed by the lead agency Project Title: Phase 2 of the Washington Street Apartments Environmental Assessment 2013-627 Site Development Permit 2013-926 Conditional Use Permit 2013-151 Lead Agency Name and Address: Contact Person and Phone Number: Project Location: Project Sponsor's Name and Address: General Plan Designation: Zoning: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Jay Wuu, Associate Planner 760-777-7125 42800 Washington Street, La Quinta. Assessor's Parcel Number 609-040-028 La Quinta Housing Authority 78-495 Calle Tampico La Quinta, CA 92253 Medium/High Density High Density Residential Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) The project consists of the addition of 42 new apartments to the existing Washington Street Apartments projects. The additional units will be made available to low income residents of 55 years of age or older. The apartments will be integrated into the existing Washington Street Apartments project, which occurs immediately west of the project site. Phase 1 of the project, previously approved in 2012, included the refurbishment of the existing 72 units and the construction of 26 additional units. Although not yet constructed, Phase 1 is still planned for construction. Phase 1 was studied under the requirements of CEQA (EA 2011-613), and a Negative Declaration was approved, In addition to the apartment units, which will be contained in 6 buildings totaling approximately 28,866 square feet, a central common area is proposed which will include laundry facilities, recreational open space, a pool and spa, a health center and common room. Additionally, retention basins provided at the western and eastern ends of the project will serve as recreational open space. Landscaped open space will total approximately 100,000 square feet. The apartment buildings will be single story, with a maximum height of 20 feet. Parking areas are proposed between the buildings, and will provide 57 parking spaces. -1- Access to the project will occur through the existing Washington Street Apartments driveways to the west. No direct access to local roadways is proposed. 9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings: North: Commercial nursery South: Multi -family residential development East: Vacant lands West: Washington Street Apartment, Phase 1 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): Coachella Valley Water District g ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Biological Resources ❑ Hazards & Hazardous Materials ❑ Mineral Resources ❑ Public Services ❑ Utilities / Service Systems ❑ Agriculture Resources ❑ Cultural Resources ❑ Hydrology / Water Quality ❑ Noise ❑ Recreation ❑ Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: ❑ Air Quality ❑ Geology / Soils ❑ Land Use / Planning ❑ Population / Housing ❑ Transportation / Traffic ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLA TION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant �at that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation reasures are imposed upon the proposed project, nothing further is required. Jav Wuu, Associate Planner Printed name -3- Date City of La Quinta For EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than -4- significance Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a scenic vista? (La Quinta General Plan "Image X Corridors") b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic X buildings within a state scenic highway? (Aerial photograph) c) Substantially degrade the existing visual character or quality of the site and X its surroundings? (Aerial Photograph) d) Create a new source of substantial light or glare which would adversely X affect day or nighttime views in the area? (Application materials) I. a) Washington Street is designated an Image Corridor in the General Plan. This is the only image corridor in the vicinity of the project. Scenic vistas in the project area result from the San Jacinto Mountains to the west. The construction of the apartments will occur to the east of Washington Street, beyond the Washington Street Phase 1 apartments. The Phase 2 units, like those in Phase 1, will be 2 stories in height. Views of the mountains will be obstructed by the Phase I apartments, but the mountain tops will be visible above the buildings. The construction of the proposed project will not impact views of scenic vistas to the west, since lands to the east of the project are currently developed in either commercial nurseries or scattered single family homes removed and easterly of the project. The views from these properties will not be impacted by the apartment construction, insofar as distance will compensate and allow views of the mountains after construction. Overall impacts to scenic vistas will be less than significant. b) The project site is vacant and does not include rock outcroppings, stands of trees or historic structures. There will be no impact to scenic resources. c) The project proposes two story apartment units. Existing two story apartments occur to the northwest and south of the project site. Commercial nurseries occur to the north, and vacant lands occur to the east. The proposed project will be consistent with the visual character of the surroundings, and will not change that visual character. No impacts are anticipated. -5- d) The proposed project will marginally increase light levels in the area. Landscaping lighting and parking area lights, as well as headlights from residents' vehicles will contribute to this increase. The project proponent will be required to conform to -the City's standards for on -site lighting, which prohibit light spillage onto adjacent properties. Traffic increases associated with the proposed project are expected to be minimal. As a result, no impact is expected. Eel Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact II. AGRICULTURE RESOURCES: Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland X Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (Riverside County Important Farmland 2008, Ca dept of.) b) Conflict with existing zoning for agricultural use, or a Williamson Act X contract? (Zoning Map) c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of X Farmland, to non-agricultural use? (General Plan Land Use Map; Site Inspection) II. a)-c) The project site is not in agriculture. The property is not designated as Prime, Unique or Important farmlands. Lands to the north and east are designated for residential land uses, and are occupied by a mix of single family residences and commercial nurseries. These nurseries will not be impacted by the proposed project, and can continue to operate. This area is not planned for long term agricultural use. There are no Williamson Act contracts either on the project site, or on adjacent lands. The construction of the apartment units will have no impact on agricultural resources. -7- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct implementation of the applicable air X quality plan? (SCAQMD CEQA Handbook) b) Violate any air quality standard or contribute substantially to an existing or X projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard X (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, PM10 Plan for the Coachella Valley) d) Expose sensitive receptors to substantial pollutant concentrations? X (Project Description, Aerial Photo) e) Create objectionable odors affecting a substantial number of people? (Project X Description, Aerial Photo) f) Generate greenhouse gas emissions X either directly or indirectly, that may have a significant impact on the environment? (Project description) g) Conflict with an applicable plan, X policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? (Project description) III. a) The Coachella Valley, and the City, occur in the Salton Sea Air Basin (SSAB). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SSAB. The project will be developed in accordance with all applicable air quality management plans, including the recently adopted 2012 Air Quality Management Plan (2012 AQMP). The AQMP is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants. It was based, in part, on the land use plans of the jurisdictions in the region. The proposed project is consistent with the City -8- b)&c) of La Quinta's land use designations assigned to the subject property, and therefore, is consistent with the intent of the AQMP. The development of the project site will generate pollutants during construction and operation. Each of these generation phases is described separately below. Construction As shown in Table 1, the proposed project will exceed SCAQMD standards for oxides of nitrogen without mitigation. With the implementation of the mitigation measure below, however, impacts will be reduced to less than significant levels. Table 1 Construction -Related Emissions Summary Pounds per day) CO NO ROG SOZ PM10 PM2, Construction Emissions' Unmitigated 81.67 118.11 39.40 0.14 27.76 13.55 Mitigated 7.58 8.29 34.21 0.14 16.67 3.88 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Average winter and summer emissions. Construction is assumed to occur in 2014. Source: CalEEMod model, version 2011.1.1. Operational Emissions Table 2 summarizes the operational impacts of the projects. Impacts associated with long term operation of the project will be less than significant. Table 2 Operation -Related Emissions Summary (Pounds ner dav) CO NO-, ROG SO; PMio MIS Emission Source: Area 7.70 0.10 2.92 0.01 0.71 0.71 Energy 0.18 0.43 0.05 0.00 0.03 0.03 Mobile 27.46 15.40 3.43 0.04 4.50 0.52 Total Emissions' 35.34 15.93 6.40 0.05 5.24 1.26 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Average winter and summer emissions, unmitigated. Anticipated operational year is 2015, Source: CalEEMod model, version 2011.1.1. Mitigation Measure All heavy equipment used during construction of the proposed project will be equipped with oxidation catalysts. In d) The proposed project will generate approximately 146 daily trips, which will not result in pollutant concentrations at surrounding sensitive receptors, including the Colonel Mitchell Paige School, located approximately 1/4 mile to the south. e) The project will result in the development of residential units which will generate normal household activities and odors, and is not expected to create objectionable odors. f) & g) The proposed project will generate greenhouse gas emissions during the construction and operational phases of the project. Grading and construction activities are anticipated to generate 635.22 metric tons of CO2e per year during the year long construction. Greenhouse gas emissions associated with these activities will stop, however, at the end of the construction period. As shown in Table 3, operation of the proposed project will create on -going greenhouse gases through the consumption of electricity and natural gas, moving sources, and the transport and pumping of water for domestic use. Operational emissions will total 1,127.48 metric tons of GHGs per year. Table 3 Annual Operational GHG Summary Mitigated (Metric Tons/Year) Emission Source CO2 CH4 N2O CO2e Area 84.55 0.02 --- 85.36 Energy 265.15 0.01 --- 266.25 Mobile 720.10 0.03 --- 720.74 Waste 9.99 0.59 --- 22.38 Water 31.62 0.02 --- 32.75 Total 1,111.41 0.67 --- 1.127.48 Source: CaIEEMod Version 2011.1.1. There are currently no thresholds for greenhouse gases. The GHGs generated by the project will be reduced by new statewide programs and standards, including new fuel - efficient standards for cars, and increasing amounts of renewable energy, which will help reduce greenhouse gas emissions in the future. The proposed project will also be required to implement the CalGreen Building Code being implemented by the City at the time that building permits are issued. These standards include energy efficiency standards which are much more stringent than they have been in the past. Finally, the City is implementing its recently adopted GHG Reduction Plan, which includes construction and operational techniques designed to reduce GHG emissions. Therefore, the GHG emissions generated by the project will have a less than significant impact on air quality in the region. -10- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, X or by the California Department of Fish and Game or U.S. Fish and Wildlife Service (General Plan Biological Resources Element) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the X California Department of Fish and Game or US Fish and Wildlife Service? (General Plan Biological Resources Element) c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, X vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (General Plan Biological Resources Element) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory X wildlife corridors, or impede the use of native wildlife nursery sites? (General Plan Biological Resources Element) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or X ordinance? (General Plan Biological Resources Element) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or X other approved local, regional, or state habitat conservation plan? (General Plan Biological Resources Element) -11- IV. a) The proposed project site is currently vacant, but has been impacted by off -road vehicles, and contains meager creosote bush scrub habitat, the most common habitat type in the City, which is likely to support common native species. The project site is located within the Coachella Valley Multiple Species Habitat Conservation Plan boundary, but is not located in or adjacent to a conservation area. Development of the project will require payment of the mitigation fee in place at the time that development occurs. This fee is designed to mitigate impacts to locally sensitive species by allowing the purchase of conservation lands in sensitive habitat areas. The payment of the fee will assure that impacts associated with sensitive species are less than significant. b-c) No riparian habitat or wetlands occur on or adjacent to the project site. Lands surrounding the project do not include streams or rivers. The proposed project will have no impact on riparian species or habitat, wetlands or other sensitive natural community. d) The proposed project area is highly urbanized, and does not provide substantial wildlife corridors, which would facilitate migratory species' access. The project site is surrounded on three sides by urban development, and is an isolated parcel of land. No wildlife preserves or similar areas occur in the vicinity of the project area. The project will therefore have no impact on migratory species or migratory wildlife corridors, or impede the use of native wildlife nursery sites. e) & f) The City implements the Coachella Valley Multiple Species Habitat Conservation Plan. The proposed project will be required to pay the mitigation fee when development occurs. This fee is designed to offset potential impacts and assure that impacts to sensitive species are less than significant. -12- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as X defined in'15064.5? (General Plan Cultural Resources Element) b) Cause a substantial adverse change in the significance of an archaeological X resource pursuant to ' 15064.5? (General Plan Cultural Resources Element) c) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? (General Plan Cultural Resources Element) d) Disturb any human remains, including those interred outside of formal X cemeteries? (General Plan Cultural Resources Element) V.a) The project site is currently vacant, and does not contain historic structures. Development of the proposed apartments will have no impact on historic resources. b) A cultural resource reconnaissance was conducted for the project area as part of the CEQA review for the Phase 1 development of the apartments. The assessment included a records search, which found that multiple analyses have occurred surrounding the project site, but none had occurred on the project site. An on -site survey was also conducted, and no evidence of human activity was identified. In addition, the City will require that all ground disturbing activities be monitored by a qualified archaeologist to assure that no buried resources are disturbed during the construction of the proposed project. This City requirement will assure that impacts to archaeological resources will be less than significant. c) The project site is located outside the boundary of ancient Lake Cahuilla, which is the only locality in the City where potentially significant paleontological resources have been identified. The soils on the site are dune sands, which have been deposited on the land in relatively recent times, as a result of Aeolian transport. These soils are not suitable for paleontological resources. Therefore, there will be no impact to paleontological resources as a result of implementation of the proposed project. d) No known cemetery or burial site occurs on the project site. State law requires a coroner be contacted and all activities cease if human remains are discovered during excavation or grading, to assure proper disposal. The coroner is responsible for contacting Native American tribes should identified remains be determined to be Tribal in nature. The proposed project will be required to comply with State and will have no impact on human remains. -13- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area X or based on other substantial evidence of a known fault? (General Plan Soils and Geology Element) ii) Strong seismic ground shaking? X (General Plan Soils and Geology Element) iii) Seismic -related ground failure, including liquefaction? (General Plan Soils X and Geology Element) iv) Landslides? (General Plan Soils and X Geology Element) b) Result in substantial soil erosion or the loss of topsoil? (General Plan Soils and X Geology Element) c) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating X substantial risks to life or property (General Plan Soils and Geology Element) d) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems X where sewers are not available for the disposal of waste water? (Project description) VI. a)i. The proposed project is not located within an Alquist-Priolo Earthquake Fault Zone. The site is located approximately 4 miles south of the San Andreas Fault Zone. There will be no impacts associated with fault rupture on the project site. a)ii. The project site is located within an area identified as having significant potential for groundshaking during an earthquake. The City requires that all new construction meet the standards of the Uniform Building Code for Seismic Zone 4. These standards are -14- designed to reduce impacts related to strong ground shaking to less than significant levels. a)iii. The project area is not located in an area subject to liquefaction. The City will require the submittal of site -specific geotechnical analysis for the apartment units when grading permits are issued. This analysis will further analyze site soils to assure that foundation design is adequate to support the structures, based on the site -specific conditions. Therefore, impacts associated with liquefaction are expected to be less than significant. a)iv. The proposed project site occurs on the Valley floor, far removed from hillsides. There will be no impact associated with landslides. b) The project site is susceptible to high winds that can cause wind erosion. The project will be required to implement a dust control and management plan as part of the grading permit process, which will reduce impacts associated with blowing dust and sand. Once completed, the project will include impervious surfaces and landscaped areas which will stabilize soils. The impacts associated with soil erosion and loss of topsoil will be less than significant. c) The Aeolian soils found on the site are categorized as having a "very low" expansion potential in Table 18-1-B of the 1997 Uniform Building Code. There will be no impacts associated with expansive soils as a result of project implementation. d) The proposed project occurs in an urbanized area of the City. The proposed project will be required to connect to sanitary sewer lines in the area, and no septic systems will be permitted. No impact is expected. 31611 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS --Would the ro'ect: a) Create a significant hazard to the public or the environment through the X routine transport, use, or disposal of hazardous materials? (Application materials) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of X hazardous materials into the environment? (General Plan Hazardous Materials Element) c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter X mile of an existing or proposed school? (General Plan Hazardous Materials Element) d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it X create a significant hazard to the public or the environment? (www.envirostor.dtsc.ca.gov/public/) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would X the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or X working in the project area? (General Plan land use map) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation X plan? (General Plan Hazardous Materials Element) h) Expose people or structures to a significant risk of loss, injury or death X involving wildland fires, including where -16- wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Wildfire Susceptibility, Riverside County RCIP) VII. a)-c) The development of the apartment project will result in the use of small amounts of household cleaners by residents, and the use of pool cleaning chemicals in the common area pool. The use of these products will be no more than would be expected in any residential project. The City implements, through its solid waste provider, household hazardous waste disposal programs to assure that these materials are properly disposed of. No transport of hazardous materials or air emissions are expected to occur as a result of the construction of the apartments. Overall impacts are expected to be less than significant. d) The project site is not located on a site included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. No impact is expected. e)-f) The project site is located approximately 3 miles south of the Bermuda Dunes airport, and was identified as being outside the hazard zone by the Riverside County ALUC. g) The proposed project will be accessible from Washington Street and from Hidden River Road, through the existing driveways within Washington Street Apartments. The project will have no impact on emergency response. h) The project site is located on the Valley floor, and is in a highly urbanized area. There will be no impacts associated with wildland fires. -17- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIII. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or waste discharge requirements? (General Plan X Flooding and Hydrology Element) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- X existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (General Plan Flooding and Hydrology Element) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would X result in substantial erosion or siltation on - or off -site? (General Plan Flooding and Hydrology Element) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase X the rate or amount of surface runoff in a manner which would result in flooding on - or off -site? (General Plan Flooding and Hydrology Element) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or X provide substantial additional sources of polluted runoff? (General Plan Flooding and Hydrology Element) f) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (General Plan Flooding and Hydrology Element) g) Place within a 100-year flood hazard -18- area structures which would impede or redirect flood flows? (General Plan Flooding and Hydrology Element) VIII. a) The proposed project will be required to connect to the existing sewer system in the area which is owned and operated by CVWD. CVWD operates two treatment plants, both of which meet or exceed Regional Water Quality Control Board water quality standards. CVWD has capacity to accommodate the proposed project. The City requires the implementation of National Pollution Elimination System (NPDES) requirements for storm flows for all projects. These requirements include the preparation and implementation of SWPPP and WQMP, which include Best Management Practices for the control of polluted runoff. The proposed project will have less than significant impacts on water quality standards or waste discharge requirements. b) Domestic water will be supplied by CVWD. The CVWD has prepared an Urban Water Management Plan (UWMP) that addresses how the District will supply water to its service area over the next 20 years. The Plan was developed using existing development and land use designations for future development as a basis for water demand. The proposed project is consistent with the City's current land use designations for the property, and has therefore been considered in the UWMP. There are no water recharge facilities located in the vicinity of the proposed project. The closest facilities are located in the southeastern extremity of the City. Overall impacts to groundwater supplies and recharge are expected to be less than significant. c)-e) The City requires that all project retain the 100 year storm on site. The proposed project includes retention facilities on the eastern and western boundary of the project site. The design of these facilities must be approved by the City Engineer prior to the initiation of project construction. All storm flows will be required to be retained on site. All hydrology improvements will also be required to comply with NPDES standards, to assure that no polluted storm water enters other surface waters either during construction or operation of the project. The City's requirements assure that drainage patterns will not be significantly impacted by the proposed project. 0-g) The proposed project does not occur within a 100 year flood zone, as mapped by FEMA. No impacts are expected. -19- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? (Aerial photo; project plans) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, X or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (General Plan Land Use Map) c) Conflict with any applicable habitat conservation plan or natural community X conservation plan? (General Plan Biological Resources Element) IX. a)-b) The proposed project site is existing community, insofar a; Washington Street Apartments. currently vacant, and represents an extension of an it will increase the number of units available at the The project site is zoned for High Density Residential, which is the appropriate land use designation for apartment units. No impacts associated with land use policy are expected. c) The project site is within the boundary of the CVMSHCP, but is not within a conservation area. The proposed project will be required to pay fees in conformance with the CVMSHCP. There will be no conflict with the Plan. -20- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of X the state? (Special Report 198, CA Geological Survey) b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local X general plan, specific plan or other land use plan? (Special Report 198, CA Geological Survey X. a) & b) The proposed project site is located in Mineral Resource Zone MRZ-1, which indicates that no resources occur. There will be no impact to mineral resources as a result of the proposed project. -21- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or X noise ordinance, or applicable standards of other agencies? (General Plan Noise Element) b) Exposure of persons to or generation of excessive groundborne vibration or X groundborne noise levels? (General Plan Noise Element) c) A substantial permanent increase in ambient noise levels in the project X vicinity above levels existing without the project? (General Plan Noise Element) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing X without the project? (General Plan Noise Element) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, X would the project expose people residing or working in the project area to excessive noise levels? (General Plan Noise Element) f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project X area to excessive noise levels? (General Plan Noise Element) XI.a) & c) The construction of the proposed project will result in an increase in ambient noise levels. A noise study was prepared for both Phase 1 and Phase 2 of the Washington Street Apartment project found that existing noise levels along Washington Street are approximately 62 dBA CNEL. The analysis found that the future exterior noise levels on building patios will remain below 65 dBA CNEL, consistent with City standards. The analysis also found that interior noise levels will be less than 45 dBA CNEL, with doors and windows closed. As the units will all be equipped with HVAC units, the interior noise levels, and living conditions within the units will be at acceptable levels. -22- b) Construction of the proposed project may result in short term ground borne vibration, but these activities will occur during the City's prescribed construction hours, which are limited to daytime hours. During the daytime, noise sensitivity is less, and although temporary and periodic nuisance may be experienced by the surrounding residents, it is not expected that these levels will be significant. d) The construction of the proposed project will result in temporary increases in noise levels associated with construction activities. The contractor, however, will be required to conform to the City's construction hour restrictions. The construction activities will be separated from existing units by the project drive and parking area, which will provide a reduction in noise levels. It is expected that temporary noise impacts will be less than significant. e)-f) The project is located approximately 3 miles to the south of the Bermuda Dunes Airport. Although an occasional overflight is likely, the approach patterns do not occur in the vicinity of the proposed project. There are no private airstrips in the region. Therefore, there will be no impact associated with airport noise. -23- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through X extension of roads or other infrastructure)? (General Plan, application materials) b) Displace substantial numbers of existing housing, necessitating the X construction of replacement housing elsewhere? (Application materials) c) Displace substantial numbers of people, necessitating the construction of X replacement housing elsewhere? (Application materials) XII. a)-c) The project site is currently vacant, so no displacement of persons or housing will occur. The proposed project will result in a net increase of 42 units of affordable senior housing in an urbanized area of the City. These units are not substantial in number, and will provide housing to area residents in need of affordable housing, which represents a beneficial impact. Overall, there will be no impact to population or housing. -24- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan Chapter V) X Police protection? (General Plan Chapter V) X Schools? (General Plan Chapter V) X Parks? (General Plan Chapter V) X Other public facilities? (General Plan X Chapter V) XIII. a) The proposed project is located approximately one mile from fire station Fire Station #93, located at Dune Palms and Fred Waring. The addition of 42 units will marginally increase the demand for fire services. However, the project will participate in the City's Development Impact Fee program, which includes fire facilities. As a result, impacts associated with fire protection are expected to be less than significant. The City contracts with the County Sheriff for police services. The addition of 42 units will marginally increase the need for police services at the site. The new residents will generate sales tax, which will offset the costs associated with the added services. Therefore, the proposed project will have a less .than significant impact on police services. Senior housing projects do not generate a demand for schools. The project will therefore be exempt from the payment of school fees, and will have no impact on schools. The addition of 42 units will generate a marginal need for parks. However, the project includes recreational facilities such as a pool, spa and common room which will address the majority of the needs of the residents. The added population will not significantly impact existing City parks. -25- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that X substantial physical deterioration of the facility would occur or be accelerated? (Project Description) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which X might have an adverse physical effect on the environment? (Project Description) XIV. a) & b) The addition of 42 units will marginally increase demand on City recreational facilities, and the senior center. However, these existing facilities are not at capacity, and can accommodate the population generated by the units. No impact to recreational facilities is expected. -26- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle X trips, the volume to capacity ratio on roads, or congestion at intersections)? (ITE Trip Generation 81h Edition, Public Works Memorandum, January 27, 2011) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion X management agency for designated roads or highways? (ITE Trip Generation 8"' Edition, Public Works Memorandum, January 27, 2011) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that X results in substantial safety risks? (No air traffic involved in project) d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible X uses (e.g., farm equipment)? (Project description) e) Result in inadequate emergency X access? (Project description) f) Conflict with adopted policies, plans, or programs supporting alternative X transportation (e.g., bus turnouts, bicycle racks)? (Project description) XV. a-b) The proposed project will result in the addition of 42 residential units occupied by senior households. Senior households are documented to generate fewer daily trips than family households. The Institute of Transportation Engineers Trip Generation Manual estimates that the proposed project would generate about 146 additional daily trips. In order to assess the project's potential impacts on area roadways, the Public Works Department prepared a Memorandum, consistent with the Department's requirements for traffic analyses, to assess both Phase 1 and Phase 2 of the Washington Street -27- Apartments. The Department found that the project as a whole would generate up to 45 peak hour trips, 20 of which would occur during the morning peak hour, and 25 of which would occur in the evening peak hour. The Department further analyzed the impacts of these peak hour trips on three intersections: Fred Waring and Washington Street; Avenue 42 and Washington Street; and Washington Street and Highway 111. The analysis found that all three intersections will operate at Level of Service C or D with or without the proposed project. This level of service meets or exceeds the City's standards for Level of Service. Therefore, the proposed project will have a less than significant impact on roadway capacity or level of service. c) As previously stated, the project is located 3 miles south of the Bermuda Dunes Airport. The addition of 42 senior housing units will have no impact on the airport, or on air traffic patterns at the airport. d) The design of the apartment driveways will be integrated into the interior driveway system of the existing apartment project. This interior drive system includes 90 degree internal intersections. The apartments will be designed to meet the City's sight distance standards, and to maintain the limited access currently occurring on Washington Street. No impact associated with design features is expected. e) Emergency access to the project will continue to occur from Hidden River Road. Hidden River connects to Washington Street, where northbound emergency vehicles will be able to turn right to access the project. No impact to emergency access is expected. 0 SunLine Transit Agency currently operates bus service on Washington Street, and has bus stops in close proximity to the project on both sides of the street. No change in service is expected, so the new residents will continue to have access to transit services. The proposed project will have no impact on alternative transportation. -28- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional X Water Quality Control Board? (General Plan Chapter V) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing X facilities, the construction of which could cause significant environmental effects? (General Plan Chapter V) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the X construction of which could cause significant environmental effects? (General Plan Chapter V) d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or X are new or expanded entitlements needed? (General Plan Chapter V) e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's X projected demand in addition to the provider's existing commitments? (General Plan Chapter V) 0 Be served by a landfill with sufficient permitted capacity to accommodate the X project's solid waste disposal needs? (General Plan Chapter V) g) Comply with federal, state, and local statutes and regulations related to solid X waste? (General Plan Chapter V) XVI, a), b), d), e) The addition of 42 new apartments will marginally increase the demand on wastewater treatment facilities. However, CVWD has capacity at its plants, and operates within the requirements of the Regional Water Quality Control Board. No impact is expected. 29- The proposed project will not significantly increase the demand for water or wastewater treatment, and CVWD has indicated in its UWMP that it has water available to serve the build out needs of the City. There will be no need for additional facilities. c) The City requires on -site retention of the 100 year storm for new projects. The proposed project will be designed to meet or exceed the City's requirements for storm water management, through the construction of retention basins on the western and eastern boundary of the project. These will be constructed to include Best Management Practices that meet or exceed NPDES standards. There will be no need for additional public storm water facilities. f) & g) The City contracts for solid waste disposal with Burrtec, a private contractor. Burrtec transports solid waste generated throughout the City to a transfer station on Edom Hill, west of the City. From that point, solid waste is transported to the Lambs Canyon Landfill. This landfill has capacity to serve the proposed project, and three additional landfills are available to accommodate solid waste in the future. Burrtec is required to comply with all regulations regarding the proper disposal of solid waste. This includes the disposal of household hazardous waste, which is handled through community events, or through the ABOP facility located in Palm Springs. The development of new apartments will only marginally increase the waste stream. The project will include recycling facilities and programs to assure that the amount of solid waste transferred to local landfills is minimized. No impact is expected. -30- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a X plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage X of long-term environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when X viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial X adverse effects on human beings, either directly or indirectly? a) The construction of 42 senior housing units will have less than significant impacts on biological resources. The development of the project will result in the loss of creosote bush habitat, which is the most common habitat type in the City. No sensitive species are expected to occur on the property. The project will be required to pay mitigation fees in conformance with the MSHCP. Impacts are expected to be less than significant. No cultural resources have been identified on the site. The City will impose cultural resource monitoring requirements at the time that development occurs. These requirements assure that any potentially buried resources are identified and properly handled. Impacts will be less than significant. -31- b) The proposed project is consistent with the General Plan designation for the area, and the project will provide additional affordable housing for the City's seniors, meeting the City's short and long term Housing Element goals and policies. c) The addition of 42 housing units will not cumulative impact environmental resources. d) The proposed project will result in higher emissions of nitrogen oxides that will exceed SCAQMD thresholds during construction. Mitigation provided in this document, however, will reduce these emissions to less than significant levels. -32- XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. General Plan EIR, 2012. Environmental Assessment 2011-613 b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. Not applicable. -33- w A z = �A a� av UV 4 W o � U U � a� �n Q a as z� Q °o a� 3 a o cd�; En r� v un Cd U x a 6' o . O ' U rA Igs x o •� � U �w k q Q U� \Q q \ � uQ f / } 2 % �\) � K ) H f § ./ / � 2 0 ) \ /\ 20 > � (2 �\A . 2 / cc 2.§ ± / / / { § q \ "o 00) o _ « d 5§ 7 t&®�%7, b%° p§\ 2 +%_ f b 2Z. ° I / °� \'\]}\ K §* \^§±2a&/k\�° § b & A '\./ k\\ j L° 4. / \\2°°�\§\a\&\ f w e= a t u§/§ §.t4= �7\m'bn �; S«3 $§\\��ES+' \/\� ; 4&@ak\&%&@U3§d PLANNING COMMISSION RESOLUTION 2013- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2013-151, ALLOWING DEVELOPMENT REGULATION CONCESSIONS FOR DENSITY BONUSES FOR THE WASHINGTON STREET APARTMENTS CASE: CONDITIONAL USE PERMIT 2013-151 APPLICANT: LA QUINTA HOUSING AUTHORITY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 251" day of June, 2013, hold a duly noticed public hearing to consider a request by the La Quinta Housing Authority to allow a number of density bonus development regulation concessions per LQMC Section 9.60.270 for the Washington Street Apartments, generally located on the southeast corner of Washington Street and Hidden River Road, more particularly described as APN: 609-040-028 WHEREAS, the La Quinta Community Development Department has prepared Environmental Assessment 2013-627 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA), and has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program be certified; and, WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on June 14, 2013 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, 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 Conditional Use Permit 2013-151 : 1. The proposed use is consistent with the land use designation of High Density Residential. The City's General Plan Policies relating to High Planning Commission Resolution 2013- Conditional Use Permit 2013-151 La Quinta Housing Authority Page 2 Density Residential encourage affordable multi -family dwelling communities. 2. The proposed use is consistent with the provisions of the La Quinta Zoning Code. The use of the site as an affordable apartment community will have minimal impacts on the surrounding land uses, and will conform to the development standards applicable to the use. 3. Processing of this Conditional Use Permit for the proposed use is in compliance with the provisions of the California Environmental Quality Act. The La Quinta Community Development Department prepared Environmental Assessment 2013-627 for this project, and the Planning Commission on June 25, 2013 certified a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program for the project determining that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project had been made by or agreed to by the project proponent and appropriate mitigation measures to reduce any potentially -significant impacts to a less -than -significant level had been incorporated in the Mitigation Monitoring Program. 4. Approval of this proposed use will not be a detriment to the public health, safety and general welfare, nor shall it be injurious or incompatible with other properties or uses in the vicinity. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; SECTION 2. That the Planning Commission does hereby approve Conditional Use Permit 2013-151 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 La Quinta Planning Commission held on this 251" day of June, 2013, by the following vote to wit: Planning Commission Resolution 2013- Conditional Use Permit 2013-151 La Quinta Housing Authority Page 3 AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2013- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2013-926, INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE WASHINGTON STREET APARTMENTS CASE: SITE DEVELOPMENT PERMIT 2013-926 APPLICANT: LA QUINTA HOUSING AUTHORITY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 251" day of June, 2013, hold a duly noticed public hearing to consider a request by the La Quinta Housing Authority for approval of site, architectural, and landscaping plans for the 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 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on June 14, 2013 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, the Architectural and Landscaping Review Committee of the City of La Quinta, California, did, on the 51h day of June, 2013, hold a public meeting to review and discuss site, architectural, and landscape plans, the minutes of said meeting were included in the staff report for consideration by the Planning Commission; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1 . Consistency with the General Plan The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes a multi -unit residential community, which is General Plan -designated for Medium/High Density Residential development. Planning Commission Resolution 2013- Site Development Permit 2013-926 La Quinta Housing Authority Page 2 2. Consistency with the Zoning Code The proposed structures, as conditioned and with approval of Conditional Use Permit 2013-151 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 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) The La Quinta Community Development Department prepared Environmental Assessment 2013-627 for this project, and the Planning Commission on June 25, 2013 certified a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program for the project determining that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project had been made by or agreed to by the project proponent and appropriate mitigation measures to reduce any potentially -significant impacts to a less -than -significant level had been incorporated in the Mitigation Monitoring Program. 4. Architectural Design The architectural design aspects of the proposed community provide interest through use of varied roof elements, enhanced building and facade 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 Planning Commission Resolution 2013- Site Development Permit 2013-926 La Quinta Housing Authority Page 3 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. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; SECTION 2. That the Planning Commission does hereby approve Site Development Permit 2013-926 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 La Quinta Planning Commission held on this 25t`' day of June, 2013, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California Planning Commission Resolution 2013- Site Development Permit 2013-926 La Quinta Housing Authority Page 4 ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 1 of 20 (,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. 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 2013-926 shall comply with all applicable conditions and/or mitigation measures for the following related approval(s): Environmental Assessment 2013-627 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall be expire two years from the date of Planning Commission approval (June 25, 2015), and shall become null and void in accordance with La Quinta Municipal Code Section 9.210.020, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • La Quinta Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) Page 1 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 2 of 20 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, 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. R7-2008-0001 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010- 0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. Page 2 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 3 of 20 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. 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. F. 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. G. The applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. 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 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 Page 3 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 4 of 20 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 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. 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. 15. 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. 16. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 17. 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. 18. Direct vehicular access is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 19. 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. STREET AND TRAFFIC IMPROVEMENTS 20. 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 Page 4 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 5 of 20 Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 21. 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. 22. 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 approved construction plans, may require additional street widths as may be determined by the City Engineer. 23. 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. 24. 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 25. The design of parking facilities shall conform to LQMC Chapter 9.150 and in Page 5 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 6 of 20 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. On - street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the "No Parking" restrictions. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 26. 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) Parking Lot & Aisles (High Traffic) Loading Areas 3.0" a.c./4.5" c.a.b. 4.5" a.c./5.5" c.a.b. 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. Page 6 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 7 of 20 27. 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. 28. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 29. 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). 30. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. B. C. D. E. On -Site Rough Grading Plan PM 10 Plan WQMP On -Site Precise Grading Plan 1 " = 40' Horizontal 1 " = 40' Horizontal (Plan submitted in Report Form) 1 " = 30' Horizontal On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: A through E to be submitted concurrently. Page 7 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 8 of 20 (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. 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, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 31. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 32. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). Page 8 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 9 of 20 33. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the 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 34. 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. 35. 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. 36. 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. 37. 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: Page 9 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 10 of 20 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 site development permit. 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 issuance of any permit related thereto, reimburse the City for the costs of such improvements. 38. 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 39. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 40. 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. 41. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered Page 10 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 11 of 20 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. 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. 42. 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. 43. 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 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. 44. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the site development permit, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. Page 11 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 12 of 20 45. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 46. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 47. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for approval through a substantial conformance review. 48. 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. I)RAINAGF 49. Stormwater handling shall conform with the approved hydrology and drainage report for the Washington Street Apartment, 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. 50. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 51. 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. 06-01 5 - Underground Retention Basin Design Requirements. Page 12 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 13 of 20 52. 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. 53. 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. 54. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 55. 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. 56. 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). 57. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 58. 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. 59. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 60. 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. 137-2008-001 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ or the most current order that is in effect. Page 13 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 14 of 20 A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001 or the current order that is in effect. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2008-001 or the current order that is in effect utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. 11T11 ITIFS 61. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 62. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 63. 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. 64. 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. Page 14 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 15 of 20 CK0]��Flakwo no] T 65. 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 66. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 68. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 69. 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. 70. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Page 15 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 16 of 20 Development Director shall review and approve any such revisions to the landscape plan. 71. 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. 72. All trees shall have a minimum trunk caliper of 2.5 inches and height of 10 feet. PUBLIC SERVICES 73. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 74. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 75. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 76. 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 77. 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. 78. 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 Page 16 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 17 of 20 approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 79. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 80. 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) 81. 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. 82. 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. 83. 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. 84. 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 contactor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation 85. 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 approval prior to installation. 86. 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 ft above finished floor, measured to the top of the extinguisher. Where not Page 17 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 18 of 20 readily visible, signs shall be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. 87. 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. 88. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2010 California Building Code. 89. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside of door. 90. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on outside of door. 91. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on outside of door. 92. Roof Access room door if applicable shall be posted "Roof Access" on outside of door. 93. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. 94. Nothing in our review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to plan review and field inspection. All questions regarding the meaning of the code requirements should be referred to Fire Department at 760-863-8886. 95. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provision for the turn around capabilities of fire apparatus. 96. 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. 97. Gate(s) shall be automatic or manual operated. Install Knox key operated switches, with dust cover, mounted per recommended standard of the Knox Company. Building plans shall include mounting location/position and operating standards for Page 18 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 19 of 20 Fire Department approval. 98. 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. 99. Driveway loops, fire apparatus access lanes and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall include in the building plans the required fire lanes and include the appropriate lane printing and/or signs. AIRPORT LAND USE COMMISSION 100. Any outdoor lighting installed shall be hooded or shielded to prevent either the spillage of lumens or reflection into the sky. Outdoor lighting shall be downward facing. 101. The following uses shall be prohibited: A. Any use which would direct a steady light or flashing light of red, white, green, or amber colors associated with airport operations toward an aircraft engaged in an initial straight climb following takeoff or toward an aircraft engaged in a straight final approach toward a landing at an airport, other than an FAA -approved navigational signal light or visual approach slope indicator. B. Any use which would cause sunlight to be reflected towards an aircraft engaged in an initial straight climb following takeoff or towards an aircraft engaged in a straight final approach towards a landing at an airport. C. Any use which would generate smoke or water vapor or which would attract large concentrations of birds, or which may otherwise affect safe air navigation within the area. (Such uses include landscaping utilizing water features, aquaculture, production of cereal grains, sunflower, and row crops, artificial marshes, recycling centers containing putrescible wastes, and construction and demolition debris facilities.) D. Any use which would generate electrical interference that may be detrimental to the operation of aircraft and/or aircraft instrumentation 102. The "Notice of Airport in Vicinity" shall be provided to all potential tenants and purchasers. Page 19 of 20 PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-926 WASHINGTON STREET APARTMENTS JUNE 25, 2013 Page 20 of 20 103. Any new retention basins on the site shall be designed so as to provide for a maximum 48-hour detention period following the conclusion of the storm event for the design storm (may be less, but not more), and to remain totally dry between rainfalls. Vegetation in and around the retention basin(s) that would provide food or cover for bird species that would be incompatible with airport operations shall not be utilized in project landscaping. 104. The maximum elevation of Buildings 0 and P at top point shall not exceed 151 feet above mean sea level. The maximum elevation of Building Q at top point shall not exceed 149 feet above mean sea level. The maximum elevation of all other buildings shall not exceed 146 feet above mean sea level. COMMUNITY DEVELOPMENT DEPARTMENT 105. If buried cultural materials are encountered during construction activities, the Community 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. 106. No signage is permitted with this approval. A separate permit from the Community Development Department is required for any temporary or permanent signs. Page 20 of 20