2006 06 13 PCT4ht 4 4 Qum&
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
JUNE 13, 2006
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2006-022
Beginning Minute Motion 2006-014
CALL TO ORDER
11. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled
for public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes of the Regular Meeting of May 23, 2006.
G:\WPDOCS\PC Minutes\t AgendaW.doc
V. PUBLIC HEARING:
For all Public Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have requested
the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning Commission before a
public hearing, may appear and be heard in support of, or in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A. Item ................ CONTINUED - SITE DEVELOPMENT PERMIT 2006-859
Applicant ......... Shovlin Development
Location .......... Bounded by Highway 111, Washington Street and Adams
Street within the One Eleven La Quinta Center
Request ........... Consideration of architectural and conceptual landscaping
plans for two retail shops and tenant storage
Action ............. Resolution 2006-
B. Item ................ ZONING CODE AMENDMENT 2006-084
Applicant ......... City of La Quinta
Location .......... Neighborhood Commercial zoned properties
Request ........... Consideration of a recommendation to amend Section
9.80.040 of the La Quinta Municipal Code
Action ............. Resolution 2006-
VI. BUSINESS ITEM:
A. Item ................ VILLAGE USE PERMIT 2003-019
Applicant ......... Skip Lench
Location .......... Northeast corner of Desert Club Drive and Calle Cadiz
Request ........... Consideration of a time extension for construction of an
addition of 4,494 square feet to an existing ± 1,450
square foot building for an office use
Action ............. Minute Motion 2006-
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
Vill. COMMISSIONER ITEMS:
A. Review of City Council meeting of June 6, 2006.
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IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on June 27, 2006, at 7:00 p.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Planning Commission meeting of
Tuesday, June 13, 2006, was posted on the outside entry to the Council Chamber,
78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, on
Friday, June 9, 2006.
DATED: June 9, 2006
i
BETf'y y. SAWYER, Executive Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7123, twenty-four (24) hours in advance of the meeting and accommodations
will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City
Clerk's office at 777-7123. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a
Planning Commission meeting, please be advised that eight (8) copies of all
documents, exhibits, etc., must be supplied to the Executive Secretary for
distribution. It is requested that this take place prior to the beginning of the 7:00
p.m. meeting.
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PH #A
STAFF REPORT
PLANNING COMMISSION
DATE: JUNE 13, 2006
CASE NO.: SITE DEVELOPMENT PERMIT 2006-859
REQUEST: CONTINUED - CONSIDERATION OF ARCHITECTURAL AND
CONCEPTUAL LANDSCAPING PLANS FOR TWO RETAIL
SHOPS AND TENANT STORAGE
LOCATION: BOUNDED BY HIGHWAY 1 1 1, WASHINGTON STREET
AND ADAMS STREET WITHIN THE ONE ELEVEN LA
QUINTA CENTER
LEGAL: PARCEL 4 OF PARCEL MAP #31047
APPLICANT/
PROPERTY OWNER: SHOVLIN DEVELOPMENT
ENVIRONMENTAL
REVIEW: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL
ASSESSMENT 96-319 FOR SPECIFIC PLAN 89-014,
AMENDMENT NO. 2 - ONE ELEVEN LA QUINTA SPECIFIC
PLAN. NO CHANGED CIRCUMSTANCES OR CONDITIONS
AND NO NEW INFORMATION IS PROPOSED WHICH
WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT
ENVIRONMENTAL AS SESSMENT PURSUANT TO PUBLIC
RESOURCES CODE SECTION 21166.
ZONING AND
GENERAL PLAN
DESIGNATION: REGIONAL COMMERCIAL (RC)
SURROUNDING
ZONING/LAND USE: NORTH: FLOODPLAIN CHANNEL
SOUTH: REGIONAL COMM COMMERCIAL COMMERCIAL
USES
EAST: REGIONAL COMMERCIAL (RC)/COMMERCIAL
USES UNDER CONSTRUCTION
WEST: COMMUNITYCOMMERCIAL
CC)/COMMERCIAL
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BACKGROUND:
This item was continued from the May 23, 2006 Planning Commission meeting as per
the request of the applicant.
This project will be located on a vacant pad as one of the latter phases of the One
Eleven La Quinta commercial development originally approved in December of 1989
and later amended in July of 1996. This phase of the site is located between the
uncompleted Petco pet store approved by the Commission on September 27, 2005,
and the existing Legacy Furniture store (former movie theater) at the center of the
project. Project access will be via existing signaled driveways on Highway 1 1 1. The
parking layout and count was previously approved for the commercial center as a
whole and has been completed.
The request is for approval to construct 8,003 square feet of retail space for two
minor tenants and 2,777 square feet of interior storage space to be used exclusively
by existing tenants (Attachment 1 and 2). The applicant does not have information
regarding a potential tenant for the proposed retail space at this time.
Architectural and Landscape Design
The proposed architectural design is similar in style and material used to other
buildings in the One Eleven La Quinta commercial center, and is consistent with the
One Eleven La Quinta Specific Plan. The building is proposed to have stuccoed
facades at the front, side, and rear in the same colors and style as previous phases.
Pedestrian access along the front will be covered by a flat roof hidden with a parapet
and supported by stuccoed columns. Store entries will be covered by a two-piece red
clay tile roof. Lighting will utilize the same sconce fixtures as placed on other existing
buildings in the development. The sides and rear of the structure will be stuccoed with
a double parapet feature. The highest point of the building, at the top of the front
parapet, is proposed to be 22 feet. The rear storage portion of the building will have an
18 foot parapet. Actual roofline will range from three to five feet below parapet height
in order to provide screening for mechanical units. A materials board will be made
available during the meeting.
Landscaping is already in place for the development, though the project will include
landscaped areas at the front and east elevation. In the front of the store,
Bougainvilleas will be placed in front of and between the pillars. An Acacia tree and
some decorative grasses will be placed adjacent to the sidewalk access between the
existing Legacy Furniture and the proposed shops.
Access and Loading
Due to the existing fire access door and ramp along the west side of the adjacent
Legacy Furniture store, an improved access path is in place along the east elevation of
this phase. A sidewalk, focused security lighting, and landscaping including a tree,
PAReports - PC\2006\6-13-06\SDP 06-859\PC staff rpt. SDP 2006-859.doc 2
ground cover, and decorative shrubs will be placed along the east elevation, designed
to tie into the existing Legacy Furniture improvements. The trash enclosure was
originally proposed north of the building but has been relocated closer to the building
due to the angle of the Petco loading dock and the loading zone at the rear of the
Legacy Furniture building.
Tenant storage space has been conditioned for the exclusive use of shopping center
tenants. All but two of the storage units will be accessed via an interior corridor.
Loading and unloading will be from the rear of the building while the side door will be
utilized for emergency access.
ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW:
The ALRC reviewed this request at its meeting of May 3, 2006 (Attachment 3). The
Committee adopted Minute Motion 2006-018 recommending approval with the
following conditions:
1. Landscaping shall be installed along the storefront. Bougainvilleas shall be
attached to the front columns as a vertical element. Plantings shall be placed
between the front columns.
2. All roof top mechanical equipment shall be fully screened per Section
9.100.050 of the Zoning Ordinance.
3. Tenant lockers shall be revised to be accessed from the interior corridor where
possible and the rear entries shall be utilized for access to the interior Corridor.
4. Landscaping and lighting in accord with the Outdoor Lighting Ordinance shall be
provided along the sidewalk between this proposed phase and the existing
Legacy Furniture store.
PUBLIC NOTICE:
This project was advertised in the Desert Sun newspaper and posted on May 12,
2006. All property owners within 500 feet of the site were mailed a copy of the
public hearing notice.
ANALYSIS AND ISSUES:
The design of the building is similar and compatible with the adjacent buildings within
the One Eleven La Quinta shopping center. The same features, colors, lighting will be
used to ensure compatibility. Stuccoed arches proposed above the store entries will be
similar to those along the Auto Club and Ross buildings and will utilize a vinyl and
Bitchathane moisture seal. The sidewalk along the east side of the building is
necessary due to fire exit from the west side of the existing Legacy Furniture building,
which was formerly a stand-alone movie theater. Portions of this sidewalk will be
P:\Reports - PC\2006\6-13-06\SDP 06-859\PC staff rpt. SDP 2006-859.doc 3
landscaped to tie into the existing Legacy Furniture landscaping and will be illuminated
with focused security lighting. Staff recommends the addition of lighted bollards to
provide additional ground lighting and prevent vehicular access. The trash enclosure at
the rear of the structure has been conditioned to be located along the building so as to
not block truck access to the adjacent Petco loading dock.
The findings necessary to approve the Site Development Permit can be made provided
the recommended Conditions of Approval are imposed per Section 9.210.010 of the
Zoning Code as noted in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2006-_, approving Site Development Permit
2006-859 to allow construction of 8,003 square feet of retail space for two minor
tenants and 2,777 square feet of interior storage space within the One Eleven La
Quinta Commercial Center, subject to the attached conditions of approval.
Attachments:
1. Submittal Plans and Elevations
2. Civil Engineer Site Plan
3. Minutes for the May 3, 2006 ALRC meeting
Prepared by:
And J. Mogensen,
A0ociate Planner
PAReports - PC\2006\6-13-06\SDP 06-859\PC staff rpt. SDP 2006-859.doc 4
ATTACHMENT 3
Architecture and Landscaping Review Committee
May 3, 2006
2. Committee Member Christopher asked if the ALRC could make
a recommendation on the entire site. The building that, is
closest to Adams Street, the utility access would abutt Adams
Street and does not have adequate landscaping.//,it is
aesthetically not pleasant. Mr. Sanchez stated tiv�y will be
increasing the landscaping within the next two weeks.
3. Committee Member Bobbitt also stated his/6oncern about how
close the buildings are to the Adams` Street. Discussion
followed regarding the plant mated that would be used.
Committee Member Bobbitt stated the rear of the building needs
to be dressed up. /
4. Committee Member CXristopher asked that additional
landscaping be used between the office building and this
building. Staff stated'they are required to add landscaping. Mr.
Sanchez noted some areas where popouts or trellis treatments
could be added.
5. There being no further questions of the applicant, it was moved
and seconded by Committee Members Christopher/Smith to
adopt Minute Motion 2006-017 recommending approval of Site
Development Permit 2006-859, as recommended and
amended:
a. Additional popout detail or trellis treatment shall be added
to the rear of the building.
Unanimously approved.
C. Site Development Permit 2006-859; a request of Michael J. Shovlin &
William Case, Project Manager for consideration of architectural and
conceptual landscaping plans for two retail shops and tenant storage
within the One Eleven La quitna Center for the property located at the
northwest corner of Avenue 52 and Jefferson Street.
1. Associate Planner Andrew Mogensen presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced Carl
Cox, architect, and William Casey, Director of Construction who
gave a presentation on the project.
r.-%wPnnrC\CI ar�c_I_na nnr 3
Architecture and Landscaping Review Committee
May 3, 2006
2. Committee Member Bobbitt asked the purpose of the building.
Mr. Cox explained and discussion followed regarding the
building layout.
3. Committee Member Christopher asked if the area between this
building and the Legacy Furniture building was large enough to
support landscaping. Staff discussed the width of the area
between the buildings and stated there was enough area to add
some landscaping.
4. There being no further questions of the applicant, it was moved
and seconded by Committee Members Bobbitt/Smith to adopt
Minute Motion 2006-018 recommending approval of Site
Development Permit 2006-859, as recommended.
Unanimously approved.
D. Specific Plan 99-035 Amendment No. 1; a request of East of
Madison, LLC. for consideration of Avenue 52 perimeter wall plans
adjacent to the Reception Center/Guard House along Avenue 5,� and
Meriwether Way, within the Madison Club.
1. Principal Planner Stan Sawa presented #fe information
contained in the staff report, a copy of which is on file in the
Community Development Department. Steff introduced Cynthia
Zamorez, Madison Club, and Scott ,Birdwell, Discovery Land
Co., who gave a presentation on the project.
2. Committee Member Christopher asked what material would be
used for the cap on the enhanced wall. Mr. Birdwell stated it
would be Masonry with an ornamental detail that turns back to
the wall.
3. Committee Member Bobbitt asked the color of wall. Ms.
Zamorez explained the detail and stated the color should be a
beige.
4. Committee Member Christopher suggested they use the foam
stick -on detail for the top of the "standard" wall. Mr. Birdwell
stated they intended to just do a rounded grouted finish instead
of a cap.
4
n•\MlVnnrQ\AI amF_v.na nnr
PLANNING COMMISSION RESOLUTION 2006-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PLANS FOR
8,003 SQUARE FEET OF RETAIL SPACE AND 2,777 SQUARE FEET OF
TENANT STORAGE WITHIN THE ONE ELEVEN LA QUINTA SHOPPING
CENTER
CASE NO.: SITE DEVELOPMENT PERMIT 2006-859
APPLICANT: ONE ELEVEN LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of May, 2006 and continued to the 13T" day of June 2006, hold a
duly noticed Public Hearing to consider the request of ONE ELEVEN LA QUINTA, LLC
approving the construction of a portion of a retail shopping center in the ONE ELEVEN
LA QUINTA Shopping Center located on the east side of Washington Street and north
of Highway 1 1 1, more particularly described as:
PARCEL 4 OF PARCEL MAP #31047
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68). The City Council certified Environmental
Assessment 96-319 Specific Plan 89-014 Amendment No. 2 for the One Eleven La
Quinta Specific Plan. No changed circumstances or conditions exist which would
trigger the preparation of a subsequent Environmental Impact Report or environmental
review pursuant to Public Resources Code Section 21 166; and,
WHEREAS, the Architecture and Landscaping Review Committee, did on
the 3flD day of May, 2006, at a regular meeting, recommend approval of the
development plans, subject to conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1. The commercial units in this proposed phase of the project is consistent with
the General Plan in that it is designated for regional commercial uses.
2. The commercial project has been designed to be consistent with the applicable
provisions of the City Zoning Code, or amended as allowed in compliance with
Specific Plan 89-014 Amendment No.2.
3. The architectural design of the commercial project including, but not limited to
the architectural style, scale, building mass, materials, colors, architectural
Planning Commission Resolution 2006-
Site Development Permit 2006-859
One Eleven La Quinta, LLC.
Adopted: June 13, 2006
details, roof style, and other architectural elements, are compatible with the
surrounding development, previous approved and constructed phases, and with
the quality of design prevalent in the City. The commercial units are suitably
designed and conform to the established theme of the project.
4. The site design of the project including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment, exterior lighting, and other site design elements are
compatible with previous approved and constructed phases, surrounding
development, and with the quality of design prevalent in the City.
5. Project landscaping, including but not limited to the arrangement, variety, size,
color, texture, and coverage of plant materials, with conditions, has been
designed so as to provide relief, complement buildings, visually emphasize
prominent design elements, screen undesirable views, provide a harmonious
transition between adjacent land uses, and provide an overall unifying influence
to enhance the visual continuity of the project.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby approve Site Development Permit 2006-859 for the reasons
set forth in this Resolution, subject to the Conditions, attached hereto;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 13T" day of June, 2006, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
PAUL QUILL, Chairman
City of La Quinta, California
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Planning Commission Resolution 2006-
Site Development Permit 2006-859
One Eleven La Quints, LLC.
Adopted: June 13, 2006
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD) Encroachment Permit, Stormwater
Discharge Fee, Other Fees
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• South Coast Air Quality Management District Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
3. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2006-859
SHOWN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
4. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s)•
PROPERTY RIGHTS
5. 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.
6. 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.
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.
7. 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 Section 13.24.040 (Improvement Plans), LQMC.
8. The following improvement plans shall be prepared and submitted for review
and approval by the City. A separate set of plans for each line item specified
below shall be prepared. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. On -Site Precise Grading Plan 1 " = 20' Horizontal
B. PM10 Plan Per requirements of Public Works/Engineering Department
Green Sheet (Public Works Clearance) for Building Permits
NOTE: A and B to be submitted concurrently.
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PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT I ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
"On -Site Precise Grading" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA
requirements, retaining and perimeter walls, etc. ADA accessibility to public
streets, adjacent buildings and existing handicap parking shall be shown on the
Site Development Plans at a scale to be determined by the Public Works
Department.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2001
California Building Code accessibility requirements associated with each door.
The assessment must comply with submittal requirements of the Building &
Safety Department. A copy of the reviewed assessment shall be submitted to
the Engineering Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
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.
9. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Navigate to the Public Works
Department home page and look for the Online Engineering Library hyperlink.
10. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The
files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
PRECISE GRADING
11. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
PAReports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc
PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2006-859
SHOWN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
12. 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.
13. 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 qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
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.
14. 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.
15. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved Site Development Permit site plan, the applicant shall
submit the proposed grading changes to the City Staff for a substantial
conformance finding review.
16. 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 as approved by the City Engineer.
DRAINAGE
17. Stormwater handling shall conform to the hydrology and drainage plan for the
ONE ELEVEN/LA QUINTA CENTER as modified for this Site Development
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PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
Permit. Storm and nuisance water shall be conveyed into a drywell or other
approved filtration system prior'to being discharged into the Coachella Valley
Stormwater Channel. All nuisance water shall be contained within the approved
system. The applicant shall submit to the Public Works Department the
aforementioned modified Hydrology Report for approval.
18. The 100-year stormwater flow HGL for the Coachella Valley Stormwater
Channel shall be assumed at 2 feet below the 500 year Project Storm Design.
19. When an applicant proposes discharge of storm water directly, or indirectly, into
the Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
discharge which may be required under the City's NPDES Permit or other City -
or area -wide pollution prevention program, and for any other obligations and/or
expenses which may arise from such discharge. The indemnification shall be
executed and furnished to the City prior to the issuance of any grading,
construction or building permit, and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this
tentative parcel map excepting therefrom those portions required to be
dedicated or deeded for public use. The form of the indemnification shall be
acceptable to the City Attorney. If such discharge is approved for this
development, the applicant shall make provisions in the final development
CC&Rs for meeting these potential obligations.
UTILITIES
20. 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.
21. 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.
22. The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer:
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc
PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2006-859
SHOWN DEVELOPMENT I ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
PARKING LOTS
23. The design of parking facilities shall conform to LQMC Chapter 9.150
(Parking).
Entry drives, main interior circulation routes, corner cutbacks, , ADA
accessibility route to public streets and other features shown on the approved
construction plans, may require additional street widths and other improvements
as may be determined by the City Engineer.
24. The applicant shall 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.
25. The design of parking facilities and loading docks shall conform to LQMC
Chapter 9.150 (Parking) and as approved by the Department of Public Works. In
particular, the following are conditioned with this approval.
A. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
B. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
C. Access to public streets, public transit facilities and adjacent buildings
shall be provided for this Site Development Permit.
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 Areas (Parking and Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Areas (Truck Traffic) 4.5" a.c./5.5" c.a.b.
PAReports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc
PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2006-859
SHOWN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
or the approved equivalents of alternate materials. The applicant shall match
existing pavement structures of the abutting loading/parking areas at the
northerly portion of the site per the Petco Precise Grading Plan and as approved
by the City Engineer. Additionally, the applicant may be required to reconstruct
the pavement section to the east for anticipated Truck Traffic Load
requirements.
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 qualified engineers.
LANDSCAPING
27. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
28. Landscape and irrigation plans for landscaped parking lots and planting areas
shall be signed and stamped by a licensed landscape architect.
The applicant shall submit the landscape plans for approval for plan checking to
the Public Works Department. When plan checking has been completed by the
Public Works and Community Development Departments, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City
Engineer.
29. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
30. Landscaping shall be installed along the storefront and at the eastern side of the
building. Bougainvilleas shall be attached to the front columns as a vertical
element. Plantings shall be placed between the front columns.
QUALITY ASSURANCE
31. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
32. The applicant shall employ, or retain, qualified engineers, surveyors, and such
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc
PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2006-859
SHOWN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
33. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
34. Upon completion of construction, 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," "As -Built" or
"As -Constructed" 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 AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
35. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
36. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
37. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. 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.
38. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
COMMUNITY DEVELOPMENT
39. Trash enclosures shall be relocated along the rear wall of the building so as to
PAReports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc
PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2006-859
SHOWN DEVELOPMENT I ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
not obstruct adjacent loading zones.
40. All roof top mechanical equipment shall be fully screened as per Section
9.100.050 of the Zoning Ordinance.
41. Tubular -steel "ribbon -type" or other securable, foundation -inset bicycle parking
racks shall be provided, large enough to accommodate at least three bicycles.
Bicycle racks shall be placed in shaded locations, out of the way of pedestrian
flows and shopping cart storage and shall be provided with a mechanism which
permits locking a bicycle onto the rack. Final placement shall be approved by the
Community Development Department.
42. Storage lockers shall be limited for the use of shopping center tenants only.
Loading and unloading of the storage lockers shall be from the rear of the
structure. The eastern storage locker access door shall be for emergency use
only.
43. Focused security lighting, in accord with the Outdoor Lighting Ordinance, shall
be installed along the side and rear of the building. All pedestrian pathways shall
be illuminated with focused and directed lighting. Decorative, lighted bollards
shall be placed along and within the eastern sidewalk to prevent vehicular traffic
and to provide security lighting. Final location and design shall be reviewed and
approved by the Community Development Department.
SHERIFF DEPARTMENT
44. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding Vehicle Code requirements, defensible space,
and other law enforcement and public safety concerns. All questions regarding
the Sheriff's Department should be directed to the Deputy at (760) 863-8950.
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc
PH #
STAFF REPORT
PLANNING COMMISSION
DATE: JUNE 13, 2006
CASE NO.: ZONING CODE AMENDMENT 2006-084
REQUEST: RECOMMENDATION TO THE CITY COUNCIL TO AMEND
SECTION 9.80.040 OF THE LA QUINTA MUNICIPAL CODE
LOCATION. NEIGHBORHOOD COMMERCIAL ZONED PROPERTIES
APPLICANT: CITY OF LA QUINTA
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
HAS DETERMINED THAT THE AMENDMENT TO THE
MUNICIPAL CODE IS EXEMPT FROM CEQA PURSUANT TO
SECTION 15061(b) (3) OF THE CEQA GUIDELINES
BACKGROUND:
As currently written in the City's Municipal Code, the Neighborhood Commercial
(NC) zoning district only allows retail stores less than 10,000 square feet in area.
Exceptions have been granted via the approval of a specific plan (i.e. Regency
Marinita at Jefferson Street & Fred Waring Drive).
At the March 14, 2006 Planning Commission meeting, staff requested direction
regarding this matter and was ultimately directed to propose an amendment the
City's Municipal Code allowing for the consideration of retail stores 10,000 square
feet or greater in the NC district as a conditional use.
ANALYSIS:
The purpose and intent of the NC zoning district is identified to "provide for the
sale of food, drugs, sundries, and personal services to meet the daily needs of a
neighborhood area." (Attachment 1) Though there are many businesses less than
10,000 square feet in size providing sundries and personal services, most grocery
and drug stores are much larger. Typically, grocery stores are approximately
40,000 - 60,000 square feet in size while drug stores are around 15,000 -
25,000 square feet.
Currently, there are a limited number of undeveloped NC zoned properties.
However, several of these sites are in locations that could develop in the
foreseeable future. It is likely that many, if not all of these sites will propose stores
that exceed 10,000 square feet in size. This will in turn require the approval of
specific plans for each development.
PAReports - PC\2006\6-13-06\ZOA 06-08420A 06-084 stf rpt.doc
Arguably, stores greater than 10,000 square feet can have more significant
impacts than those smaller in size (noise, traffic, aesthetics, etc.). However, it is
questionable if a specific plan for commercial development on NC zoned properties
should be the only and/or best mechanism for allowing consideration of larger
stores. Based upon the purpose and intent of the NC district, staff discussion has
focused upon the possibility of amending the City's Municipal Code to allow stores
ranging from 10,000 to 50,000 square feet as a conditional use (conditional use
permit) in the NC zoning district. As previously noted, the typical range in grocery
store size can be as large as 60,000 square feet. However, most neighborhood
focused stores are at or less than 50,000 square feet. The conditional use process
would still allow detailed, site -specific project review but would likely be less
arduous than the specific plan application process.
FINDINGS:
The findings to support Zoning Code Amendment 2006-084 are contained in the
attached Planning Commission Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2006-_ recommending to the City Council
approval of Zoning Code Amendment 2006-084, as recommended.
Prepared by: /
-
tes John tanning Manager
P:\Reports - PC\2006\6-13-06\ZOA 06-08420A 06-084 stf rpt.doc
PLANNING COMMISSION RESOLUTION 2006-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING AN
AMENDMENT TO SECTION 9.80.040 OF THE LA QUINTA
MUNICIPAL CODE RELATING TO RETAIL STORES 10,000
to 50,000 SQUARE FEET IN SIZE IN THE NEIGHBORHOOD
COMMERCIAL ZONING DISTRICT
CASE NO.: ZOA 2006-084
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 13" of June, 2006, hold a duly noticed Public Hearing to make certain
Amendments to Sections 9.80.040 of the Municipal Code, to allow retail stores
10,000 to 50,000 square feet in size to be considered as a conditional use; and
WHEREAS, the Text Amendment is exempt pursuant Section 15061(b)
(3) of the California Code of Regulations, California Environmental Quality Act
Guidelines; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings recommending
approval of said Zoning Code Amendment:
1. The proposed Amendment is consistent with the goals and policies of the La
Quints General Plan, and the Land Use Map for the General Plan and
surrounding development and land use designations, ensuring land use
compatibility.
2. The proposed Amendment will not be detrimental to the public health, safety
and welfare, as they have been designed to be compatible with surrounding
development and conform to the City's standards and requirements.
3. The proposed Amendment supports the orderly development of the City.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quints, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case.
2. That it does hereby confirm the conclusion that the Zoning Code Amendment is
exempt from CEQA, pursuant to Section 15061(b) (3), Review for Exemption,
of the CEQA Guidelines.
Planning Commission Resolution 2006-
ZOA 2006-084 - Section 9.80.040 Retail Stores
Adopted: June 13, 2006
3. That it does recommend approval of Zoning Code Amendment 2005-083 to the
City Council for the reasons set forth in this Resolution and as contained in
Exhibit "A" attached hereto.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 13`° day of June, 2006, by the following
vote, to wit:
F-M *13
I,Ld*5
ABSENT:
ABSTAIN:
PAUL QUILL, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
Planning Commission Resolution 2006-
ZOA 2006-084 — Section 9.80.040 Retail Stores
Adopted: June 13,2006
Section 9.80.040 — Table of Permitted Uses EXHIBIT "Ar'
A. Uses and Structures Permitted. Table 9-5, Permitted Uses in Nonresidential Districts,
following, specifies those uses and structures which are permitted within each nonresidential
district. The letters in the columns beneath the district designations mean the following:
1. "P": Permitted as a principal use within the district.
2. "A": Permitted only if accessory to the principal use on the site.
3. "C": Permitted as a principal or accessory use if a conditional use permit is
approved.
4. "M": Permitted if a minor use permit is approved.
5. "T": Permitted as a temporary use only.
6. "V: Prohibited in the district.
7. "S": Permitted under a specific plan.
B. Uses Not Listed in Table. Land uses which are not listed in Table 9-5 are not
permitted unless the community development director or the planning commission determines
that such use is within one of the permitted use categories listed preceding (e.g., principal use,
conditional use, etc.) in accordance with Section 9.20.040.
Table 9-5 Permitted Uses In Nonresidential Districts
P = Principal use
District
A = Accessory use
C = Conditional use permit
M = Minor use permit
Major
T = Temporary use permit
Regional
Commercial
Community
Neighborhood
Tourist
Office
Community
X = Prohibited use
Commercial
Park
Commercial
Commercial
Commercial
Commercial
Facilities
Land Use
CR
CID
cc
CN
CT
CO
MC
Retail Uses
Retail stores under 10,000 sq. ft.
P
A
P
P
A
A
X
floor area per business
Retail stores', 10,000-50,000
P
C
C
C
X
X
X
sq. ft. floor area
Retail stores', over 50,000 sq. ft.
C
C
C
X
X
X
X
floor area
Food, liquor and convenience
P
A
p
p
q
A
X
stores under 10,000 sq. ft. floor
area, open less than 18
hours/day2
Food, liquor and convenience
C
X
C
C
C
X
X
stores under 10,000 sq. ft. floor
area, open 18 or more hours/day2
Plant nurseries and garden supply
C
X
C
C
X
X
X
stores, with no propagation of
plants on the premises, subject to
Section 9.100.120 (Outdoor
storage and display)
Showroom/catalog stores, without
P
P
P
X
X
X
X
substantial on -site inventory
BI #P
STAFF REPORT
PLANNING COMMISSION
DATE: JUNE 13, 2006
CASE NO: VILLAGE USE PERMIT 2003-019
APPLICANT/OWNER: SKIP LENCH
REQUEST: CONSIDERATION OF A TIME EXTENSION FOR
CONSTRUCTION OF AN ADDITION OF 4,494 SQUARE
FEET TO AN EXISTING ± 1,450 SQUARE FOOT
BUILDING, FOR OFFICE USE
LOCATION: NORTHEAST CORNER OF DESERT CLUB DRIVE AND
CALLE CADIZ (ATTACHMENT #1)
ENVIRONMENTAL
CONSIDERATION: VILLAGE USE PERMIT 2003-019 WAS DETERMINED TO
BE EXEMPT FROM CEQA REVIEW UNDER GUIDELINES
SECTION 15332 (INFILL DEVELOPMENT). NO FURTHER
CEQA REVIEW IS APPLICABLE FOR THIS REQUEST
GENERAL PLAN
DESIGNATION: VC (VILLAGE COMMERCIAL)
ZONING: VC (VILLAGE COMMERCIAL)
BACKGROUND:
Site Background
In November 2003, Dr. John Dixon applied for a Village Use Permit (VUP) to
remodel and occupy an existing 1,450 square foot residence as a medical office.
While in process, Dr. Dixon amended the request, to include a major addition to the
existing structure. Village Use Permit 2003-019 was originally approved on October
12, 2004 by adoption of Planning Commission Resolution 2004-077. The VUP
proposes a one-story, ±5,944 total square foot office building, to incorporate the
existing structure as medical office (Attachment 2). The VUP approval allowed
temporary occupancy of the existing structure for the change of use to medical
office, to become permanent with completion of the improvements conditioned on
the VUP. The site was subsequently sold, and the new owner would like to
complete the ongoing plan check requirements and proceed with construction as
approved.
Project Proposal
The current owner of the property desires to complete the original project.
However, the approval expired on October 12, 2005, during the course of plan
check activities. The original VUP approval was conditioned for a one-year period;
however, the Code allows development review permits a two-year approval period.
The applicant has requested the City enforce the general development review time
limit of two years, extending the approval period to October 12, 2006, to allow the
project to proceed. The current status of the project has precise grading ready to
be signed, and minor corrections to the building plans need to be made based on
the approved grading plans. After researching the Code, staff determined it would
be appropriate to forward the request to the Planning Commission for review and
policy determination.
STATEMENT OF ISSUES:
1. In the past, staff has applied conditional time limitations to specific projects,
particularly when reduced development standards are involved. This is a
protective measure used to limit the approval window for projects which
could become inconsistent with City policy or standards within a very short
timeframe. The project approval allowed reduced parking standards (17 stalls
vs. 26 required by code), at a time when a defined parking program had not
been established and projects were reviewed for parking case -by -case.
2. The policy question before the Commission is whether the Code -based two-
year development review permit approval period should be considered to
govern as a Code requirement, versus a conditional time limitation that
reduces the codified time allowance. In this case, the applicant has been
working toward completion of the permit, with no extended inactivity during
the process, and has provided a letter to support this (Attachment 3). It is
likely that under a two-year approval, the permit would have been issued,
with construction underway by this time. Staff is generally supportive of the
request, with the recommendation that the entire building be limited to
general office use only, excluding medical and construction offices which
generally have more intensive parking needs.
3. If an extension for the project is not granted, the applicant would be required
to go back through the review process from the beginning. Under current
procedures and staff direction, a development agreement would be required,
and the applicant would need to comply with the full number of required
parking spaces through a combination of on -site parking provisions and an
associated funding mechanism. The applicant has stated that the project will
not likely be pursued further if an extension cannot be granted.
RECOMMENDATION:
Adopt Minute Motion 2006- , confirming a determination by the Planning
Commission that the time limitations set forth in Section 9.200.080 are applicable
to Village Use Permit 2003-019, thereby establishing an expiration date of October
12, 2006, subject to the following:
1. Condition 44 is hereby expanded to include the entire building as limited to
general office use, which excludes medical office and construction office
uses, and any similar office uses that are more parking -intensive than general
office uses as determined under Chapter 9.150.
Prepared by:
Wallace Nesbit, Principal Planner
Attachments:
1. Location map
2. Approved site plan/elevations
3. Applicant request letter
4. VUP 2003-019 adopted conditions
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LENCH DESIGN STUDIO, INC.
ATTACHMENT
June 7, 2006
Mr. Doug Evans
Community Development Director
City of La Quinta
Community Development Department
RE: VILLAGE USE PERMIT @ 51-350 DESERT CLUB DRIVE
Dear Mr. Evans:
We are requesting an extension of time to October 29, 2006, the full two years allowed
for processing a proposed development. As we have discussed with you, our plans,
particularly the civil engineering plans pertaining to this project have been submitted and
resubmitted to the city over six times with new requirements requested to be added to the
plan each time. However, we have finally received from the engineering department
approval only to be told by the planning department that we had been given only one year
to process the plans and time has run out. The architectural plans have been submitted
and reviewed and need only to be amended to conform to the requested engineering
adjustments to match the now approved, civil engineering plans.
We trust we are being reasonable to request the fiill two years to process our plans.
Th7 you.
A. P. Lench, II
President
APL:vI
P.O. BOX 450 * LA QUINTA * CALIFORNIA * 92247-0450
760-564-1866 * FAX 760-564-2627
ATTACHMENT
PLANNING COMMISSION RESOLUTION 2004-077 EXHIBIT "A"
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2003-019
DR. JOHN DIXON
OCTOBER 12, 2004
GENERAL CONDITIONS OF APPROVAL
1. Village Use Permit 2003-019 (VUP 2003-019) shall be developed in
compliance with these conditions and all approved site plan, elevation, color,
materials and other approved exhibits submitted for this application, and any
subsequent amendment(s). In the event of any conflicts, these conditions shall
take precedence.
2. This approval shall expire one year after its effective date, if construction of
the addition has not begun, as determined pursuant to Section 9.200.060.0
of the Zoning Code, unless extended pursuant to the provisions of Section
9.200.080. Approval of this Use Permit includes those improvements
necessary for permanent occupancy of the medical office use currently
established on the site. Any existing temporary CO outstanding for the
medical office will expire as part of this Use Permit and its provisions.
3. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this
development application or any application thereunder. The City shall have
sole discretion in selecting its defense counsel.
The City shall promptly notify the developer of any claim, action or proceeding
and shall cooperate fully in the defense.
4. Prior to the issuance of a grading, construction or building permit, the
applicant shall obtain permits and/or clearances from the following public
agencies:
• Riverside County Fire Marshal
• La Quinta Building and Safety Department
• La Quinta Public Works Department (Grading/ Improvement/Encroachment
Permits)
• La Quinta Community Development Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Southern California Gas Company
• Imperial Irrigation District (IID)
Planning Commission Resolution 2004-077
Village Use Permit 2003-019
Conditions of Approval - FINAL
October 12, 2004
• California Water Quality Control Board (CWQCB)
• Waste Management of the Desert
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
5. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls) and 13.24.170 (Clean Air/Clean
Water), LQMC; Riverside County Ordinance No. 457; and the State Water
Resources Control Board's Order No. 99-08-DWQ.
6. All parking area civil plans and improvements shall be developed in
accordance with the standards set forth in applicable portions of Section
9.150.080 of the Zoning Code, except where the approved plans shall take
precedence. Handicap access and facilities, including both handicapped
parking stalls, shall be provided in accordance with Federal (ADA), State and
local requirements. The following revised parking standards are approved for
VUP 2003-019:
A. Parking stall dimensions of 8 feet wide and 18 feet depth, with one a
foot overhang, for all standard parking stalls, including end stalls.
B. Total parking area count of 17 stalls, including handicap stalls.
C. Parking aisle width of 24 feet.
D. One row of five parking stalls, in the north parking area, shall be covered
by a shade structure to provide shaded parking. The applicant may meet
this requirement by extension of the building patio trellis, if such
extension is preferred by the applicant and is feasible. Final design for
the shade structure shall be approved by the Community Development
Department.
PROPERTY RIGHTS
7. 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
Planning Commission Resolution 2004-077
Village Use Permit 2003-019
Conditions of Approval - FINAL
October 12, 2004
irrevocable offers to' dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
8. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, and common areas shown on the Village Use Permit and
conditioned hereafter. The applicant shall provide easement for the two City
of La Quinta Street Lights conditioned in STREETS AND TRAFFIC
IMPROVEMENTS. The easement shall be a 2.5' by 2.5' square for each light
as approved on the precise grading plan.
9. 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.
10. The applicant shall cause no easements .to be granted, or recorded, over any
portion of the subject property, between the date of approval of this Village
Use Permit and the date of final acceptance of the on -site and off -site
improvements for this Village Use Permit, unless such easements are
approved by the City Engineer.
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.
11. 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 Section 13.24.040 (Improvement Plans), LQMC.
12. The following improvement plans shall be prepared and submitted for review
and approval by the City. A separate set of plans for each line item specified
below shall be prepared. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note: the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. On -Site Precise Grading Plan: 1 " = 30' Horizontal
Planning Commission Resolution 2004-077
Village Use Permit 2003-019
Conditions of Approval - FINAL
October 12, 2004
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.
On -Site Precise Grading Plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, sidewalks, building floor elevations, parking lot improvements and
ADA requirements for the parking lot and access to the building; and showing
the existing street improvements out to at least the center lines of adjacent
existing streets including ADA accessibility route to surrounding buildings,
parking facilities and public streets.
13. The City maintains standard plans, details and/or construction notes for
elements of construction. For a fee, established by City resolution, the
applicant may acquire standard plans, construction notes and/or detail sheets
from the City.
14. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The
files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in
order to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans
FIRE PROTECTION
15. Specific fire protection requirements, as specified in the letter dated
September 10, 2004 (received October 12, 2004), will be determined when
final building plans are submitted for review. Building plan check is to run
concurrent with the City plan check. Submittals are the responsibility of the
owner. All questions regarding the meaning of the Fire Department conditions
should be referred to the Fire Department Planning & Engineering staff (c/o
Dale Evenson, Fire Safety Specialist) at (760) 863-8886.
Planning Commission Resolution 2004-077
Village Use Permit 2003-019
Conditions of Approval - FINAL
October 12, 2004
GRADING
16. 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.
17. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A precise grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
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.
18. The applicant shall maintain all open graded, undeveloped land to prevent
wind and water erosion of soils. All such land shall be planted with interim
landscaping or stabilized with other erosion control measures as were
approved under the Fugitive Dust Control Plan.
19. Prior to issuance of any building permit, the applicant shall provide a lot pad
certification, stamped and signed by a qualified engineer or surveyor.
DRAINAGE
20. Nuisance water shall be retained on site and be disposed of in a trickling sand
filter and leach field or equivalent system approved by the City Engineer. The
sand filter and leach field shall be designed to contain nuisance water surges
totaling the following: 3.43 gph/2,000 sq. ft. of landscape area, 3.43 gph per
residential unit, 416.7 gallons per hour per well site and off -site street
nuisance water. The sand filter design shall be per La Quinta Standard 370
with the equivalent of 137.2 gph of water feed per sand filter to accept the
abovementioned nuisance water requirements. Leach line requirements are
1.108 feet of leach line per gph of flow.
Planning Commission ResolVtion 2Q04-077
Village Use Permit 2003-019
Conditions of Approval - FINAL
October 12, 2004
UTILITIES
21. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
22. 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 of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
23. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
24. No additional street improvements are required, except for:
Desert Club Drive
1) Two (2) City of La Quinta Decorative Street Lights. The
applicant shall pay to the City, 100% of the cost for installation
and materials of two (2) City of La Quinta Decorative Street
Lights.
Calle Cadiz
1) Construct a 6-foot wide sidewalk adjacent to curb and
perimeter landscaping along the Calle Cadiz boundary. The
sidewalk and landscaping design shall be approved by the Public
Works Department and the Community Development
Department.
25. Improvements shall be designed and constructed in accordance with City
adopted standards.
Planning Commission Resolution 2004-077
Village Use Permit 2003-019
Conditions of Approval - FINAL
October 12, 2004
PARKING LOTS AND ACCESS POINTS
26. The design of parking facilities shall conform to LQMC Chapter 9.150
(Parking), particularly drive isle and access drive widths, parking stall
dimensions, and parking stall marking design requirements, except where
these conditions specify exceptions.
27. Design of hardscape within the parking lot areas shall incorporate the use of
block, pavers, stamped concrete and/or similar materials, in order to soften the
appearance associated with standard parking areas. All materials, design
construction and improvements proposed shall be subject to approval of the
Public Works Department, and shall be shown on the civil plans for precise
grading review.
28. The applicant shall design street pavement sections using Caltrans' design
procedure (20-year life) and site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections
shall be as follows (or approved equivalents for alternate materials):
Parking Areas 3.0" a.c./4.5" c.a.b.
29. 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.
30. General access points and turning movements of traffic are limited to the
existing access points.
31. The applicant shall provide adequate sight distance at the proposed access
driveways on Desert Club Drive and Calle Cadiz. The design shall be approved
prior to precise grading and landscaping improvement plans submittal to the
Engineering Department and/or Community Development Department.
QUALITY ASSURANCE
32. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
Planning Commission Resolption 2004-077
Village Use Permit 2003-019
Conditions of Approval - FINAL
October 12, 2004
33. The applicant shall employ or retain• qualified engineers, surveyors, or other
appropriate professionals as are required to provide the expertise with which
to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
34. The applicant shall arrange for, and bear the cost of, all measurement,
sampling and testing procedures not included in the City's inspection program
but required by the City as evidence that construction materials and methods
employed comply with plans, specifications and other applicable regulations.
35. Upon completion of construction, 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," "As -Built"
or "As -Constructed" 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 AutoCAD or raster -image files previously submitted to
the City revised to reflect the as -built conditions.
FEES AND DEPOSITS
36. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
37. Provisions shall be made to comply with the terms and requirements of the
City's adopted Art in Public Places program in effect at the time of issuance of
building permits.
38. Permit(s) issued under this approval shall be subject to the provisions of the
Development Impact Fee program in effect at the time said permit(s) are
issued.
MISCELLANEOUS
39. The applicant shall submit a detailed project area lighting plan, in compliance
with the standards of the City's outdoor lighting requirements (Section
9.100.150, LQMC). Under canopy lighting for building areas shall incorporate
flush lens caps or similar recessed ceiling lighting. All proposed lighting on the
building, walkways and parking lots (bollard lighting fixtures) shall be shielded
so that light is projected downward and not onto adjacent properties or
streets. The complete lighting plan shall be submitted for review at the time
construction plan check for the permanent building permit is made to Building
and Safety.
Planning Commission Resolution 2004-077
Village Use Permit 2003-019
Conditions of Approval - FINAL
October 12, 2004
40. A sign approval application, based on the extent and type of signing to be
proposed, shall be submitted for review and approval for any new signing as
shown on the site plan. Sign program provisions, if required, shall be in
compliance with applicable sections of Chapter 9.160 of the Zoning Code.
41. The applicant shall submit drought -tolerant landscape plans for approval by
the Community Development Department (CDD), which shall include on and
off -site landscape, landscape lighting and irrigation plans. Plans shall be in
substantial conformance with the conceptual landscaping as approved for the
project by Planning Commission. The plans shall incorporate the following
previsions:
A. Additional shade trees shall be provided within the parking lot areas.
B. The trash enclosure shall be relocated away from the property line, with
an effective landscape screen incorporated around the trash enclosure.
The A/C units shown on the plan shall be relocated further from the
east property line, and shown on the building plans for plan check.
C. An effective landscape screening material shall be located along the
eastern property line, adjacent to residential properties. Type and
quantities specified shall be subject to CDD acceptance. A wall plan
shall be submitted for all proposed wall locations. Specific attention will
be given along the east property line to provide a wall design sensitive
to the existing Eucalyptus trees, if the applicant and neighboring
property owner agree that the trees are to remain in place.
D. The revised landscape plans shall include enhanced landscaping at the
project's corner yard area at Desert Club and Calle Cadiz. A central
landscape feature shall be considered.
When plan checking is complete, the applicant shall obtain the signatures of
CVWD and the Riverside County Agricultural Commissioner prior to submitting
for final acceptance by the CDD. Final approval by CDD shall be obtained prior
to issuance of a building permit for the main structural addition.
Landscaping plans for the building shall comply the City's Water Efficient
Landscaping Ordinance (Chapter 8.13) for this project, as in effect at time of
plan submittal. Required plans shall include a complete irrigation system
showing location and size of water lines, valves, clock timer, type of sprinkler,
etc.
Planning Commission ResolWtion 2004-077
Village Use Permit 2003-019
Conditions of Approval - FINAL
October 12, 2004
42. All roof -mounted mechanical equipment must be designed to be internal to and
completely enclosed by the roof structure, so as not to be visible from
surrounding properties and streets. ' Working drawings showing all such
equipment and locations shall be submitted to the Building and Safety
Department along with. the construction plan submittal for building permits.
The method and design must be approved by the Community Development
Department, prior to any issuance of the main structural building permit.
43. Access to the rear of building areas shall be, restricted by gating, which shall
be designed and finished to complement the new building complex.
44. This Village Use Permit allows the construction of a one-story, 4,494 square
foot commercial office building addition on a 0.41-acre site with 17 on -site
parking spaces. This addition space shall be limited to general office uses, and
not be used for any retail or medical office space. No permanent Certificate of
Occupancy for the existing medical ,office will be issued until all temporary
improvements, associated with said medical office conversion, have been
completed.
PLANNING COMMISSIONER ATTENDANCE
AT CITY COUNCIL MEETINGS
JUNE 6, 2006 - JUNE 31, 2007
2006
June
6
Paul Quill
20
Rick Daniels
July
5
Ed Alderson
18
Katie Barrows
August
1
Paul Quill
15
No meeting
September
5
Rick Daniels
12
Ed Alderson
October
3
Katie Barrows
17
Jim Engle
November
7
Paul Quill
21
Rick Daniels
December
5
Ed Alderson
19
Katie Barrows
2007
January
2
Jim Engle
16
Paul Quill
February
6
Rick Daniels
20
Ed Alderson
March
6
Katie Barrows
20
Jim Engle
April
3
Paul Quill
17
Rick Daniels
May
1
Ed Alderson
15
Katie Barrows
June
5
Jim Engle
19
Paul Quill
G:1 W PDOCSW0RMSICOMATfENDCC. W PD