MA 2014-0009f
t
City of Ga -Quinta
78-495 Ca_Ile Tampico
La Quinta, California 92253
PHONE: 760.777.7125 , FAx: 760.777.1233
Office Use Only
Case Number. Accepted Assigned 30-Day
By T Deadline. .
vl
Notes: '
MINOR ADJUSTMENT
APPLICATION
FR'ECEIVED
OCT 31 2014-
CITY OF:LA QUINTA
OMMUNIT�t'a�E�/f:tl3QPMENT
D n . 0. '--
OCT 3 12014
CITY OF LA QUINTA
COMMUNIP(ga-WaI814APEPARTMENT
Sections A. Band C are to be completed by the applicant in their entirety and shall be
accompanied by all listed plans studies, reports and exhibits listed in Section D unless
specifically waived by the appropriate City'staff member and noted thereon.
SECTION A'- PROJECT INFORMATION
Project Na"e:. La Quinta"Square - INOt"
Asking for minor adjustment for INO (3) tower elements. Maximum building height 150
Requested ft from Hwy 111 is 22ft. Asking for 10% allowable adjustment to to three tower's
Adjustment: height•which equates to 24'-3" The. furthest south: tower from 111 is sloped tower
peak is. at 24'-6" the lower side 21'-6" (reason is the angle -is compatible to. INO's
artistic logo/signage arrow) the other two towers are at 24ft. See'attached exhibit
APN #(s): 643-220-007 Parcel 2 '
Site Address/
78-611 Highway 111, La Quinta, CA 92253
Location:
-
GeneralCR Regional Commercial
Plan: •� - Zoning: 9 '
-
Specific Plan: = ' Proposed Use:
Proposed Phases: Related Cases:
Minor Adjustment Application Page 1 of 7
City of La Quinta . Planning Department • 760.777.7125 051.20.13
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SECTION B — STATEMENT OF FINDINGS
The purpose of this form is to provide a detailed statement addressing the required findings that
must be made in order for a minor adjustment to be granted. Please use a separate sheet if
needed.
Surrounding Uses. Why will approval of the variance not create conditions materially detrimental to
the public health, safety and general welfare or injurious to or incompatible with other properties or
land uses in the vicinity?
The 10% allowed minor adjustment for the building height will not effect public health, safety and
.general welfare or injurious to or incompatible with other properties or land uses in then the vicinity.
SECTION C - APPLICANT/OWNER INFORMATION
Prest Vuksic Architects - David Drake, Senior Project Manager -7(��,�- q .5�q
Applicant: 72
(Name)
(Phone)
44530 San Pablo, Palm Desert CA 92260
davidd@pvarch.com
(Mailing Address)
(Email)
ACM La Quinta IV-B LLC Kevin Staley / Marin Slusser
Owner(s):
(Name)
(Phone)
44530 San Pablo, Palm Desert CA 92260
davidd@pvarch.com
(Mailing Address)
(Email)
Architect: Prest Vuksic Architects - John Vuksic
(Name)
(Phone)
44530 San Pablo, Palm Desert CA 92260
johnv@pvarch.com
(Mailing Address)
(Email)
C-19210
(California State License #)
Applicant Certification
I certify that 1 have read this application packet in its entirety and understand the City's
submittal and review process and the requirements for this application. I further certify
that each application item submitted as part of this application is consistent with the
minimum required contents for that item as described in Section D of this application. I
understand and agree that if during the processing of the application, it is determined the
information does not strictly meet such standards or contains errors or omissions,
clarification and/or supplemental information may be required and the preparation of such
information may be cons' ered, in the Planning Director's judgment, an unreasonable
delay and will result in s ens^ f processing time limits in accordance with the
California Code of Rectul tion itlk 1A ection 15109.
Applicant's Signature:
Print Name: David Drake, PVA Senior Project
Date: 1.
ger
Minor Adjustment Application Page 2 of 7
City of La Quinta - Planning Department - 760.777.7125 05.20.13
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Owner Certification
I certify under the penalty of the laws of the State of California that I am the property owner
of the property that is the subject matter of this application and I am authorizing and
hereby do consent to the riling of this appli atio and acknowledge that the final approval
by the City of La Quints, if any, may res t " restrictions, limitations and construction
obligations being imposed on this real p e
Owner/Authorized Agent Signature*: Date: % l
Print Name(s): 6\Af4
`An authorized agent for the owner must att h a notarized letter of authorization from the legal property
owner. Any off -site work identified on the plans must be accompanied by a statement of authorization with a
notarized signature of the subject property owner.
SECTION D - APPLICATION SUBMITTAL REQUIREMENTS
Additional information may be required based on review of the project description.
Submittal waivers may be obtained through staff consultation, a pre -submittal meeting, or a
preliminary review application. No applications will be accepted by mail.
APPLICATION SUBMITTAL REQUIREMENTS - INITIAL
TO BE COMPLETED BY CITY STAFF
Each of the following items is required for submittal
fl
unless a waiver is granted by City Staff. Any waiver
# of E-
m
must be confirmed by initialing of this form by the
# of
copies
Waiver
>
person granting the waiver prior to submittal. Please see
paper
in PDF
OK'd by
3
Section D for the description and completion
copies
format
(on CD-
(initials)
to
requirements of each item.
FS=Full Size / R=Reduced to 11 x 17"
ROM)
FILING FEES
C
C
Filing Fees Receipt
1
NA
APPLICATION INFORMATION
C
C
Application w/Statement of Findings
1
1
NA
0+[31
Site Photographs
1
i
PLAN SET
C
C
Index Sheet
5Fs/1 OR
1
NA
C
C
Site Plan
5Fs/10R
1
NA
C
C
Floor Plan
5Fs/10R
1
PRIMARY REPORTS/STUDIES/EXHIBITS .
C
C
Preliminary Title Report
1
1
Minor Adjustment Application Page 3 of 7
City of La Quinta - Planning Department ■ 760.777.7125 05.20.13
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i
OCT -cold
Cl COMMUNITY TY OF lA GJINTA [
OEVEL�%IE"r JEP-jTMeNT
Date Paid: Friday, October 31, 2014
Paid By: ACM LA QUINTA IV B ,
Cashier: AZA
Pay Method: CHECK 1029 ,
Printed: Friday, October 31, 2014 8:29 AM . 1 of 1
&ILE COPY
December 11, 2014
Mr. David Drake
Prest Vuksic Architects
44-530 San Pablo Avenue
Palm Desert, CA 92260
SUBJECT: ENVIRONMENTAL ASSESSMENT 2014-1002; TENTATIVE PARCEL MAP 2014-
1003 (TPM 36791); SITE DEVELOPMENT PERMIT 2014-1005; MINOR
ADJUSTMENT 2014-0008; MINOR ADJUSTMENT 2014-0009; SIGN PERMIT
APPLICATION 2014-1001
LA QUINTA SQUARE PLANNING COMMISSION ACTION
Dear Mr. Drake:
The City of La Quinta Planning Commission, at its meeting of December 9, 2014, adopted
Resolution Number 2014-034 approving the La Quinta Square project, subject.to the attached
Conditions of Approval.
This action is final unless appealed by you or another person to the City Council within 15
days of the action. Please contact our department should you wish to appeal.
If you have: ny questions, please contact me at (760) 777-7067.
Sin:ger:;ely�,;
\.... �-
V�
*4AU, AICP
Associate Planner
78-495 Calle Tampico I La Quinta I California 92253 1 760.777.7000 1 www.La-Quinta.ore
1* •
PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36791
LA' QUINTA SQUARE (PREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 1 OF 16
GFNFRAI
1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Parcel Map, or any
Final Map recorded thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with
the requirements and standards of Government Code § § 66410 through 66499.58
(the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code
("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. This Tentative Parcel Map shall expire on December 9, 2016, two years from the
date of Planning Commission approval, unless recorded or granted a time extension
pursuant to the requirements of La Quinta Municipal Code 13.12.160 (Extensions of
time for tentative maps).
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
Works Clearance) for Building Permits, Water Quality
Plan(WQMP) Exemption Form - Whitewater River Region,
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
Sheet (Public
Management
Improvement
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PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36791
LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 2 OF 16
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof .of such approvals when
submitting those improvement plans for City approval.
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 Discharge 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. 137-2013-001 1 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 thatencompasses 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).
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PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36791
LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 3 OF 16
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water. Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the City
Council.
F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants,
and Restrictions (CC&Rs), a requirement for the perpetual maintenance and
operation of all post -construction BMPs as required and the applicant shall
execute and .record an agreement that provides for the perpetual maintenance
and operation of all post -construction BMPs as required.
7. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
8. Approval of this Tentative Parcel Map 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
CA
PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36791
LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 4 OF 16
FA
and/or surveying consultants to review and/or modify any documents or.instruments
required by this project. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY'RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning 'of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements. Said conferred rights
shall also include grant of access easement to the City of La Quinta for the purpose
of graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to. paint over to best match existing. The applicant
shall establish the aforementioned requirements in the CC&R's for the development
or other agreements as approved by the City Engineer. Pursuant to the
aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO
REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works
Department Counter prior to Certificate of Occupancy.
12. Pursuant to the aforementioned condition, conferred rights shall includeapprovals
from the master developer or the HOA over easements and other property rights
necessary for. construction and proper functioning of the proposed development not
limited to access rights over proposed and/or existing private streets that access
public streets and open space/drainage facilities of the master development.
13. The applicant shall offer for dedication on the Final Map all public street rights -of -way
in conformance with the City's General Plan, Municipal Code, applicable .specific
plans, and/or as required by the City Engineer.
14. Dedications shall include additional widths as necessary for dedicated r*ight and left .
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout; drawn at 1 " equals 40 feet, detailing the following design aspects:
median curb line, outside curb line, lane line alignment including lane widths, left
turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall
be accompanied with sufficient professional engineering studies to confirm the
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PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL - FINAL ,
TENTATIVE PARCEL MAP 36791
LA QUINTA SQUARE 1PREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 5 OF 16
appropriate length of all proposed turn pockets and auxiliary lanes that may impact
the right of way dedication required of the project and the associated landscape
setback requirement.
15. When the City Engineer determines that access rights to the proposed street rights -
of -way shown on the approved Tentative Parcel Map are necessary prior to approval
of the Final Map dedicating such rights -of -way, the applicant shall grant the
necessary rights -of -way within 60 days of a written request by the City.
16. The applicant shall create perimeter landscaping setbacks along all public rights -of -
way as follows:
A. Hwy 1 1 1 - 50-foot from the R/W-P/L.
B. Simon Drive - 10-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall design
is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the Final
Map.
6
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 on the Final Map.
18. Direct vehicular access to Highway 111 and Simon Drive is restricted, except for
those access points identified on the tentative parcel map, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction shall be
shown on the recorded final parcel map.
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.
20. The applicant shall cause no easement to be granted, or recorded, over any portion
of the subject property between the date of approval of the Tentative Parcel Map and
the date of recording of any Final Map, unless such easement is approved by the City
PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL FINAL
TENTATIVE PARCEL MAP 36791
LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 6 OF 16
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
21. The applicant shall construct the following street improvements to conform with the
General Plan:
A. OFF -SITE STREETS
1) Highway 1 1 1 - The applicant should provide an eastbound right -turn
deceleration at the Highway 1 1 1 project access drive ,as specified by
the traffic impact study.
B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS
1) Highway 1 1 1 and Simon Drive - The applicant shall pay his fair -share
(5.07% calculated in the traffic impact study) towards restriping the
northbound and southbound approaches and completing a traffic signal
modification to provide exclusive left -turn lanes in both directions at the
intersection of Highway 111 and Simon Drive. The amount of the
applicant's fair share for the above mentioned improvements shall be as
approved by the City Engineer. The applicant shall pay'to the City of La
Quinta his fair share prior to final map recordation.
2) Washington Street and Miles Avenue The applicant shall pay his fair -
share (1 .88% calculated in the traffic impact study) towards adding an
exclusive westbound right -turn lane and associated right -turn overlap
phase at the intersection of.Washington Street and Miles Avenue. The
amount of the . applicant's fair share for the above mentioned
improvements shall be as approved by the City Engineer. The applicant
shall pay to the City of La Quinta his fair share prior to final map
recordation.
22. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
23. General access points and turning movements of traffic are limited to the following:
A. Highway 1 1 1 : Right turn in, right. turn. out are permitted. Left turn
movements in and out are prohibited.
B. Simon Drive -Right turn in', right turn out, left turn in and left turn out
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PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36791
LA QUINTA SQUARE WREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 7 OF 16
movements are permitted.
24. 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.
25. Standard knuckles and corner cut -backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City
Engineer.
26. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by engineers registered in California.
PARKING LOTS and ACCESS POINTS
27. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans so that
ADA:accessibility issues can be evaluated.
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 30 feet as shown on the grading
plan or as approved by the City Engineer.
r
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PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36791
LA QUINTA SQUARE WREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 8 OF 16
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.
28.. 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. Unused curb cuts on any lot shall be restored to
.standard curb.height prior to final inspection of permanent building(s) on the lot.
29. 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 con-struction traffic). Minimum structural sections shall be
as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
30. 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.
31. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, and sidewalks.
i
32. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, 'or as approved by the' City
Engineer. Improvement -plans for streets, access gates and parking areas shall be
stamped and.signed by engineers registered in California.
FINAI MAPS
33. Prior to the City's approval. of a Final Map, the applicant shall furnish accurate mylars
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PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36791
LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 9 OF 16
of the Final Map. The Final Map shall be 1 " = 40' scale.
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.
34. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQMC Section 13.24.040 (Improvement Plans).
35. The following improvement plans shall be prepared and submitted for review and
approval by the 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. Precise Grading Plan (Commercial) 1 " = 20' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently.
D. Off -Site Signing & Striping Plan
1 " = 40' Horizontal
E. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal
Separate Storm Drain Plans if applicable 1 " = 40' Horizontal, 1 " = 4' Vertical
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.
C-I
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PLANNING COMMISSION RESOLUTION 2014 - 034
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36791
LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 10 OF 16
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.
"Precise Grading" plans shall normally include perimeter walls with Top Of.Wall ,&
Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient.cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked .up print of the
building floor plan identifying every building egress and notes the 2013 California
Building Code accessibility requirements associated with each door. The assessment
must comply with the submittal requirements of the Building & Safety Division. A
copy of the reviewed assessment shall be submitted to the Public Works Department
in conjunction with the tentative parcel map when it is submitted for plan checking.
In addition to the normal set of improvement plans, a "precise grading" plan is
required to be submitted for approval by the Building. Official, Community
Development Director and the City Engineer.
"Precise Grading plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, building floor elevations,
wall elevations, parking lot improvements and ADA requirements.
36. The City - maintains standard plans, `detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the.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.
37. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
38. Upon completion of construction, and prior to final.acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings of
all improvement plans which were approved by the City. Each sheet shall be clearly
marked "Record Drawing" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy and completeness of the drawings. The applicant
shall have all approved mylars previously 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
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support of preparing "Record Drawing". However, if subsequent approved revisions
have been approved by the .City Engineer and reflect said "Record Drawing"
conditions, the Engineer Of Record may submit a letter attesting to said fact to the
City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
39. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured and
executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction
of such improvements and the satisfaction of its obligations for same, or shall agree
to any combination thereof, as may be required by the City.
40. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion
of any improvements related to this Tentative Parcel Map, shall comply with the
provisions of LQMC Chapter 13.28 (Improvement Security).
41. 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.
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 through a SIA, 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 through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the development
of the project, or call upon the surety to complete the improvements.
42. Depending on the timing of the development of this Tentative Parcel Map, and the
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status of the off -site improvements at the time, the applicant may be required to:
.
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative parcel map.
D. Secure the costs for future improvements that are to. be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction or by the
issuance of the 20% Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
43. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall'conform to the
unit cost schedule as approved by the City Engineer.
At the time' the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map,
along with a copy of an 8-1 /2" x 11 " Vicinity Map.
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.
44. Should the applicant fail to construct the improvements for the development, or fail
to satisfy its obligations for the development in a timely manner; the City shall have
the right to halt issuance of building permits, and/or final building inspections,
withhold other approvals related to the development of the project, or call upon the
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surety to complete the improvements.
GRADING
45. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
46. 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.
47. 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 a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and
Storm Management and Discharge Controls).
E. A WQMP prepared by an authorized professional registered in the State of
California.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer; or engineering
geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit. Additionally,
the applicant shall replenish said' security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
48. The applicant shall maintain all open graded, undeveloped land in order to prevent
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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.
49. 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. '
50. Building pad elevations on the precise grading plan submitted for City Engineer's
approval.shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
51. Building pad elevations of perimeter lots shall not differ by more that one foot higher
from the building pads in adjacent developments.
52. The applicant shall minimize the differences in elevation between the adjoining
. properties and the lots within this development.
Where compliance within the above stated limits is impractical, the City may.consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
53. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus half of a foot (0.5') from the elevations shown on the
approved Tentative Parcel Map, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
54. 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
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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.
UTII ITIFS
55. The applicant shall comply with the provisions of - LQMC Section 13.24.1 10
(Utilities).
56. 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.
57. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
58. 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.
CONSTRUCTION
59. 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.
PUBLIC SERVICES
60. The applicant, shall provide public transit improvements as required by SunLine
Transit Agency and as approved by the .City Engineer.
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MAINTENANCE
61. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
62. The applicant shall make provisions for the continuous and perpetual maintenance of
common areas, perimeter landscaping up to the curb, -access drives, sidewalks, and
stormwater BMPs.
FEES AND DEPOSITS
63. 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.
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GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Site Development Permit 2014-1005 shall comply with all applicable conditions
and/or mitigation measures for the following related approval:
Tentative Parcel Map 36791
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 expire on December 9, 2016 and shall become
null and void in accordance with La Quinta Municipal Code Section 9.200.080,
unless a building permit has been issued. A time extension may be requested per
LQMC Section 9.200.080
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
• Riverside County Fire Marshal
•. La Quinta Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management. Plan
(WQMP) Exemption Form — Whitewater River Region, Improvement Permit)
• La Quinta Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
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• SunLine Transit Agency (SunLine)
• South Coast Air .Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements. include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvement plans for City approval.
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 ("NO[") and
Waste Discharge 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. 137-2013-001 1 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).
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2) Temporary Sediment Control
3) Wind Erosion Control.
4) Tracking Control.
5) . Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the City
Council.
F. The 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
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deduction or offset and Developer's failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements. Said conferred rights
shall also include grant of access easement to the City of La Quinta for the purpose
of graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the CC.&R's for the development
or other agreements as approved by the City Engineer. Pursuant to the
aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO
REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works
Department Counter prior to Certificate of Occupancy.
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer over easements and other property rights necessary for
construction and proper functioning of the proposed development not limited to
access rights over proposed and/or existing private streets that access public streets
and open space/drainage facilities of the master development.
13. Direct vehicular access to Highway 1 1 1 and Simon Drive are restricted, except for
those access points identified on the approved Site Development Permit.
14. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
STREET AND TRAFFIC IMPROVEMENTS
15. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A.- OFF -SITE STREETS.
1) Highway 1 1 1 - The -applicant should provide an eastbound right -turn
deceleration at the Highway 1 1 1 project access drive as specified by
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the traffic impact study.
B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS
1) Highway 1 1 1 and Simon Drive - The applicant shall pay his fair -share
(5.07% calculated in the traffic impact study) towards restriping the
northbound and southbound approaches and completing a traffic signal
modification to provide exclusive left -turn lanes in both directions at the
intersection of Highway 111 and Simon Drive. The amount of the
applicant's fair share for the above mentioned improvements shall be as
approved by the City Engineer. The applicant shall pay to the City of La
Quinta his fair share prior to recordation of Final Map 36791.
2) Washington Street and Miles Avenue - The applicant shall pay his fair -
share (1.88% calculated in the traffic impact study) towards adding an
exclusive westbound right -turn lane and associated right -turn overlap
phase at the intersection of Washington Street and Miles Avenue. The
amount of the applicant's fair share for the above mentioned
improvements shall be as approved by the City Engineer. The applicant
shall pay to the City of La Quinta his fair share prior to recordation of
Final Map 36791.
16. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
17. 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
18. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design shall conform .to LQMC Chapter 9.150.
B. Cross slopes should bee -a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
�J
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C. Building access points shall be shown on the Precise Grading Plans so that
ADA .accessibility issues can. be evaluated.
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 stalls
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 30 feet as shown on the Site
Development Plan site plan or as approved by the City Engineer.
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.
19. 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. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the. lot.
20. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the -site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
21. 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
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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.
22. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, and sidewalks.
23. 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.
24. 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).
25. 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. Precise Grading Plan (Commercial) 1 " = 20' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A and C to be submitted concurrently.
D. Off -Site Signing & Striping Plan
1 " = 40' Horizontal
E. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal
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Separate Storm Drain Plans if applicable 1 " = 40' Horizontal, 1 " = 4' Vertical
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 Biue RPMs
at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the Engineering Department.
"Precise Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building.egress and notes the 2013 California
Building Code accessibility requirements associated with each door. The assessment
must comply with the submittal requirements of the Building & Safety Division. 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 "Precise Grading" plan is
required to be. submitted for approval by the Building Official,. Community
Development Director and the City Engineer.
"Precise Grading" plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, building floor elevations, .
wall elevations, parking lot improvements and.ADA requirements.
26. 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.
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27. The applicant shall furnish a complete set of all approved improvement plans on a
storage media .acceptable to the City Engineer (currently mylars).
28. 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.
GRADING
29. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
30. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
31. To obtain an approved grading permit, the applicant shall.submit and obtain approval
of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of California,
B. A preliminary geotechnical ("soils") report prepared by a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and
Storm Management and Discharge Controls).
E. A WQMP prepared by an authorized professional registered in the State of
California.
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PAGE 10 OF 18
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or engineering
geologist registered in the State of California..
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit. Additionally,
the applicant shall replenish said security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
32. Prior to any grading improvements, the applicant shall submit grading performance
security valued at 100% of the cost of the grading improvements in accordance with
La Quinta Municipal Code 8.80.050, or as approved by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved plan, the City shall have the right to halt issuance of all permits, and/or
final inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
33. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All .open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust. Control Plan.
34. Grading within the perimeter setback and parkway areas shall have undulating terrain.
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition. The maximum slope shall not exceed 3:1
anywhere in the landscape setback area, except for the backslope (i.e. the slope .at
the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground
cover. The maximum slope in the first six (6) feet adjacent to the curb shall not
exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
35. 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 (0.51 from the elevations shown on ,the
approved Site Development Permit, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
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36. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a. lot pad certification stamped and signed by a qualified engineer or surveyor
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the'pad soil.
DRAINAGE
37. Stormwater handling shall conform with the approved hydrology and drainage report
for La Quinta Square, SDP 2014-1005 / Parcel Map 36791, or as approved by the
City Engineer. Nuisance water shall be disposed of in an approved manner.
38. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 -
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems
and Engineering . Bulletin No. 06-015 . - Underground Retention Basin Design
Requirements. More specifically, stormwater falling on site during the 10 year storm
shall be retained within the development, unless otherwise approved by the City
Engineer. The design storm shall be the 3 hour event.
39. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
40. 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.
41. 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.
42. Stormwater may not be retained in landscaped parkways or landscaped setback lots
unless approved by the City Engineer. Only incidental storm water (precipitation
which directly falls onto the setback) will be permitted to be retained in the
landscape setback areas. The perimeter setback and parkway areas in the street
right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section
PLANNING COMMISSION RESOLUTION 2014 - 034
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PAGE 12 OF 18
9.100.040(B)(7).
43. The design of the'development shall not cause any increase in flood boundaries and
levels in any area outside the development.
44. 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.
45. Storm drainage historically :received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
46. 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. 117-2013-001 1 and the State Water Resources Control Board's Order No. 2009-
0009-DWQ-and Order No. 2010-0014-DWQ. ._
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California. Regional Water Quality.
Control Board — Colorado River Basin (;CRWQCB-CRB) Region Board Order No.
137=2013-001 1 . "
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. 137-2013-001 1 *utilizing BMPs approved by the
City Engineer. A project specific WQMP shall be provided which incorporates
Site Design and Treatment BMPs utilizing first flush infiltration as. a preferred
method of NPDES Permit Compliance for Whitewater River receiving water, as
applicable'.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and operation
of stormwater BMPs.
UTILITIES
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PAGE 13 OF 18
47. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
48. 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.
49. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
50. 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.
LANDSCAPE AND IRRIGATION
51. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans)
52. Landscape and irrigation plans shall be signed and stamped by a licensed landscape
architect.
53. All new landscape 'areas shall have landscaping and permanent irrigation
improvements in compliance with the City's Water Efficient Landscape regulations
contained in LQMC Section 8.13 (Water Efficient Landscape).
54. All landscaping shall consist of, at minimum, 2.5 inch caliper trunk measured three
feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double
lodge poles (two-inch diameter) shall be used to brace and stake trees.
55. The applicant shall submit the final landscape plans for review, processing and
approval to the Community Development Department, in accordance with the Final
Landscape Plan application process as a minor final landscape plan. Community
Development Director approval of the final landscape plans is required prior to
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PAGE 14 OF 18
issuance of the first building permit unless the.Community Development Director
determines extenuating circumstances exist which justify an alternative processing.
schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Community Development Director and/or City Engineer.
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Community Development Department a letter stating he/she
has personally inspected the installation and that it .conforms with the final
landscaping plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are required
in order to meet the intent of the Planning Commission's approval, the Community
Development Director shall review and approve any such revisions to the landscape
plan.
56. If a building permit for the future development pad has not been issued within two
years -of the Planning Commission's approval, the applicant shall submit a Final
Landscaping plan to the Community Development Department for review and
approval of temporary landscaping. Plant palette and placement shall.be compatible
with the overall site's perimeter landscaping and as determined to be appropriate by.
the Community Development Director.'
MAINTENANCE
57. The applicant shall comply. with the provisions. of LQMC Section 13.24.160
(Maintenance).
58. 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
59. 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
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60. The required fire flow shall be available from 4 Super hydrant(s) (6" x 4" x 21 /2" x
21 /2") and shall be capable of delivering a fire flow 3500 GPM per minute for three
hours duration at 20 psi residual operating pressure, which must be available before
any combustible material is placed on the construction site.
61. Prior to building plan approval and construction, applicant/developer shall furnish two
copies of the water system fire hydrant plans to Fire Department for review and
approval. Plans shall be signed by a registered civil engineer, and shall confirm
hydrant type, location, spacing, and minimum fire flow. Once plans are signed and
approved by the local water authority, the originals shall be presented to the Fire
Department for review and approval.
62. 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. (Submit
separate underground plans showing FDC,PIV,four hydrants and fire risers,etc... )
63. 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)
64. 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 75 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.
65. 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.
66. 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.
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67. Install a complete commercial 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.
68. The PIV and FCD 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
69. 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.
.70. 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
readily visible, signs shall be posted above all extinguishers to indicate their
locations. Extinguishers must have current CSFM service tags affixed.
7.1. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed,in 2013 CBC. No class I, II or IIIA of combustible/flammable
liquid shall be used in any amount in the building.
72. Exit designs, exit signs, door hardware, exit. markers, exit doors, -and exit path
marking shall be installed per the 2013 California Building Code.
73. Electrical room doors, if applicable, shall be posted "ELECTRICAL ROOM" on outsid.e
of door.
74. Fire Alarm Control Panel room doors, if applicable, shall be posted "FRCP" on outside
of door.
75. Fire Riser Sprinkler room doors, if applicable, shall be posted "FIRE RISER" on outside.
of door.,
r
76. Roof Access room door, if applicable, shall be posted "ROOF ACCESS" on outside of
door.
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77. Access shall be provided to all mechanical equipment located on the roof as required
by the Mechanical Code.
78. 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
79. Air handling systems supplying air in excess of 2000 cubic feet per minute to
enclosed spaces within buildings shall be equipped with an automatic shutoff. 2013
CMC
80. This building has not been reviewed or approved for high pile/rack storage. Prior to
such use, building(s) shall be approved for high -piled storage (materials in closely
packed piles or on pallets, or in racks where the top of storage exceeds 12 feet in
height, 6 feet for Group A plastics and/or certain other high hazard commodities) or
aerosols products. High -piled and aerosol stock shall be approved prior to materials
being stored on site. A licensed Fire Protection Engineer or a Fire Department
approved consultant must prepare plans for high -piled storage or aerosol storage in
accordance with the California Fire Code and adopted standards.
81. Nothing in our review shall be construed as encompassing structural integrity.
Review of this plan does not authorize or approve any omission or deviation from all
applicable regulations. Final approval is subject to plan review and field inspection.
All questions regarding the meaning of the code requirements should be referred to
Fire Department at 760-863-8886.
82. 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.
83. Gate(s) shall be automatic or manual operated. Install Knox key operated switches,
with dust cover, mounted per recommended standard of the Knox Company_.
Building plans shall include mounting location/position and operating standards for
Fire Department approval.
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84. Any portion of the facility or of an exterior wall of the first story of the building shall
not be located more than 150 feet from fire apparatus access roads as measured by
an approved route around the complex, exterior of the facility or building.
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SIGN PERMIT APPLICATION 2014-1001
LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS)
DECEMBER 9, 2014
PAGE 1 OF 1
GENERAL
1 . The development proposal for the future commercial building shall include an exhibit
depicting sign locations and consistency with the La Quinta Square Sign Program.
FILE COPY
PH -3
PLANNING COMMISSION
STAFF REPORT
DATE:
DECEMBER 9, 2014
CASE NUMBER:
ENVIRONMENTAL ASSESSMENT 2014-10'02
TENTATIVE PARCEL MAP 2014-1003 (TPM 36791)
SITE DEVELOPMENT PERMIT 2014-100.5
MINOR ADJUSTMENT 2014-0008
MINOR ADJUSTMENT 2014-0009
SIGN PERMIT APPLICATION 2014-1001
APPLICANT:
PREST VUKSIC ARCHITECTS
PROPERTY OWNER:
ACM L•A -QUINTA IV-B, LLC
REQUEST:
ADOPT A RESOLUTION TO APPROVE.A MITIGATED
NEGATIVE DECLARATION, A TENTATIVE PARCEL MAP,
SITE DEVELOPMENT PERMIT, MINOR ADJUSTMENTS,
AND SIGN PROGRAM FOR.A NEW COMMERCIAL RETAIL
CENTER, INCLUDING A MARKET AND DRIVE -THROUGH
RESTAURANT, AND A COMMERCIAL PAD FOR FUTURE
DEVELOPMENT
CEQA:
A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND ASSOCIATED
MITIGATION MONITORING .PROGRAM PER CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES HAS BEEN
PREPARED FOR THE PROJECT
LOCATION:
78-611 HIGHWAY 111
RECOMMENDED ACTION
Adopt a resolution approving a Mitigated Negative Declaration of environmental
impact and associated Mitigation Monitoring 'Program and further approving a
Tentative Parcel Map, Site Development Permit, two Minor Adjustments, and a
Sign Permit Application for the La Quinta Square project.
EXECUTIVE SUMMARY
The La Quinta Square commercial retail center is proposed, which includes the
construction of a market, drive -through restaurant, and retail pad for. future
Page 1 of 8
development (Attachment 1). As conditioned, and with exception to signage as
represented below, the proposal complies. with the development standards and
design guidelines of the La Quinta General Plan and Municipal Code..
The proposed signage does not comply with Municipal Code standards. However,
Planning Commission. has historically 'granted signage that deviated from Code
requirements for developments along the Highway 11.1 commercial corridor via a
planned .sign program with appropriate findings, which the applicant is requesting.
BACKGROUND
The project site is -a former automobile dealership located on the south. side of
Highway 1 1 1, north and west of Simon Drive (Attachment 2). The dealership was
constructed and in operation prior to the city's .incorporation, but closed in the late
2000s.. Other than occasional temporary/seasonal, sales, the site has remained
vacant.
PROPOSAL & ANALYSIS
Overview:
The proposal includes the demolition of the existing structures and construction of a
17,020 square foot market (ALDI), a 3,750. square foot drive -through restaurant (in-
n -Out Burger), and an 8,500 square foot commercial pad for future commercial
development (Attachment 3). The 3.9-acre project site is bounded by an existing
commercial center to the northwest, Highway 111 to the northeast, and Simon
Drive to the southeast and southwest. -
Site Design:
The market is Located along the western portion of the site, the restaurant near the
eastern corner of the site, and the future development pad near the southern corner
of the site (Attachment 3, Sheet A1.01). The future pad will require a separate
development permit once tenants are determined (Attachment 3, Sheet C-6). The
remainder of the site is designed for parking and pedestrian access.. .
Three vehicular access points are identified; one to the northeast on Highway 1 1 1,
and two on Simon Drive to the southeast and southwest. The Highway 111 and
southwest Simon Drive entrances are connected by a primary drive aisle that
bisects the project site. Decorative paving and speed tables will be installed along
this drive aisle to emphasize pedestrian access throughout the site. Aside from the
perimeter sidewalks, no pedestrian or vehicular connection with the existing
commercial development to the northwest is proposed.
The Municipal Code requires 152 parking spaces; 155 stalls are proposed, including
seven . ADA-accessible spaces. A reciprocal access and parking agreement
Page 2 of 8
between all parcels within La Quinta .Square will be required, and is reflected in the
proposed. tentative parcel map. Bicycle parking will be provided near the entrances
to the market and restaurant, and will be required with the future development pad.
A trash enclosure is proposed within the parking area of the restaurant site
(Attachment 3, Sheet A2-50). Including the shade trellis, the enclosure measures
approximately . eleven feet in height, and will be painted to complement .the
buildings. The market utilizes a rolling dumpster that is located at the bottom of
the loading dock, which will be screened from public view. An additional enclosure
located near -the eastern site entrance will be reviewed as part of the future
development pad (Attachment 3, Sheet L1 .00)
The proposed on -site lighting is acceptable as the proposed fixtures are consistent
with the City's outdoor lighting ordinance. Pedestrian walkways and parking areas
will be adequately lit using decorative .wall -mounted fixtures and parking lot
lighting. The photometric . plan confirms that the project- will be properly
illuminated, without excess light and no illuminated hotspots (Attachment 3, Sheet
E0.1 - E0.3).
Architectural Design:
The architectural plans for the restaurant have been designed to reflect a "Desert
Contemporary" architectural theme (Attachment 3., Sheet A2.0). .This includes the
use of cement plaster with an acrylic finish as the primary exterior building finish, a
vibrant color palette consistent with the restaurant's established corporate colors
(red and yellow), and stone veneer accents. The building's facades also include
strategically -placed joints, numerous projections and pop -outs, and incorporate a
combination of flat roofs, overhangs, and columns. The roof height varies between
20 to 26 feet in height.
Architectural. plans for the market have also been designed to reflect a "Desert
Contemporary" architectural theme (Attachment 3, Sheet A3.0). This includes the
use . of stucco as the primary exterior building finish with a color palette
incorporating varying earth tones, and stone veneer accent walls. The building also
incorporates aluminum panels consistent with the market's standard corporate
design; a number of pop -puts, faux windows, and .steel awnings. The building is
approximately 22 feet in height, with an approximately 30-foot tower/parapet.
The architectural plans for the third building will be reviewed at a later date under a
separate site development permit. Building design, including architecture, color
palette, and landscaping, will be consistent with .the market and restaurant
buildings.
An existing wireless telecommunications facility is currently located on the existing
building. The facilities will.be replaced with new equipment, designed to
Page 3 of 8
complement the proposed development. However, this review will be under
separate permit, and is riot . a part of the current La Quinta Square entitlement
request.
The architecture and layout of La Quinta Square is 'compatible with the existing
surrounding commercial land uses, and with 'two exceptions; is consistent with the
development standards in the Municipal Code. The buildings are appropriate at the
proposed locations, and supplemental design elements appropriately, enhance the
architecture of the buildings. The proposed perimeter landscaping and screen'wall
will reduce the aesthetic impact of the drive -through, especially as the trees mature.
The Municipal Code requires a twenty foot building setback along Simon Drive. The
market building does not meet the building setback requirement due to a two -foot
encroachment. The Code also has an Image Corridor requirement that limits the
maximum structure height to 22 feet for all buildings within 150 feet of Highway
111. The restaurant building falls within the Image .Corridor, and multiple
architectural projections, with a maximum height of 25'-6", do not meet the
maximum height requirement. Minor Adjustments are permitted to provide for minor
deviations from certain development standards. The applicant has proposed two
Minor Adjustments to address the two encroachments. With Planning Commission
approval of the Minor Adjustments, the proposal will meet all Municipal Code
development standards:
Landscaping:
Landscaping throughout the project site consists of primarily desert and other
drought -tolerant plants (Attachment 3, Sheet L1.00 - Sheet L4.00). The proposed
tree palette includes Mexican Fan Palms, Acacia, Palo Verde, and Mesquite trees.
The shrub palette includes Agave, Fountain Grass, and Red. Yucca, among others.
The future building pad will be treated with soil stabilizer. The perimeter areas along
Highway 111 and Simon Drive are proposed to be landscaped,with numerous trees,
shrubs, and groundcover (minimum 36" box trees; minimum 5 gallon
shrubs/groundcover). In order to adequately screen the drive -through, a block wall
is proposed along the project frontage.
The proposed landscape plan. is acceptable. The. assorted species of plants add
character to the proposed buildings while providing sufficient screening and accents
around the project site. The combination of landscaping and screen wall sufficiently
screens the drive -through along Highway 1 1 1 and Simon Drive. A condition of.
approval has been recommended that requires the applicant to landscape the future
development pad if no building permit has been issued within two years of Planning
Commission approval..
Tentative Parcel Map:
Tentative Parcel Map 36791 proposes to subdivide the approximately 3.90-acre
Page 4 of 8
project site into three parcels which range in size from approximately 0.75 acres to
1.79 acres (Attachment. 3, Sheet C-1). Parcel 1 includes the market building and
parking lot. Parcel 2 includes the restaurant building and parking lot. Parcel 3 is
the future site of a commercial retail building. A reciprocal access agreement is
required as part of the Final Map process for the shared driveways and parking
spaces within the commercial center.
The design of Tentative Parcel Map 36791, as conditioned, conforms to the design
guidelines and standards of the City of La Quinta General Plan and Municipal Code.
The proposed site design is in compliance with applicable General Plan goals,
policies, and development standards, and will provide adequate circulation,
infrastructure, and utilities. The purpose and design of the proposed map is
consistent with this plan as it is proposed in order to facilitate the construction and
operation of a.commercial retail center and potential sale of the individual parcels.
Sign Program:
The applicant has applied for a sign program consisting of monument signs,
specific signage for the restaurant and market, and sign guidelines for the future
commercial pad (Attachment 3, Sheet SP 1).
The double -sided monument signs are proposed to be placed along Highway 111
and Simon Drive within the perimeter landscaping setback, near the three entrances
to the center (Attachment 3,* Sheet SP 4A — SP 5). The primary monument signs
consist of illuminated tenant panels atop a stone base, totaling approximately 50
square feet. The secondary monument sign consists, of the center's logo and
address mounted on an aluminum panel, totaling approximately 15 square feet.
Four building -mounted signs are proposed for the restaurant building (IN-N-OUT)
(Attachment 3, Sheet SP 8 — SP 9I3). The signs are placed at prominent locations
on all four building elevations, and consist of individual internally -illuminated
channel letters. The sign faces are red and yellow, consistent with the signs
installed at In-n-Out outlets nationwide. At the highest and widest dimensions, the
signs are approximately 4'-5" in height and 7'-5" .wide, totaling -approximately 34
square feet (135 square feet building aggregate).
Five building -mounted signs are proposed for the market building, three primary
signs (ALDI) and two. secondary signs (FOOD MARKET) (Attachment 3, Sheet SP
10 — SP 11). The primary signs consist of internally -illuminated panels, and are
placed on the towers on the northern, southern, and eastern building elevations.
Two of the signs are approximately. 12 feet in height and 10 feet wide, totaling
approximately 120 square feet each; a smaller primary sign on the southern
elevation is approximately 42 square feet. The secondary signs are located on the
northern and eastern building elevations. The signs consist of internally -illuminated
channel letters. The signs are approximately 2'-6" in height and 24' wide, totaling
Page 5 of 8
approximately .60 square feet each.
Sign guidelines for the future commercial. building are included in the sign program,
and are typical for in -line commercial tenants (Attachment 3, Sheet SP 2D).
Sample building elevations depicting signage have not been included as the building
has not been designed. Consistency with this sign: program will be, evaluated once
the development permit is 'requested.
The proposed. signs do not meet Municipal, Code requirements:
s s
+� Si na e T e
. g g yp
Y coiie ;Requirement �T 'i''
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,
*:(maximums),.
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Proposed Signage
Freestanding signs for multi-
100 square feet aggregate
115 square feet
building shopping centers
In-n-Out:
4 signs
135'square feet aggregate
2 signs, but no more than
Building -mounted signs for
1 per each side of building;
individual commercial buildings
5 signs -
5signs
2 signs on side of building
50 square feet aggregate
400 square feet aggregate
Future Building' (single tenant):
4 signs
However, the Municipal Code allows for signage adjustments provided certain
findings can be made. The applicant proposes that the following findings apply to
the proposed sign program:
_• To overcome a disadvantage _as a result of an exceptional setback between
the street and the sign or orientation of the sign location;
• To achieve an effect which is essentially architectural, sculptural or graphic
a rt; -
• To allow a sign compatible with other conforming signs in the vicinity, -
Staff believes that the signage program 'can be approved subject to the above
findings. The proposed signs are -appropriate for the building locations and are
proportionate to the building elevations. Similar to most of the existing big box ;
retailers along Highway 1 1 1, the ALDI market building is set back quite some
distance from Highway 1 1 1 (over 300 feet), and, would benefit from additional
signage. The In-n-Out Burger restaurant signs, combined with the vibrant building
color palette, achieve an architectural affect. Most other sign programs in
neighboring commercial centers allow for similar signage requirements as the
proposed La- Quinta Square program.
Page 6 of 8 .
•
0
Major retail tenants along the Highway 111 commercial corridor have historically
applied for larger business identification signs, and have traditionally deviated from
Municipal Code maximums. Approvals were granted based on sign size, location,
proportionality to the building, as well as compliance with any applicable sign
program. The applicant has submitted a letter of .explanation for the increased
signage (Attachment 4). Staff recommends that the Planning. Commission review
and discuss the proposed signage.
Sustainability:
The proposed commercial center , is designed to result in an environmentally -
sustainable building, including use of LED light fixtures throughout, a specialized
trash and recycling program for the market, and water -efficient building fixtures.
The center will comply with California Green Building Standards. Landscaping will
also .meet or exceed Coachella Valley Water District water budget requirements.
COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS
On November 19, 2014, the Architectural and Landscaping Review Board reviewed
and recommended approval of the project .as proposed and subject to the .staff
recommended conditions of approval (Attachment 5). The Board discussed
architecture, project phasing, and, connectivity, and was very supportive of the
project. No further recommendations were made to the Planning Commission.
AGENCY & PUBLIC REVIEW
Public Agency Review:
This request was sent to all applicable City departments and affected public
agencies on`: September 11, 2014. All written comments received. are on file and
available for review with the Community Development Department. All applicable
comments have been adequately addressed and/or incorporated in the
recommended Conditions of Approval.
Public Notice:
This project. was advertised in The Desert Sun newspaper on November 28, 2014,
and mailed to all property owners within 500 feet of the site.. To date, no
comments have been received. Any written comments received will be handed out
at.the Planning Commission hearing.
ENVIRONMENTAL REVIEW
The Community Development Department has prepared Environmental Assessment
2014-1002 for this project,. in compliance with the requirements of the California
Environmental Quality Act (CEQA). The Community Development Director has
Page 7 of 8
determined that although the proposed project could have, a significant effect on
the environment; there will not be a significant effect 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 adopted. :The La Quinta
Planning Commission will consider this determination at the Hearing. `
t
Report prepared by: Jay Wuu, Associate Planner
Report approved for submission by: Les Johnson, Community Development
Director
Attachments:
1 . Project Information
2. Project Area Site Map
3. Washington Park Phase 4 Site Development Permit Plan Set
.4. Sign Program Explanation
5. Minutes of November 19, 2014 ALRB, meeting
Page 8 of 8
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LA QU INTA SQUARE EXHIBIT
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78-611 Highway 111, La Quinta, CA 92253 =z MKS 2 Scale:3/16"=V-0" DATE: OCTOBER 28, 2014
O� 44-530 SAN PABLO AVE. STE PALM DESERT, CA '
_ - OF C A1-1 T: 760.779.5393 F: 760.779.5395