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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
SEPTEMBER 13, 2005
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2005-037
Beginning Minute Motion 2005-012
1. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. 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.
111. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes for the Regular Meeting of August 9, 2005.
G:lWPDOCS\PC Minutes\1 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 La Quinta 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 ................ SITE DEVELOMENT PERMIT 2005-835
Applicant.......... Stamko Development Co.
Location........... Southwest corner of Highway 111 and Dune Palms Road
within the Centre at La Quinta commercial development
Request............ Consideration of development plans for a multi -tenant
retail store consisting of 23,000 square feet including one
monument and multiple building -mounted signs.
Action .............. Resolution 2005-
B. Item ................ CONDITIONAL USE PERMIT 2005-093
Applicant ......... La Quinta Playhouse, LLC
Location .......... Center lawn on the south side of Calle Tampico between
Desert club Drive and Avenida Bermudas at Old Town La
Quinta
Request ........... Consideration to allow a tent on the "Events Lawn" in Old
Town La Quinta for play productions and a series of
special events
Action ............. Resolution 2005-
C. Item ................ SITE DEVELOPMENT PERMIT 2005-836
Applicant ......... GLC-DUC La Quinta, LLC
Location .......... North side of Avenue 58, west of Madison Street
Request ........... Consideration of landscaping plans for common areas and
perimeters for Tracts 32279 and 33336
Action ............. Minute Motion 2005-
VI. BUSINESS ITEM: None.
VII. DISCUSSION ITEMS:
A. Discussion of suggested landscaping standards in regards to water and
turf waste.
GAWPDOCS\PC Minutes\1 AgendaW.doc
Vlll. CORRESPONDENCE AND WRITTEN MATERIAL: None
IX. COMMISSIONER ITEMS:
A. Review of City Council meeting of September 6, 2005.
X. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on September 27, 2005, 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, September 13, 2005, was posted on the outside entry to the Council
Chamber, 78-495 Calle Tampico, the bulletin board at the La Quinta Cove Post
Office, Chamber of Commerce, and Stater Bros. 78-630 Highway 111, on Friday,
September 9, 2005.
DATED: September 9, 2005
BETTY J. 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
777-7025, 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 777-7025. 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.
G:\WPDOCS\PC Minutes\1 AgendaMdoc
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
August 9, 2005
CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:00 p.m.
by Chairman Kirk who asked Commissioner Ladner to lead the flag salute.
B. Present: Commissioners Ed Alderson, Richard Daniels, Kay Ladner, Paul Quill
and Chairman Kirk.
C. Staff present: Community Development Director Doug Evans, Assistant City
Attorney Michael Houston, Assistant City Engineer Steve Speer, Planning
Manager Les Johnson, Principal Planner Fred Baker, Associate Planner
Andrew Mogensen, Assistant Planner Jay Wuu, and Executive Secretary
Betty Sawyer
II. PUBLIC COMMENT:
A. Ms. Kay Wolff, Ensenada, commended the City on the public Library
that opened today.
III. CONFIRMATION OF THE AGENDA:
A. Chairman Kirk asked if there were any corrections to the Minutes of July 26,
2005. There being none, it was moved and seconded by Commissioner
Alderson/Quill to approve the minutes as submitted.
IV. CONSENT ITEMS: None.
V. PUBLIC HEARINGS:
A. Tentative Tract Map 30138, Extension #1; a request of La Quinta
Developers, LLC for consideration of a one-year time extension for a
subdivision of approximately 14.7 acres into 47 single-family and other
common lots for the property located at 80-600 Avenue 52, on the north
side of Avenue 52, approximately 2,588 feet east of Jefferson Street and
south of the All American Canal.
G:\WPDOCS\PC Minutes\8-9-05.doc
Planning Commission Minutes
August 9, 2005
1. Chairman Kirk opened the public hearing and asked for the staff
report. Assistant Planner Jay Wuu presented the information
contained in the staff report, a copy of which was on file in the
Community Development Department
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Quill asked which conditions had been modified. Staff
noted the conditions.
3. Commissioner Daniels asked if the applicant had seen the conditions
and agreed with them. Staff stated they had received them and
agreed with the changes.
4. Commissioner Alderson asked if the findings were contained in the
conditions. Community Development Director Doug Evans explained
these were the findings necessary to approve the project.
5. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Gabriel Papp, 39-755 Berkey Drive, Suite A, Palm
Desert, gave a presentation on the project and explained the reason
for the continuance.
6. Chairman Kirk asked if there were any questions of the applicant.
There being none, Chairman Kirk asked if there was any other public
comment. There being none, the public participation portion of the
hearing was closed and open for Commission discussion.
7. Chairman Kirk asked why the map was approved with two access
points. Assistant City Engineer Steve Speer explained the Fire
Department requested the secondary access. It was a determination
of the applicant to add the second access.
8. Commissioner Alderson stated the site is an eyesore and needs to be
cleaned up. He asked if the frontage was the responsibility of the
applicant or the City. Community Development Director Doug Evans
stated staff would review the issue with Code Compliance and
determine how it could be resolved.
9. It was moved and seconded by Commissioners Daniels/Ladner to
adopt Planning Commission Resolution 2005-035 recommending to
the City Council approval of Tentative Tract Map 30138, Extension
#1, as recommended.
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Planning Commission Minutes
August 9, 2005
ROLL CALL: AYES: Commissioners Alderson, Daniels, Ladner, Quill and
Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN:
None.
B. Site Development Permit 2003-765, Amendment #1 and Sign Application
2002-629, Amendment #2; a request of Madison/P.T.M. La Quinta, L.L.C.
for consideration of modifications to development plans for a two-story
parking structure and to add three illuminated signs on the north elevation of
the parking structure and allowing non -illuminated signs on the awnings
which are attached to the commercial building for the property located at the
northwest corner of Washington Street and Highway 1 1 1, within Point
Happy Commercial Center.
1. Commissioner Alderson stated he had a potential conflict of interest
with this project due to his employment and withdrew from the dais.
2. Chairman Kirk opened the public hearing and asked for the staff
report. Principal Planner Fred Baker presented the information
contained in the staff report, a copy of which was on file in the
Community Development Department.
3. Chairman Kirk asked if there were any questions of staff.
Commissioner Quill confirmed there were no structural changes to the
elevations. Staff stated that was correct.
4. Chairman Kirk asked why the applicant was not aware of the Building
Code requirements in regard to the building. Staff explained the
history. Community Development Director Doug Evans explained this
type of structure does not allow any combustible materials. He went
on to explain the Building Code issues that had come up during the
plan check process. Chairman Kirk asked staff to explain what
elements were combustible, which staff explained.
5. Commissioner Quill confirmed there were no changes to the colors.
Staff stated that was correct.
6. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Rick Wilkerson, representing Madison/P.T.M. La
Quinta, gave a presentation on their request.
7. Chairman Kirk asked if there were any questions of the applicant.
There being none, Chairman Kirk asked if there was any other public
comment. There being none, the public participation portion of the
hearing was closed and open for Commission discussion.
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Planning Commission Minutes
August 9, 2005
8. Commissioner Quill stated his concern regarding the finish look of the
parking structure. It needs to be hidden from view as you are
traveling south on Washington Street.
9. Chairman Kirk stated his disappointment with the direction the
applicant has had to go redesigning the building. He would rather
review the Building Code definition rather than redesigning the
building. Discussion followed regarding alternatives available to the
Commission and/or the applicant.
10. Chairman Kirk asked if there were any comments on the sign
application. There being none, discussion followed regarding how the
Commission could resolve the design issue of the parking structure.
11. Chairman Kirk reopened the public comment portion of the hearing.
Commissioner Quill asked if any Certificates of Occupancy had been
issued. Mr. Wilkerson stated yes, and went on to explain the phasing
plan of the project.
12. Chairman Kirk asked if it was possible to allow the phasing of the
parking structure to salvage the original design. Community
Development Director Doug Evans stated staff is reviewing the
applicant's ability to utilize part of the parking structure. If the
applicant goes through the appeal process he will not be able to meet
his tenant obligations. Staff is not sure the phasing program would
achieve the architectural objective; it will create an operational
problem.
13. Commissioner Quill stated he had no objection to the shade structure
on the second story. His concern is how it impacts the facades. He
noted the areas of concern. Discussion followed regarding the
changes between the old and new elevations and the need for more
articulation. Community Development Director Doug Evans clarified
that the Commission wanted to see the level of detail along the first
floor plan is equivalent to the original structure with the exception of
the popouts and windows.
14. Chairman Kirk closed the public participation portion of the hearing.
15. It was moved by Commissioners Quill/Daniels to adopt Planning
Commission Resolution 2005-036, approving Site Development
Permit 2003-765, as amended:
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Planning Commission Minutes
August 9, 2005
a. Condition added: The level of detail on the first floor of the
parking structure shall be equal to the originally -approved
design.
Chairman Kirk stated he would be voting no because he supported the
original design of the structure.
ROLL CALL: AYES: Commissioners Daniels, Ladner, and Quill. NOES:
Chairman Kirk. ABSENT: Commissioner Alderson. ABSTAIN:
None.
16. It was moved and seconded by Commissioner Daniels/Ladner to adopt
Minute Motion 2005-010 approving Sign Application 2002-629,
Amendment #2, as recommended. The motion was approved on a 3-
1-1 vote, with Chairman Kirk voting no and Commissioner Alderson
being absent.
VI. BUSINESS ITEMS:
A. Sign Application 2005-898; a request of Imperial Sign Company for El
Ranchito Mexican restaurant for consideration of the use of neon signage in
regard to Chapter 9.160 of the Zoning Ordinance and consideration of a sign
application for the property located at 78-039 Calle Estado.
1. Chairman Kirk opened the public hearing and asked for the staff
report. Associate Planner Andrew Mogensen presented the
information contained in the staff report, a copy of which was on file
in the Community Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Quill asked if there were any other neon signs in the
City. Staff stated no.
3. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Jim Engle, Imperial Sign Company, stated his
reasoning for the requested sign.
4. Chairman Kirk asked if there was any other public comment, there
being none, the public participation portion was closed and open for
Commission discussion.
5. Commissioner Quill stated he was not in favor of neon, especially in
the Village; however he did not object to a similar sign on the west
side hanging from the overhang.
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Planning Commission Minutes
August 9, 2005
6. It was moved by Commissioners Daniels to adopt Minute Motion
2005-01 1, denying Sign Application 2005-898.
7. Commissioner Alderson asked for clarification on what the applicant
was requesting. The applicant clarified there were two requests, one
for the additional sign and secondly, the use of neon.
8. Commissioner Daniels clarified his motion was to deny the use of
neon, but allow the second sign on the west sign in a form similar to
the existing sign. Commissioner Alderson seconded the motion.
Unanimously approved.
9. Community Development Director Doug Evans asked for clarification
on the Code text clarification. Commissioner Daniels asked that staff
bring this back with the next Zoning Code update.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
VIII. COMMISSIONER ITEMS:
A. Review of City Council meeting of August 2, 2005.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Daniels/Ladner to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission to be held on September 13, 2005, at 7:00 p.m.
This meeting of the Planning Commission was adjourned at 8:05 p.m. on August 9, 2005.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
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STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 13, 2005
CASE NOS.: SITE DEVELOPMENT PERMIT 2005-835
REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR A
MULTI -TENANT RETAIL STORE CONSISTING OF 23,000
SQUARE FEET INCLUDING ONE MONUMENT AND
MULTIPLE BUILDING -MOUNTED SIGNS
LOCATION: SOUTHWEST CORNER OF HIGHWAY 111 AND DUNE
PALMS ROAD WITHIN THE CENTRE AT LA QUINTA
COMMERCIAL DEVELOPMENT
APPLICANT/
PROPERTY OWNER: STAMKO DEVELOPMENT COMPANY
REPRESENTATIVE: PERKOWITZ AND RUTH, ARCHITECTS
ZONING: REGIONAL COMMERCIAL (CR)
GENERAL PLAN
DESIGNATION: REGIONAL COMMERCIAL (RC)
ENVIRONMENTAL
CONSIDERATIONS: THE CITY COUNCIL CERTIFIED A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR THE
CENTRE AT LA QUINTA COMMERCIAL CENTER, SPECIFIC
PLAN 97-029, AMENDMENT NO. 3. NO CHANGED
CIRCUMSTANCES OR CONDITIONS EXIST, NOR IS ANY
NEW INFORMATION PROPOSED WHICH WOULD TRIGGER
THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL
ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE
SECTION 21166
SURROUNDING
ZONING/LAND USE: NORTH:
REGIONAL COMMERCIAL (CR/RC)
SOUTH:
REGIONAL COMMERCIAL (CR/RC)
EAST:
REGIONAL COMMERCIAL (CR/RC)
WEST:
REGIONAL COMMERCIAL (CR/RC)
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BACKGROUND AND OVERVIEW:
At the applicant's request this Public Hearing was continued from the previous
Planning Commission meetings of May 24, 2005, June 14, 2005 and July 12, 2005.
At their July 12, 2005 meeting, the Planning Commission reviewed the proposal giving
the applicant direction to modify the design in order to provide more shade, as well as
to provide more relief by adding more color and material (stacked stone). At the
applicant's request, the hearing was again continued to September 13, 2005
(Attachment 1).
Property Description
The currently vacant project site, located at the southwest corner of Highway 1 1 1 and
Dune Palms Road, consists of 2.01 acres (Attachment 2). The project site is within
the Centre at La Quinta Specific Plan 87-029, Amendment No. 3 adopted by the City
Council on December 21, 2004.
Applications Under Consideration
The request is for approval of a Site Development Permit to construct a multi -tenant
retail building consisting of 23,000 square feet and a monument sign (Parcel 1 of
Parcel Map 33588) within the commercial center. No other applications are currently
under consideration for this property.
Architectural Design
The proposed building is a flat roof design with slight variations in the parapet roof
heights ranging from 24 to 27 feet. The modified building elevations (Attachment 3)
utilize anodized aluminum store fronts with fabric awnings, and stacked stone. A
combination of maroon, tan, and light and dark green fabric awnings are proposed to
provide shade and cover to all window and door store fronts. Stacked stone of three
feet six inches is provided along the base columns of all the store front elevations.
The plaster colors include light brown, tans and off-whites. Horizontal and vertical
metal beams were originally proposed but have been removed.
A store front section is provided to illustrate the elements that have been modified
from the previous designs to provide relief to the elevations. The fabric awnings
extend out four feet five inches from the building fascia and the pilasters and stacked
stone extend out two feet six inches from the glass store fronts.
Monument Sign
The Planning Commission provided two options for the Monument Sign; one with
Sam's Club sign as a major anchor in the commercial center with two or three tenants
for the proposed multi -tenant building and an option for only one tenant for the
proposed multi -tenant building.
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The applicant is proposing a monument sign with Sam's Club as the main sign at 13.6
square feet (31 " X 63") with four additional tenant signs. The proposed style and size
of the monument sign structure will match the existing monument structure for Super
Wal-Mart. The structure, with a rock like appearance, is proposed to be eight feet in
height and approximately 16 feet in length. Proposed are four tenant (double faced)
signs, with each sign area/panel proposed at 15" X 63" or 6.56 square feet with a
maximum letter height of ten inches. The total sign area proposed is 53.66 square feet
(106.9 square feet double faced). Letters are proposed to be internally illuminated sign
cabinets with push through letters which give the appearance of individual letters.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES:
The applicant's request was sent to City departments and affected public agencies on
April 29, 2005, requesting comments be returned by May 13, 2003. All applicable
comments are incorporated in the Conditions of Approval.
PUBLIC NOTICE:
This case was advertised in the Desert Sun newspaper and posted on May 14, 2005.
All property owners within 500 feet of the site were mailed a copy of the public
hearing notice.
STATEMENT OF MANDATORY FINDINGS:
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 and
Chapter 9.160 of the Zoning Code as noted in the attached Resolutions.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2005-, approving Site Development
Permit 2005- 835 for development plans of a 23,000 square foot multi- tenant
retail building, building -mounted signs and a monument sign, subject to
conditions.
ATTACHMENTS:
1. Planning Commission Minutes and staff report of July 12, 2005
2. Project Location Exhibit
3. Site Plan and Elevations (with proposed modified elevations)
Prepared by:
Fred Baker, ACT'
Principal Planner
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PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA APPROVING
DEVELOPMENT PLANS FOR A MULTI -TENANT
RETAIL STORE CONSISTING OF 23,000 SQUARE
FEET, A MONUMENT SIGN AND BUILDING -
MOUNTED SIGNS
CASE NO.: SITE DEVELOPMENT PERMIT 2005-835
APPLICANT: STAMKO DEVELOPMENT CO.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the, 24" day of May, 2005 hold a duly noticed Public Hearing and continued
said hearing to the 141" day of June, 2005, the 12" day of July, 2005, and the 131"
day of September, 2005 to review building elevations, site and landscape plans for a
multi -tenant retail store consisting of 23,000 square feet on 2.01 acres; generally
located at the southwest corner of Highway 1 1 1, and Dune Palms Road, more
particularly described as:
PARCEL 1 OF TENTATIVE PARCEL MAP 33588
WHEREAS, the Architectural and Landscaping Review Committee of the
City of La Quinta, California did on the 4t" day of May, 2005 hold a public meeting to
review building elevations, site and landscape plans for a multi -tenant retail store
consisting of 23,000 square feet in size on 2.01 acres, and approved the plans by
adoption of Minute Motion 2005-014.
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 83-63). The City Council certified a Mitigated Negative
Declaration of environmental impact for the Centre at La Quinta Commercial Center,
Specific Plan 97-029, Amendment No. 3 on December 21, 2004. No changed
circumstances or conditions, nor any new information is proposed which would trigger
the preparation of a subsequent Environmental Assessment pursuant to Public
Resources Code Section 21166.
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 to justify approval of
said Site Development Permit 2005-835:
1. The proposed commercial building is consistent with the City's General Plan in
that the property is designated Regional Commercial (RC). The project is
consistent with the goals, policies and intent of the La Quinta General Plan Land
Use Element (Chapter 2), provided conditions are met.
PAReports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC RESO SDP 2005-835.doc
Planning Commission Resolution 2005-
Site Development Permit 2005-835
Stamko Development Co.
Adopted: September 13, 2005
2. The proposed project is consistent with the goals and objectives of the Centre
at La Quinta Specific Plan, Specific Plan 97-029, Amendment No. 3 in that the
project is a permitted use and complies with the development standards and
design guidelines.
3. The proposed building is consistent with the City's Zoning Code in that
development standards and criteria contained in the Centre at La Quinta Specific
Plan 97-029, Amendment No. 3. supplements, replaces, or are consistent with
those in the City's Zoning Code.
4. The site design of the proposed project is compatible with the commercial
development in the area, and accommodates site generated traffic at area
intersections.
5 The landscape design of the proposed project, as conditioned by the ALRC,
complements the building and the surrounding commercial area in that it
enhances the aesthetic and visual quality of the area and uses a high quality of
materials.
6. The architectural design of the project, as conditioned by the ALRC, is
compatible with surrounding commercial buildings and development in the
general vicinity in that it is similar in scale; the building materials provided are a
durable, aesthetically pleasing, low maintenance, with a blend of surfaces and
textures.
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
Commission in this case;
2. That it does approve Site Development Permit 2005-835 for the reasons set
forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on this the 13t' day of September, 2005, by
the following vote, to wit:
AYES:
NOES:
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Planning Commission Resolution 2005-
Site Development Permit 2005-835
Stamko Development Co.
Adopted: September 13, 2005
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Comrnunity Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
GENERAL
1. The developer agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit, or any Final Map recorded hereunder. 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.
2. Prior to the issuance of any grading, construction, or building permit by the City,
the developer shall obtain any necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• SCAQMD Coachella Valley
• Caltrans
The developer 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 developer shall furnish proof of such
approvals when submitting those improvements plans for City approval.
A project -specific NPDES construction permit must be obtained by the
developer; and who then shall submit a copy of the Regional Water Quality
Control Board's ("RWQCB") acknowledgment of the developer's Notice of Intent
("NOI"), prior to the issuance of a grading or site construction permit by the
City.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDE
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
3. The developer 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.
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").
The developer or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The developer's SWPPP shall be approved by the City Engineer prior to
any on or off -site grading being done in relation to this project.
C. The developer 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.
D. The developer's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the developer shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
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 developer 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 developer shall offer for dedication on the Final Map all public street right-
of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
7. No public street right-of-way offers for dedication required for this development.
8. The developer shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Highway 1 1 1 (Major Arterial — State Highway) - 50-foot from the R/W-
P/L.
B. Dune Palms Road (Primary Arterial) - 20-foot from the R/W-P/L.
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 developer shall offer for dedication blanket easements for those purposes on
the Final Map.
9. Direct vehicular access to Dune Palms Road along the Site Development Permit
boundary is restricted, except for those access points identified on the approved
Site Development Permit site plan, or as otherwise conditioned in these
conditions of approval. The vehicular access restriction shall be shown on the
recorded final parcel map.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
10. Direct vehicular access to Highway 1 1 1 is prohibited. Ancillary vehicular access
to Highway 111 from this Site Development Permit site shall be through the
signalized intersection at La Quinta Drive and existing access driveways for
Parcel Map No. 30420.
11. The developer 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.
12. The developer shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Site
Development Permit and the date of recording of any Final Map, unless such
easement is approved by the City Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers to persons currently certified or licensed
to practice their respective professions in the State of California.
13. 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.
14. 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 developer may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
A.
On -Site Rough Grading Plan
1 "
= 40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1"
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDE
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
0
E
Off -Site Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s) (drawn
at 20 scale) that show the meandering sidewalk, mounding, and berming design
in the combined parkway and landscape setback area.
F.
Traffic Signal Modification Plan
1 "
= 20'
Horizontal
G.
Off -Site Median Landscaping Plans
1 "
= 40'
Horizontal
NOTE: D through F to be submitted concurrently. Caltrans approval required for
all work within Highway 1 1 1 right of way.
H. Precise Grading Non -Residential Plan 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-
foot of cover, or sufficient cover to clear any adjacent obstructions.
The developer 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 &
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
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.
"Precise Grading Non -Residential" 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.
15. 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.
16. The developer 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 developer 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.
IMPROVEMENT SECURITY AGREEMENTS
17. Depending on the timing of the development of the Site Development Permit,
and the status of the off -site improvements at the time, the developer 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 site development permit.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
Off -Site Improvements should be completed on a first priority basis. The
developer shall complete Off -Site Improvements in the first phase of
construction.
In the event that any of the improvements on Dune Palms Road required for this
development are constructed by the City or other developer of Tentative Parcel
Map No. 33588, the developer shall, prior to the approval of the issuance of
any permit related thereto, reimburse the City or other developer of Tentative
Parcel Map No. 33588, for the costs of such improvements.
18. Should the developer 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, and/or withhold other approvals related to the development of the
project.
GRADING
19. The developer shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
20. Prior to occupancy of the project site for any construction, or other purposes,
the developer shall obtain a grading permit approved by the City Engineer.
21. To obtain an approved grading permit, the developer shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
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, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), 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.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
The developer 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.
22. The developer 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.
23. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area, except for
the backslope (i.e. the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six feet (6') of the curb, otherwise the maximum slope within
the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to
the curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches 0 8") behind the curb.
24. The developer shall abandon any existing wells within the Site Development
Permit boundaries as approved by CVWD and the City Engineer.
25. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the site development
permit, unless the pad elevations have other requirements imposed elsewhere in
these Conditions of Approval.
26. 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, the developer shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
27. Prior to the issuance of a building permit for any building lot, the developer shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDE
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
Nuisance water shall be retained on site and shall 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 surges of up to 3
gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. The sand
filter and leach field shall be designed to contain nuisance water surges from
landscape area, residential unit, and off -site street nuisance water. Flow from
adjacent well sites shall be designed for retention area percolation by separate
infiltration system approved by the City Engineer. 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.
30. Stormwater may not be retained in landscaped parkways or landscaped setback
lots Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
31. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
32. 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.
33. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
34. The developer shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
35. The developer 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.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDE
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
36. 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.
37. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the developer shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The developer shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
38. The developer 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.
39. 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 (Major Arterial - State Highway; 140' R/W):
Per proposed Street Improvement Plans for Highway 1 1 1, the City
of La Quinta will widen the south side of the street along all
frontage adjacent to the Site Development Permit boundary to its
ultimate width on the south side as specified in the General Plan
and as approved by CALTRANS. The south curb face shall be
located fifty eight feet (58') south of the centerline, except at
locations where additional street width is needed to accommodate:
a) A deceleration/right turn only lane on Highway 111 at the
Dune Palms Road intersection per CALTRANS requirements.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
Required improvements of this site development permit in the
Highway 111 right or way and/or adjacent landscape setback area
include:
b) Eight -foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the curb
line that either touches the back of curb or approaches
within five feet of the curb at intervals not to exceed 250
feet. The sidewalk curvature radii should vary between 50
and 300 feet, and at each point of reverse curvature, the
radius should change to assist in creating the arrhythmic
layout. The sidewalk shall meander into the landscape
setback lot and approach within 5 feet of the perimeter wall
at intervals not to exceed 250 feet.
c) If development of this Site Development Permit precedes
the City's Highway 111 Improvement project and/or the
Dune Palms Road improvements by the developer of Parcels
2 and 3, the applicant shall modify the existing traffic signal
at the Highway 111 and Dune Palms Road intersection for a
dual left turn for northbound Dune Palms Road traffic to
westbound Highway 111 and any street improvements
required by Caltrans. The traffic signal modification shall be
performed concurrently with street improvements and may
be multi -staged depending on the timing of said
improvements.
2) Dune Palms Road (Primary Arterial; 110' R/W option):
The applicant shall pay its pro rated share to the developer of
Parcels 2 and 3 of Parcel Map No. 33588 for street improvements
along the Parcel 1 easterly boundary to include widening the west
side of the street along all frontage adjacent to the Site
Development Permit boundary to its ultimate width on the west
side as specified in the General Plan and the requirements of these
conditions. Rehabilitate and/or reconstruct existing roadway
pavement as necessary to augment and convert it from a rural
county -road design standard to La Quinta's urban arterial design
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDE
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
standard. The west curb face shall be located forty three feet
(43') west of the centerline, except at locations where additional
street width is needed to accommodate:
a) A 250-foot long dual left turn lane for northbound Dune
Palms Road at the Highway 1 1 1 intersection. The west curb
face shall be located forty four feet (44') west of the
centerline with a variable transition of 200 feet.
b) A deceleration/right turn only lane on Dune Palms Road at
the Parcel 1 driveway (Driveway #5). The west curb face
shall be located of fifty one (51') west of the centerline and
length to be determined by a traffic study prepared for the
developer by a licensed traffic engineer per Engineering
Bulletin # 03-08 however at a minimum 100 feet long plus
a variable dedication of an additional 50 feet.
c) An 18 - foot wide raised landscaped median along the entire
boundary of the Site Development Permit plus variable
width as needed to accommodate a dual left turn for the
north bound Dune Palms Road traffic turning left to
westbound Highway 1 1 1. The length shall be 250 feet with
a 100-foot (50 to 1) taper.
Required improvements of this site development permit in
the Dune Palms Road right or way and/or adjacent
landscape setback area include:
d) 8-foot wide meandering sidewalk. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line
that either touches the back of curb or approaches within
five feet of the curb at intervals not to exceed 250 feet.
The sidewalk curvature radii should vary between 50 and
300 feet and at each point of reverse curvature, the radius
should change to assist in creating the arrhythmic layout.
The sidewalk shall meander into the landscape setback lot
and approach within 5 feet of the perimeter wall at intervals
not to exceed 250 feet.
PAReports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
The developer shall extend improvements beyond the a>) rcel boundaries
to ensure they safely integrate with existing improvements (e.g., grading;
traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
Entry drives, main interior circulation routes, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be
determined by the City Engineer.
The developer 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 (Low Traffic Areas)
3.0"
a.c./4.5"
c.a.b.
Parking Lot (High Traffic Areas)
4.5"
a.c /5.5"
c.a.b.
Primary Arterial
4.5"
a.c./6.0"
c.a.b.
or the approved equivalents of alternate materials.
40. The developer 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 developer shall not schedule construction operations until mix
designs are approved.
41. General access points and turning movements of traffic are limited to the
following:
A. The driveway to this Site Development Permit to Dune Palms Road
(approximately 310; south of Highway 1 1 1): Right turn in and right turn
out movements are permitted. Left turn in and left turn movements
prohibited.
42. Improvements shall include appurtenances such as traffic control signs,
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
43. 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.
PARKING LOTS and ACCESS POINTS
44. 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.
B. ADA accessibility routes shall be a minimum of 4 feet and shall be at 90
and 180 degree angles to adjacent buildings in Parcel Map No. 30420
and public streets.
C. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
D. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
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.
CONSTRUCTION
45. The City will conduct final inspections of habitable buildings only when the
buildings have access to publicly -maintained streets. The improvements shall
include required traffic control devices, pavement markings and signage.
LANDSCAPING
46. The developer shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDE
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
47. The developer shall provide landscaping in the required setbacks, retention
basins, common lots and parking areas.
48. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
49. The developer shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the developer
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.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along
public streets.
QUALITY ASSURANCE
51. The developer shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
52. The developer shall employ, or retain, qualified engineers, surveyors, and such
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.
53. The developer 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.
54. Upon completion of construction, the developer shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
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PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
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 developer
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
55. The developer shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
56. The developer shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
57. The developer 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 developer makes application for plan check and
permits.
58. 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).
ARCHITECTURAL AND LANDSCAPE COMMITTEE
59. This Condition has been complied with. Building plans shall eliminate the
horizontal (blue / blue green) metal accent beams.
60. This Condition has been complied with. Provide architectural detailing that
includes deeper window recesses and more substantial canopies/ trellises, and a
trim detail along the edge of the parapet.
61. This Condition has been complied with. Add a wainscot of stacked stone to
add interest to the front elevations.
PAReports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDE
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
FIRE MARSHALL
62. Approved super fire hydrants, shall be spaced every 330 feet and shall be
located not less than 25 feet nor more than 165 feet from any portion of the
buildings as measured along outside travel ways.
63. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
64. The water mains shall be capable of providing a potential fire flow of 2500 gpm
and the actual fire flow from any two adjacent hydrants shall be 1500 gpm for
a 2-hour duration at 20-psi residual operating pressure.
65. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be
submitted to the Fire Department.
66, Fire Department connections (FDC) shall be not less than 25 feet nor more than
50 feet from a fire hydrant and shall be located on the front side of the
buildings. FDC's and PIV's may not be located at the rear of buildings. Note,
also that FDC's must be at least 25 feet from the building and may not be
blocked by landscaping, parking stalls or anything that may restrict immediate
access.
67. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
68. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
69. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
70, Fire Department street access shall come to within 150 feet of all portions of
the 1 st. floor of all buildings, by path of exterior travel. Turning radiuses shall
be no less than 38 feet outside.
71. Any commercial operations that produce grease -laden vapors will require a
PAReports - PC\2005\9-13-05\Stsmko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDE
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
Hood/duct system for fire protection (restaurants, drive-thru's, etc.).
72. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
73. Install a KNOX key box on each commercial building and/or suite. (Contact the
Fire Department for an application.)
74. Install portable fire extinguishers as required by the California Fire Code.
75. Any submissions to the fire department are the responsibility of the applicant.
SHERIFF DEPARTMENT
76. 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) 863-895.
COMMUNITY DEVELOPMENT
77. The Community Development Director shall approve the final location and
access orientation to trash enclosures as well as the gate/enclosure wall design.
78. The applicant shall submit one of following two options
A. A revised design of the monument structure, proposed at 8' x16', by
reducing the overall size by 40% and limiting the number of signs panels
to three tenants for Community Development Director approval, or;
B. A revised sign design which includes Sam's Club and three additional
tenant signs below the Sam's Club sign on a monument structure, as
proposed, at 8' x16'.
79. This Condition has been complied with. The applicant shall submit for
Community Development Director approval, revised elevations showing stacked
stone wainscoting on all columns of the building. In addition the applicant shall
P:\Reports - PC\2005\9-13-05\Stemko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
redesign the front elevations to create a pedestrian walkway adding columns
and canopies, increase awning depth, or a combination of architectural elements
to create minimum architectural relief three to seven feet in depth.
P:\Reports - PC\2005\9-13-05\Stemko SDP 05-835\9-13 PC COA SDP2005-835.DOC
ATTACHMENI
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
July 12, 2005
CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:00
p.m. by Chairman Kirk who asked Commissioner Daniels to lead the flag
salute.
B. Present: Commissioners Ed Alderson, Rick Daniels, Paul Quill and
Chairman Kirk. It was moved and seconded by Commissioners
Daniels/Alderson to excuse Commissioner Ladner. Unanimously
approved.
C. Staff present: Community Development Director Doug Evans, Assistant
City Attorney Michael Houston, Assistant City Engineer Steve Speer,
Principal Planner Fred Baker, and Executive Secretary Betty Sawyer.
PUBLIC COMMENT: None.
II. CONFIRMATION OF THE AGENDA:
A. Chairman Kirk asked if there were any corrections to the Minutes of June
28, 2005. There being none, it was moved and seconded by
Commissioners Daniels/Alderson to approve the minutes as submitted
IV. CONSENT ITEMS: None.
V. PUBLIC HEARINGS:
A. Site Development Permit 2005-835; a request of Stamko Development
Co. for consideration of development plans for a multi -tenant retail store
consisting of 23,000 square feet, located at the southwest corner of
Highway 111 and Dune Palms Road
1. Chairman Kirk opened the public hearing and asked for the staff
report. Principal Planner Fred Baker presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
G:\WPDOCS\PC MinutesU-12-05.doc
Planning Commission Minutes
July 12, 2005
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Alderson asked about the location of the trash
enclosures. Staff informed the Commission the applicant had
brought a drawing showing a new location for the trash enclosure.
The drawing shows a driveway access easement off the Sam's
Club gas station site.
3. Commissioner Daniels asked if staff was recommending the signs
or boulders that were to have the signs on, were to be reduced.
Staff stated both were being requested to be reduced.
4. Commissioner Quill asked if the ALRC recommendations and what
staff was recommending were contained in the staff report. Staff
stated yes and explained the changes proposed.
5. Commissioner Alderson asked about the location of the sky blue
awning. Staff explained the location. Community Development
Director Doug Evans explained the concerns regarding the
driveway off of Dune Palms Road.
6. Chairman Kirk asked if the applicant would like to address the
Commission. Ms. Chris Clarke, Stamko Development Co., gave a
presentation on the project and explained the request for the
relocation of the trash enclosure. She stated the trash enclosures
will be the same color as all the other trash enclosures in the
Center. Mr. Russ Beckner, Stamko Development Co., addressed
Conditions No. 78 and 79.
7. Chairman Kirk asked the applicant to identify what staff conditions
they would like to change. Mr. Beckner explained their concerns.
8. Chairman Kirk asked if there were any questions of the applicant.
Commissioner Alderson stated he does not believe asking for
architectural changes are a detriment to the project.
9. Commissioner Quill asked if the conditions were agreeable to the
applicant. Mr. Beckner explained the changes they were willing to
make on the building. Commissioner Quill stated his concern is
that the building needs to have architectural details. He asked if
the applicant could supply some suggestions. Mr. Beckner gave
some alternatives and went on to explain the sign program.
G:\WPDOCS\PC Minutes\7-12.05.doc 2
Planning Commission Minutes
July 12, 2005
10. Chairman Kirk asked if there was a representation from Sam's
Club. Community Development Director Doug Evans stated that if
the sign is shared with the Sam's Club and there is no menu
board, staff would have no objection.
11. Chairman Kirk asked how you would handle a sign for a business
that is not a part of this program. Staff explained the process.
Mr. Beckner requested the sign contain Sam's Club plus three
additional tenants on both sides. Ms. Clarke explained her request
for the sign.
12. Chairman Kirk asked if there was any other public comment.
There being none, the public hearing was closed and open for
Commission discussion.
13. Commissioner Daniels stated he agrees with the canopies, but not
the popout on the buildings. On the signs, he likes splitting the
sign up between Sam's Club and the other tenants of this building.
14. Commissioner Alderson stated that in terms of the architectural
enhancement, the deeper tones are attractive. He does agree with
the applicant's concerns on the popouts. In regard to the
canopies, he believes they would be a benefit. Concerning the
signs, he concurs with the applicant.
15. Commissioner Quill stated he concurs with staff's
recommendation. Regarding the canopies on the east elevation,
they would be helpful. The architectural suggestions by the ALRC
are good, and with the applicant not submitting anything new, he
would agree with approving staff's recommendation. On the
signage, he has no concerns.
16. Chairman Kirk asked if this was part of the Specific Plan. Staff
stated yes. Chairman Kirk stated he believes that if the applicant
has gone to the trouble to design a specific plan, then the
Commission should not expect any changes to the design. He is
torn in that it should be better and yet the applicant has made a
good argument that the design should not be changed. He is not
comfortable voting for something that he does not know the
ultimate outcome. Community Development Director Doug Evans
stated staff too struggled with how to create a better design. The
conditions were written to allow the architect the opportunity to
create depth and design.
G:\WPDOCS\PC MmutesW-12-05.doc 3
Planning Commission Minutes
July 12, 2005
17. It was moved by Commissioners Quill/Daniels to adopt Planning
Commission Resolution 2005-031, approving Site Development
Permit 2005-835, as recommended by staff and as amended:
a. Condition #78.8. added to allow for the sign to remain as it
is proposed size, if it is combined with the Sam's Club and
two or three additional tenant signs.
b. Condition added: trash enclosure design and location are
approved as requested by the applicant.
18. Chairman Kirk reopened the public hearing. Ms. Clarke stated that
with the condition as written, she is at the whim of staff to design
the building. She currently is in negotiations with the City and she
15 days from the approval of the SDP to purchase the land. If she
has to wait for the architect and staff to redesign the building, she
cannot meet the time constraints of the Agreement. If the
Commission approves the application, she will be forced to appeal
the decision to the City Council. She would prefer the
Commission continue the application to give her time to work with
her architect and resubmit a new design to the Commission for
their approval.
19. Commissioner Quill stated that if the applicant is willing to
resubmit the design he is willing to agree to a continuance to allow
the applicant the opportunity to redesign the building.
20. Commissioners Quill/Daniels withdrew their motion.
21. It was moved and seconded by Commissioner Daniels/Quill to
continue Site Development Permit 2005-835, to September 13,
2005.
22. Chairman Kirk asked the Commissioners to provide the developer
with direction in regard to what is expected.
23. Commissioner Quill stated the architect is well known for his
quality, and his direction would be to provide more relief, color,
and shade.
24. Chairman Kirk suggested they also consider different materials.
25. Commissioner Alderson stated he too would prefer the applicant
work with their architect to redesign the building.
GAWPDOCS\PC Minutes\7.12-05Am 4
• ,1
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 12, 2005
CASE NOS.: SITE DEVELOPMENT PERMIT 2005-835
REQUEST: DEVELOPMENT PLANS FOR A MULTI -TENANT RETAIL
STORE CONSISTING OF 23,000 SQUARE FEET AND A
MONUMENT SIGN AND BUILDING MOUNTED SIGNS
LOCATION: SOUTHWEST CORNER OF HIGHWAY 111 AND DUNE
PALMS ROAD WITHIN THE CENTRE AT LA QUINTA
COMMERCIAL DEVELOPMENT
APPLICANT/
PROPERTY OWNER: STAMKO DEVELOPMENT COMPANY
REPRESENTATIVE: PERKOWITZ AND RUTH, ARCHITECTS
ZONING: REGIONAL COMMERCIAL (RC)
GENERAL PLAN
DESIGNATION: REGIONAL COMMERCIAL (RC)
ENVIRONMENTAL
CONSIDERATIONS: THE CITY COUNCIL CERTIFIED A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR THE
CENTRE AT LA QUINTA COMMERCIAL CENTER, SPECIFIC
PLAN 97-029, AMENDMENT NO. 3. NO CHANGED
CIRCUMSTANCES OR CONDITIONS EXIST, NOR ANY NEW
INFORMATION IS PROPOSED WHICH WOULD TRIGGER
THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL
ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE
SECTION 21166
SURROUNDING
ZONING/LAND USE: NORTH:
REGIONAL COMMERCIAL (RC)
SOUTH:
REGIONAL COMMERCIAL (RC)
EAST:
REGIONAL COMMERCIAL (RC)
WEST:
REGIONAL COMMERCIAL (RC)
BACKGROUND AND OVERVIEW:
Property Description
The currently vacant project site, located at the southwest corner of Highway 111 and
Dune Palms Road, consists of 2.01 acres (Attachment 1). The project site is within
the Centre at La Quinta Specific Plan 87-029, Amendment No. 3 adopted by the City
Council on December 21, 2004.
Applications Under Consideration
The request is for approval of a Site Development Permit to construct a multi -tenant
retail building consisting of 23,000 square feet and building -mounted signs and a
monument sign (Parcels 1 of Parcel Map 33588) within the commercial center.
Sits Plan
The "L" shaped building takes access from Dunes Palms Road with vehicle access
being a right -in only on the east side of the property to a driveway leading to the
parking lot (Attachment 2). The parking lot has a driveway connection with the
buildings and parking lot to the west. The buildings are proposed to have storefront
entrances oriented generally towards Highway 111 and Dune Palms Road. The parking
lot, with a total of 128 spaces, is located to the north and east of the building.
Parking lot lighting is proposed to match the pole heights (24 feet) and fixtures with
the adjacent parking lot for the existing multi -tenant buildings. Staff has added a
Condition of Approval that requires the location, access and orientation of the trash
enclosure to be oriented towards the driveway and not to the parcel to the south
which will be a high traffic volume driveway (Sam's Club fueling station). In addition,
this condition requires the design of the gate and enclosure wall to be submitted for
approval by the Community Development Director.
With the City's Highway 111 Improvement Project, the City bears the cost of widening
Highway 111 from the centerline to the curb face; the applicant is responsible for
payment of a pro rated share to the developer of Parcels 2 and 3 of Parcel Map No.
33588 (Sam's Club), for Dune Palms Road street improvements along the easterly
edge of this proposal (Parcel 1).
If development of this Site Development Permit precedes the City's Highway 111
Improvement Project and/or the Dune Palms Road improvements by the developer of
Parcels 2 and 3, the applicant shall modify the existing traffic signal at the Highway
111 and Dune Palms Road intersection for a dual left turn lane for northbound Dune
Palms Road traffic to westbound Highway 111 and any street improvements required
by Caltrans. The traffic signal modification shall be performed concurrently with street
improvements and may be multi -staged depending on the timing of the improvements.
PAReports - PC\2005\7-12-05\Stamko SDP 05-835\cond PC staff prt SDP 2005-835.doc
Architectural Design
The proposed architectural design, reviewed by the ALRC is the same architectural
style as the multi -tenant retail shops to the west of this property. The proposed
building is a flat roof with slight variations in the parapet roof heights from 24 to 27
feet. The proposed building utilizes anodized aluminum store fronts with a stone
veneer, blue metal accent beams, and "Sky Blue" fabric awnings that rise to 34 feet.
The plaster colors include light tans and off-whites.
Landscape Plan
The proposed landscaping plan identifies a palette of plant material consisting of
shrubs, groundcover, and trees for the on -site parking planters and the building
planters along Highway 111. The proposed landscaping plan is consistent with the
landscape concept in the Specific Plan and the Highway 111 Design Guidelines. Water
efficient landscaping materials, including native plants are provided.
ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW:
The ALRC reviewed this request at its meeting of May 4, 2005 (Attachment 3). The
Committee agreed with the staff report that architectural variety within the Center,
without substantially changing the project floor plans and building structure, should be
achieved. Increasing the size of canopies and columns, additional wainscoting, and
other accent enhancements will not change the building footprint or the tenant space
options. The Committee adopted Minute Motion 2005-014 recommending approval of
the project subject to the following conditions which have been incorporated into this
review:
• Eliminate the architectural blue metal accent beams.
• Provide architectural detailing including deeper window recesses and more
substantial canopies/ trellises, and a trim detail along the edge of the parapet.
• Add a wainscot of stacked stone to add interest to the elevations.
After the ALRC meeting, staff received modified elevations from the applicant
responding to the ALRC comments and conditions. The modified elevations, in your
attachments, are in addition to the elevations reviewed by the ALRC. The applicant is
proposing to change colors to be consistent with the new Goodyear building color
palette providing deeper richer colors. In addition, the applicant has added green metal
horizontal cross beams matching the color and accent treatment for the Goodyear
store. Three architectural green metal accent beams, 34 feet in height, remain on the
building. Canopy colors match the proposed color of the metal beams and provide
some relief to a flat front elevation. More substantial canopies have not been
addressed. The proposed building facade is flat with the horizontal metal beams
PAReporls - PC\200517.12-05\Stamko SDP 05-835\cond PC staff prt SDP 2005-835.doc
extending out four feet; columns extend out two feet, and canopies extending out four
feet. Sidewalks adjacent to the building are proposed to be13 feet wide.
Staff has added a Condition of Approval requiring a redesign of the front elevations to
create a pedestrian arcade by bringing all the store front columns out by at least three
feet and extending the canopies over the sidewalk by at least seven feet to create a
pedestrian walkway arcade. Stacked stone is proposed for the columns at three
locations on the building (the largest tenant spaces which also have the higher
parapets) which addresses, in part, the ALRC wainscoting condition. Staff has added
a Condition of Approval to require stacked stone wainscoting on all columns on the
building.
Sin Program
The proposed Sign Program is the same as the Sign Program for the existing adjacent
multi -tenant buildings in the commercial Center. Sign length for each tenant is
proposed to be 70% of the lineal store front; sign size is proposed to be one and one
half (1'h) square feet of the lineal frontage not to exceed 100 square feet. Letters are
proposed to be individual internally illuminated.
The proposed style of the monument sign structure will match the existing monument
structure for Super Wal-Mart. The structure, with a rock like appearance, is proposed
to be eight feet in height and approximately 16 feet in length. Proposed are six tenant
(double faced) signs, with each sign area/panel proposed at 19" X 63" or 8.31 square
feet for a total sign area of 49.86 square feet (99.72 square feet double faced).
Letter!) are proposed to be internally illuminated sign cabinets with push through letters
which give the appearance of individual letters.
The existing monument sign identifies the two major tenants, Super Wal-mart and
Marshall's in the Centre. The proposed monument sign is not in scale with the project
size; staff has added a Condition of Approval to redesign the monument structure,
proposed at 8' x16', by reducing the overall size by 40% and limit the number of sign
panels to three tenants.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES:
The applicant's request was sent to City departments and affected public agencies on
April 29, 2005, requesting comments be returned by May 13, 2003. All applicable
comments are incorporated in the Conditions of Approval.
PUBLIC NOTICE:
This case was advertised in the Desert Sun newspaper and posted on May 14, 2005.
All property owners within 500 feet of the site were mailed a copy of the public
hearing notice.
P:\Reports - PC\2005\7-12-05\Stamko SDP 05-835\cond PC staff prt SDP 2005-835.doc
STATEMENT OF MANDATORY FINDINGS:
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 and
Chapter 9.160 of the Zoning Code as noted in the attached Resolutions.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2005-_, approving Site Development
Permit 2005- 835 for development plans of a 23,000 square foot multi- tenant
retail building, subject to conditions.
ATTACHMENTS
1. Project Location Exhibit
2. Site Plan and Elevations (with proposed modified elevations)
3. Minutes of the ALRC meeting of May 4, 2005
Prepared by:
Fred Baker, A16X;�
Principal Planner
PAReports - PC\2005\7-12-05\Stamko SDP 05-835\cond PC staff prt SDP 2005-835.doc
ATTACHMENT
AVENUE 48
� N
PROJECT LOCATION MAP
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 13, 2005
CASE NO.: CONDITIONAL USE PERMIT 2005-093
APPLICANT: LA QUINTA PLAYHOUSE, LLC
REQUEST: CONSIDERATION TO ALLOW A TENT ON THE "EVENTS
LAWN" IN OLD TOWN LA QUINTA FOR PLAY
PRODUCTIONS AND A SERIES OF SPECIAL EVENTS
LOCATION: CENTER LAWN ON THE SOUTH SIDE OF CALLE TAMPICO
BETWEEN DESERT CLUB DRIVE AND AVENIDA BERMUDAS
AT OLD TOWN LA QUINTA
PROPERTY
OWNER: OLD TOWN LA QUINTA, LLC
GENERAL PLAN: VILLAGE COMMERCIAL
ZONING: VILLAGE COMMERCIAL
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL
REVIEW PURSUANT TO PROVISIONS OF SECTION 15304
(CLASS 4) OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA), IN THAT THE PROPOSED PROJECT
INVOLVES MINOR TEMPORARY USE OF LAND HAVING NO
NEGLIGIBLE OR PERMANENT EFFECTS ON THE
ENVIRONMENT.
SURROUNDING
LAND USES:
NORTH: PARKING LOT, PARKING LAWN, CALLE TAMPICO
SOUTH: MAIN STREET, OLD TOWN BUILDING C
EAST: PARKING LAWN
WEST: OLD TOWN "BUILDING B"
BACKGROUND:
The location of the proposed tent is on a lawn area in the center of Old Town La
Quinta, south of Calle Tampico, north of Main Street, and between a parking lawn
and "Building B" on the east and west, respectively (Attachment 1). The site
proposed for the placement of the tent is approximately 3,500 square feet. The site
was approved as a future building site for Old Town La Quinta. Previously, it has
been used as a special "events lawn", in which art shows and sales have been
held.
In the past, play productions by the La Quinta Playhouse were approved by the City
utilizing the Temporary Use Permit process per Section 9.100.140 of the Zoning
Code. The productions and the use of a tent were approved for each individual
play. Last season, the tent was set up on the lawn northeast of this season's
proposed location. There were no significant issues with the playhouse use and
parking was adequate.
PROJECT REQUEST:
The applicant requests a Conditional Use Permit to allow the setup of a tent to hold
a series of six play productions and several various merchant special events. The
proposed tent is approximately 1,600 square feet, which allows a maximum
occupancy of 150 persons (Attachment 2). The color of the tent is white, and its
dimensions are 40' x 40', and 20' in height.
The play productions are scheduled to occur Thursdays through Sundays, starting
at 7:00 p.m. and ending before 10:00 p.m., beginning October 7, 2005, and ending
March 19, 2006. The dates for the merchant special events have not yet been
specified. This Conditional Use Permit requests approval to allow the tent to
remain assembled throughout the entirety of the play season, October, 2005
through March, 2006.
The proposed tent would be used for play productions during periods when some of
the other businesses on the site are open. Some restaurants and shops will remain
open during the play productions to take advantage of the increased number of
visitors, while others will close at their normal business hours. Since the play
productions will not occur during the normal business day (8:00 a.m. to 5:00 p.m.),
there should minimal effects on the businesses in Old Town La Quinta.
The proposed tent would also be used for merchant special events at various dates
and times when the tent is not being used for play productions. These may include
weekdays, weeknights, and weekends. A list of ten special events has been
provided to the Community Development Department (Attachment 3). The
applicant will apply for a separate temporary use permit for these and any additional
events.
Although previous tent events have not created any parking problems, the applicant
proposes an adequate parking plan for the play productions and special events. In
addition to the paved parking spaces provided by Old Town La Quinta, the lawn
area north of the proposed tent area, and on the corner of Calle Tampico and
Avenida Bermudas, will be powder striped for parking, and can accommodate over
100 cars. The lawn is currently being used for overflow parking. The available
parking appears to be sufficient. If needed, vehicles may be directed to the new
City parking lot on the corner of Calle Montezuma and Avenida Bermudas, after its
projected opening in November.
The tent is proposed in a central location, and is expected to be complementary to
the existing businesses. There will be sufficient parking to accommodate its uses,
while leaving sufficient parking available for other tenants of the facility. The land
use is therefore considered compatible with the area in which the tent is proposed.
Public Notice
This request was published in the Desert Sun newspaper on September 2, 2005,
and mailed to all affected property owners and occupants within 500 feet of the
tent site as required by Section 9.200.110 of the Zoning Code. To date, no letters
have been received.
Public Agency Review
A copy of this request has been sent to all applicable public agencies and City
Departments on August 1, 2005. All written comments received are on file with
the Community Development Department. Applicable comments received have
been included in the recommended Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
Findings to approve this request per Section 9.210.020.F of the City of La Quinta
Zoning Code can be made and are contained in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2005- , approving Conditional Use
Permit 2005-093, subject to the attached findings and Conditions of Approval.
Attachments:
1. Location map
2. Tent plan
3. Proposed special events
Prepared by:
T��
JAY WUU, Assistant Planner
PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT TO ALLOW A TENT ON THE
"EVENTS LAWN" IN OLD TOWN LA QUINTA FOR PLAY
PRODUCTIONS AND SPECIAL EVENTS
CASE NO.: CONDITIONAL USE PERMIT 2005-093
APPLICANT: LA QUINTA PLAYHOUSE, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 13t" day of September, 2005, hold a duly noticed Public Hearing to consider
the request of La Quinta Playhouse, LLC for a Conditional Use Permit to allow the a
tent in Old Town La Quinta to hold play productions and special events; and,
WHEREAS, said Conditional Use Permit has complied with the
requirements of the "Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63), in that the Community Development
Department has determined that the proposed Conditional Use Permit is exempt from
CEQA review under Guidelines Section 15304 (Class 4); and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings to justify approval of said
Conditional Use Permit:
A. The public roadways surrounding the event areas are capable of handling the
anticipated traffic volumes generated from this event. No significant effects are
anticipated which would be detrimental to the health, safety and public welfare
of the community.
B. This event is categorically exempt from environmental review under the
California Environmental Quality Act (CEQA), under CEQA Guidelines, Section
15304(e).
C. Temporary facilities such as parking, restrooms, security, lighting, seating, fire
and medical services, etc., will be provided and/or required to accommodate
volunteers, employees, and event guests.
D. The required conditions will ensure that tenants and residents within the
surrounding area will not be adversely affected by this event.
P:\Repoits - PC\2005\9-13-05\PLAYH0USE\C1JP 2005-093 PC Resolution.doc
Planning Commission Resolution 2005-
Conditional Use Permit 200"93
La Quinta Playhouse, LLC
September 13, 2005
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 Conditional Use Permit 2005-093 for the reasons
set forth in this Resolution and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this the 13" day of September, 2005 by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2005-093
LA QUINTA PLAYHOUSE, LLC
SEPTEMBER 13, 2005
GENERAL
1. By holding this outdoor event, the applicant agrees to indemnify, defend and
hold harmless the City of La Quinta, its agents, officers, and employees from
any claim, action, or proceeding to attack, set aside, void, or annul the
approval of this Conditional Use Permit. The City of La Quinta shall have the
right to select its defense counsel at its sole discretion.
The City of La Quinta shall promptly notify the applicant of any claim, action,
or proceeding and shall cooperate fully in the defense.
2. The applicant shall comply with all provisions of the La Quinta Municipal
Code (LQMC).
3. Permits for any temporary structures (e.g. tents exceeding 200 square feet
and/or canopies exceeding 400 square feet), stages or open flame devices
shall be obtained prior to their installation. Prior to the event set-up, please
contact the La Quinta Building & Safety Department and Riverside County
Fire Safety (863-8886) for any additional requirements of the Fire Marshal.
Fire lanes shall be established and/or maintained during the event.
4. The La Quinta Playhouse shall contract with the Riverside County Fire
Department for provision of services necessary to insure public safety, as
determined by their agency through such contractual arrangements. All such
contractual arrangements shall include coverage for all City properties used
in conjunction with this event. For any additional requirements, please
contact Riverside County Fire Safety at 863-8886. The City shall have no
responsibility, financial or otherwise, in establishment or implementation of
such contractual obligations. A copy of the Fire Department contract or letter
stating no contractual obligations are necessary shall be provided to the
Community Development Department staff seven days prior to the first
scheduled activity.
5. Any and all private security personnel contracted for these events shall be
easily identifiable to the public by the provision of uniformed personnel. All
designated private security personnel must be licensed by the State of
California and possess a valid Private Security license.
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDEI
CONDITIONAL USE PERMIT 2005-093
LA QUINTA PLAYHOUSE, LLC
SEPTEMBER 13, 2005
PARKING/CIRCULATION
6. No on -street public parking outside the event area may be utilized for valet
parking services. All on -street public parking areas shall remain available for
public use.
7. The applicant proposes temporary parking on the lawn area of the southeast
corner of Calle Tampico and Avenida Bermudas. Direct access to Calle
Tampico and Avenida Bermudas is restricted. Access shall be at the single
driveway off of the parking lot.
8. The applicant is advised that due to the ongoing Downtown Parking Lot
Improvements project, parking at the facility between Avenida Navarro and
Avenida Bermudas north of Avenida Montezuma may not be available for
these events.
9. Roadways/traffic aisles to structures and activities in and around the event
will be maintained accessible to emergency vehicles at all times. Parking
monitors shall wear light-colored clothing and reflective vests as needed.
Flash lights shall be used after dusk.
10. The applicant shall be required to provide a fire lane of at least 20 feet in
width for emergency vehicle access on Avenida La Fonda and all other City
streets, or as required by the Fire Marshal (refer to Condition 4), and post No
Parking signs to keep designated fire lanes clear during event hours. Posting
of advance notification signs of said restriction at least 48 hours prior to the
event is required by the City Engineer.
61[e1►W
1 1 . The following signs are approved for these events:
A. Painted Marquee: A 4' x 10' solid wood board attached to two 2' x
4's ground anchored behind the tent, facing Calle Tampico. The sign
shall include the theater name, season listings and dates, and the box
office phone number.
B. Theater Banner: Shall be a 3' x 8' professionally printed canvas sign
affixed to front of tent.
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2005-093
LA QUINTA PLAYHOUSE, LLC
SEPTEMBER 13, 2005
C. Box Office Sign: The 24" x 36" printed foam core board sign shall be
set on an easel. The sign shall be displayed at the front of the theater
when the box office is open. The box office will be open during
"Street Affaires", "Art Under the Umbrellas", and before each show.
Any additional signs for these events require a separate sign permit
12. The applicant shall obtain encroachment permit(s) as may be required for any
proposed off -site directional signs placed in the City's right of way.
Additionally, the applicant shall obtain permits for any traffic controls placed
in the City's right of way.
Please contact Mr. Hector Guzman at 760-777-7046 for encroachment
permit requirements. All required measures shall be implemented by the
applicant at no cost to the City of La Quinta.
13. If the applicant proposes to place signs in City street rights of way, the signs
shall conform with Section 9.160 of the La Quinta Municipal Code (the Sign
Ordinance) and the following:
A. Signs shall be mounted on wooden posts no larger than 2" x 2";
B. Shall not interfere with the visibility of traffic control signs; and
C. Shall not be placed closer than 100 feet from intersections.
MAINTENANCE
14. Portable generators shall be shielded to prevent accidental contact with
guests. Extension cords shall be ground -secured to prevent tripping. Any
lighting shall be directed away from surrounding residential properties. No
spot or searchlights are permitted.
15. Obtain a building permit for temporary electric service and any other required
items (e.g. bleacher, portable generators, etc.). Contact the Building and
Safety Department at 760-777-7012 for permit requirements.
16. All temporary electrical wiring shall be secured to prevent physical hazards to
the public and participants. Wiring/cords shall not be subjected to
environmental or physical damage.
17. All lighting for the events shall be turned off within 30 minutes of the
conclusion of the events.
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2005-093
LA QUINTA PLAYHOUSE, LLC
SEPTEMBER 13, 2005
18. An adequate number of portable restroom facilities shall be provided, to
accommodate participants and guests. ADA-compliant portable restrooms
shall be provided as required by the Building and Safety Department.
19. If any ground excavations are required, please contact Underground Service
Alert (USA) at 1-800-227-2600 or 1-800-422-4133. This service is free of
charge provided USA is given two days notice prior to commencement of
work.
20. All landscaped areas shall be fully maintained and irrigated while the tent is
established. Temporary measures, which may include re-routing existing turf
irrigation may be required.
21. Temporary trash receptacles and recycling containers sha►I be provided in
and around the event areas. All event areas shall be left free of debris at the
end of each day's activities, and after the events conclude. Contact Deborah
McGarrey at Waste Management, 760-340-2113.
MISCELLANEOUS
22. Applicant shall provide the City with 20 copies of a contact person
information sheet, listing all designated event liaisons and their contact
information. Specifically, event management staff shall be identified, with
their respective 24-hour contact phone numbers.
23. Certain areas providing access to the event area are public and, as such,
general public access may not be denied or restricted in any manner that
extends beyond the limits of this event as approved.
24. The tent shall be removed on or before March 29, 2006.
25. The applicant shall comply with all insurance requirements contained in the
Contract for Services (Section 5.0 - Insurance Indemnification and Bonds).
26. A separate temporary use permit shall be required for each merchant special
event. A maximum of ten such events are allowed. Temporary use permits
applications shall be submitted to the Community Development Department
30-days in advance of each event.
ATTACH M EN
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ATTACHMEN
OLD TOWN LA QUINTA
TENANT AND CENTER EVENTS
The following events are planned with no specific dates set as of today. As firm dates are set, they can be
submitted as directed.
BREAKFAST WITH SANTA (December)
Children's event to have a simple pancake and juice breakfast with Santa. After breakfast,
children will be able to visit with Santa and have a photo taken. Cost will be minimal to cover
costs only. 150 maximum guests. Pancakes will be prepared in the restaurants on site.
VISITS WITH SANTA (December)
Two other days are planned for Santa to be in the tent for four to six hours. Children will visit
with Santa and have their photo taken. 150 maximum at one time. Expect much less as this is a
continual event.
TRAVEL SHOW (One in November, one in January and one in March)
10 travel vendors will have tables set up in the tent to promote their products.
Light refreshments will be served. No cost to guests. 150 maximum guests.
HALLOWEEN ANIMAL COSTUME EVENT (October 26, 5 to 7pm)
Local residents are invited to dress up their animals for Halloween. There will be judges. Tent
sides will be opened so anyone outside can also see the stage. Maximum occupancy in the tent
will be 150.
HALLOWEEN COSTUME CONTEST (Monday, October 31, 5 to 7pm)
Local residents of all ages will be invited to enter the Halloween Costume Contest. The shops in
Old Town will be distributing candy as an alternative for trick or treating. Sides of the tent will
be open for all to view. Maximum occupancy in the tent will be 150.
PET SHOW (dates to be advised)
10 pet supply companies will have tables set up in the tent to promote their products. Light
refreshments will be served. No cost to guests. 150 maximum guests.
WINE TASTING (dates to be advised)
Two California vintners will showcase their winery. Representatives from the winery will lecture
on wine production and tasting. Wines will be tasted by the 150 guests. Appropriate ABC
regulations will be followed. Sponsor will be Old Town Cellars, a shop in Old Town La Quinta.
SEASON OPENING JAZZ EVENT (early November)
Local radio personality, Fitz Fitzgerald, will broadcast live from Old Town La Quinta. Two or
three jazz bands will rotate throughout the day. Bands will be on stage in the tent. There will be
seating for 150 in the tent. Sides of the tent will be open.
CULTURAL LECTURE SERIES (one per week, usually Tuesday, November through March)
15 total two to three-hour lectures by professionals in each field; travel, wine, fashion, art,
decorating, music, performing arts, sports, gourmet, and authors. Each will include light
refreshments. Cost will be minimal. Attendance will be 150 maximum. Most will be in the late
afternoon.
PH #C
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 13, 2005
CASE NO.: SITE DEVELOPMENT PERMIT 2005-836
APPLICANT: GLC-DUC LA QUINTA, LLC
LANDSCAPE
ARCHITECT: ROSE ASSOCIATES
REQUEST: CONSIDERATION OF LANDSCAPING PLANS FOR COMMON
AREAS AND PERIMETERS FOR TRACTS 32279 AND 33336
LOCATION: NORTH SIDE OF AVENUE 58, WEST OF MADISON STREET
BACKGROUND:
This property consists of two adjacent single-family tracts that will share an access to
Avenue 58 (Attachment 1). TT 32279 was approved August 17, 2004 while TT
33336 was approved July 19, 2005. Both tracts are owned by the same developer
and will be developed concurrently. A large lot with an existing residence which is not
a part of the easterly subdivision (TT 33336) will remain and be enclosed by a masonry
wall with security gates and landscaped adjacent to its boundaries as a part of this
project. The applicant has submitted landscaping plans for the street perimeter, interior
streetscape and common areas (Attachment 2).
PROJECT PROPOSAL:
The plans include perimeter wall designs, entry gates and a project entry sign. The
plant palette includes water efficient trees and shrubs. The Coachella Valley Water
District has approved and signed the plans. Therefore, they comply with the water
district and the City's water efficiency requirements.
The plans include landscaping of the retention basins for each tract adjacent to Avenue
58. The basin bottoms and areas not planted in turf utilize decorative desert sunset
sand. Turf is shown in very limited areas as small accents along the sidewalk on
Avenue 58. The plan shows one street tree per residential lot along the private interior
streets.
Existing walls around the property will be painted facing the subject property where
necessary. New six foot high walls adjacent to Avenue 58 will be plastered with a
stucco cap provided. Evenly spaced ledger stone veneer columns with a precast
concrete cap will be used. The Avenue 58 perimeter wall for the easterly tract (TT
33336) will not be immediately adjacent to Avenue 58 but will setback from the street
and be the same wall that encloses the existing residence.
P:\reports-pc\2005\9-13-2005\sdp 2005-836 91c duc\sdp 2005-836 pc coa.doc
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE (ALRC):
The ALRC reviewed this request at its meeting of August 3, 2005, and on a 2-0-1
vote recommended approval of this request, subject to the staff recommended
Conditions of Approval. They added a condition requiring the stamped concrete at the
entry be square cobblestone in a variegated color (Attachment 3).
ISSLIFs.
Upon further review of the landscaping plans staff has determined that some revision
to the shrub and groundcover planting along the Avenue 58 frontage is warranted.
The plant palette is appropriate for our climate. However, staff believes that the
design will be more attractive if shrubs are clustered by species, with occasional
accent plants, rather than planting same species in small groups of one, two's, etc.
Additionally, turf is used so sparingly that it would be appropriate to eliminate its use
and replace it with a drip irrigated spreading groundcover in the same shape as the
proposed turf.
Lastly, as currently proposed the design of the two cul-de-sac streets may result in car
headlights bleeding over the perimeter wall and impacting properties to the north in
PGA West. To eliminate this possibility, a tall hedge planting should be used against
the south side of the perimeter wall at the cul-de-sacs. With these revisions and the
recommended Conditions of Approval, this request is acceptable.
PUBLIC NOTICE:
This application was advertised in the Desert Sun newspaper on September 3, 2005.
All property owners within 500 feet of the site were mailed a copy of the public
hearing notice as required by the La Quinta Municipal Code. As of this writing, no
comments have been received.
FINDINGS:
The Findings as required by Section 9.210.010 (Site Development Permits) of the
Zoning Code can be made as noted below:
1. Compliance with Zoning Code- The project is consistent with the Design
Guidelines of Section 9.60.240 (Landscaping and Open Space) of the Zoning
Code, which requires perimeters and common areas to be landscaped in an
attractive and efficient design.
2. Architectural Design- The architectural design of the project will be reviewed
separately at a later date and therefore, is not applicable at this time.
P:\reports-pc\2005\9-13-2005\sdp 2005-836 glc duc\sdp 2005-836 pc coa.doc
3. Compliance with CEQA- This request has been previously assessed in
conjunction with Environmental Assessments 2004-508 and 2005-535 which
was certified by the City Council, and therefore, no further environmental
review is needed.
4. Site Design- The site design of the project, including, but not limited to project
entries, interior circulation, pedestrian, equestrian and bicycle ways, pedestrian
amenities, and other site design elements are compatible with surrounding
development and with the quality of design prevalent in the City and laid out
and provided in compliance with the Zoning Code requirements.
5. Landscape Design- Project perimeter and common area landscaping includes,
but not limited to, the location, type, size, color, texture, and coverage of plant
materials. They will be designed so as to provide relief, complement buildings,
visually emphasize prominent design elements and vistas, screen undesirable
views, provide a harmonious transition between adjacent land uses and between
development and open space. It will provide an overall unifying influence,
enhance the visual continuity of the project, complement the surrounding
project area and comply with City and CVWD water efficiency provisions,
ensuring efficient water use.
6. Compliance with General Plan- The project is in compliance with the General
Plan in that the property to be developed is designated for residences as
proposed.
RECOMMENDATION:
Adopt Minute Motion 2005- , approving Site Development Permit 2005-836,
pursuant to the above -noted Findings and subject to the attached Conditions of
Approval.
Attachments:
1. Tract/Location map
2. Plan exhibits (for Planning Commission only)
3. Minutes for the Architecture and Landscaping Review Committee meeting of
August 3, 2005
Prepared by:
Stan Sawa, Principal Planner
P:\reports-pc\2005\9-13-2005\sdp 2005-836 glc duc\sdp 2005-836 pc coa.doc
MINUTE MOTION 2005-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-836
GLC-DUC LA QUINTA, LLC
ADOPTED: SEPTEMBER 13, 2005
1. Typical preliminary front yard landscaping plans for the residences shall be
submitted to the Community Development Department for approval by the
ALRC prior to issuance of first production home permit.
2. A sign permit shall be filed for approval of the entry sign adjacent to Avenue
58.
3. 50% of the trees adjacent to Avenue 58 shall be 36-inch box size to provide
a variety in the streetscape appearance to the satisfaction of the Community
Development Department.
4. The stamped concrete at the street entry shall be square cobble with
variegated colors, instead of stamped concrete.
5. Berming shall be provided in the area adjacent to Avenue 58 per Zoning
Code Section 9.60.240 F to the satisfaction of the Community Development
Department.
6. Revise shrub and groundcover planting to provide some clustering of like
plant materials along Avenue 58 to the satisfaction of the Community
Development Department.
7. Replace turf areas along Avenue 58 with drip irrigated spreading
groundcovers to the satisfaction of the Community Development
Department.
8. Against the south side of the perimeter wall, at the north ends of the cul-
de-sacs, provide a tall hedge planting that shall be maintained at eight
feet in height.
9. Architectural plans for these tracts shall be reviewed and approved under
a separate Site Development Permit.
CASE No.
ATTACHMENT #1
CASE MAP
RTH
SDP 2005-836 , SCALE:
NTS
ATTACHMENT #
Architecture and Landscaping Review Committee
August 3, 2005
C. Site Development Permit 2005-836; a request of GLC-Duc La Quinta,
LLC for consideration of common area landscaping plans for Tract
32279 and Tract 33336 for the property located on the north side of
Avenue 58, west of Madison Street.
1. Principal Planner Stan Sawa presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced Shawn
Milligan, LC-Duc La Quinta and Mary Webber, landscape
architect, who gave a presentation on the project.
2. Committee Member Thorns asked the textured material at the
entrance. Ms. Webber, stated it is colored stamped concrete.
Committee Member Thoms stated he would prefer a paver be
used; something more natural.
3. Committee Member Bobbitt stated he had no objection to the
plant palette. Several of the trees will go deciduous to the point
of losing all their leaves. This may cause problems with the
property owners. The colors of the trees are beautiful. There is
a large area of land and the trees are pretty well mixed up, it
could work.
4. Committee Member Thorns asked why they were relocating
some of the trees. Mr. Milligan stated Mr. Baker, the adjoining
property owner, requested they be moved.
5. There being no further questions of the applicant, it was moved
and seconded by Committee Members Bobbitt/Thoms to adopt
Minute Motion 2005-028 recommending approval of Site
Development Permit 2005-836, as recommended and as
follows:
a. Pavers with variable colors shall be used at the entry
pavement.
Unanimously Approved.
VI. CORRESPONDENCE AND WRITTEN MATERIAL: None.
VII. COMMITTEE MEMBER ITEMS: None
GAWPD0CS\ALRC\8-3-05 ALRC.doc 4
DI #A
DATE:
APPLICANT:
REQUEST:
LOCATION:
BACKGROUND
STAFF REPORT
PLANNING COMMISSION
SEPTEMBER 13, 2005
CITY OF LA QUINTA, COMMUNITY DEVELOPMENT
DEPARTMENT
DISCUSSION OF SUGGESTED LANDSCAPING
STANDARDS IN REGARDS TO WATER AND TURF
WASTE.
CITY-WIDE
The Planning Commission, at its meeting of May 10, 2005 (Attachment 1),
directed staff to form a Landscaping Sub -Committee consisting of local landscaping
architects, developers, related agencies, and the public, to evaluate landscaping
within and adjacent to residential projects. The end result would be to consider
potential modifications to the City's Landscaping Ordinance. Planning
Commissioners Kay Ladner and Paul Quill were selected to represent the
Commission at the Sub -Committee meeting.
STATEMENT OF ISSUES
The Landscaping Sub -Committee met on June 30th, 2005, and discussed issues
pertaining to water waste and landscaping design. Issues discussed included
irrigation overspray into streets and gutters, the location and overuse of turf, and
potential modifications to the existing Landscaping Ordinance. The group kept their
focus on matters pertaining to desertscape, water, and turf use.
DISCUSSION
The group discussed their interests and concerns with the current Landscaping
Ordinance. Methods of achieving reduced landscape irrigation were proposed, and
ideas concerning implementing desertscape and drought -resistant landscaping
standards were suggested. Landscape architects suggested the City consider
creating a list of plant material that recommend against the use of water thirsty,
invasive, or hazardous plants (Attachments 2 and 3), as opposed to trying to
consider an approved plant list. Panel members were supportive of promoting a
desertscape style and implementing certain landscaping methods to reduce water
use. They also pointed out that even water -thirsty plant species could be
acceptable for use under certain design circumstances.
METHODS
Panel members suggested a variety of methods used to achieve reduced landscape
water usage. One of the most discussed methods concerned adjusting the existing
water co -efficient. This approach involved amending the City's Landscape
Ordinance to achieve a reduced water co -efficient standard for the community.
Currently La Quinta has a water co -efficient of .6, compared to the State standard
of .8 and the lower .5 standard used by the City of Palm Desert. Panel members
suggested the City set a reduced water co -efficient goal of .5, as they thought the
standard of landscaping in Palm Desert could also be achieved by La Quinta. This
adjustment would not affect the current standards for parks and golf courses.
Discussion on the different approaches to achieving reduced water dependence
involved the following methods:
Free Market Approach:
Water Allocation Approach
Limited Species Approach:
Lower Water Co -Efficient:
charge more for water use*
surcharge for overages*
formulation of listed restrictions*
force more efficient designs
* Beyond scope of City- This is a CVWD Issue
Turf
One of the prominent areas of discussion regarded the usage and placement of
turf. Panel members made a number of suggestions, ranging from limiting the
locations and quantity of turf to utilizing new, realistic -looking artificial turf. The
group consensus was that turf should not be prohibited, but should rather be
encouraged among only in the most useful or functional locations of a property.
Irrigation
A number of ideas were presented regarding landscaping design in regards to
irrigation. The panel thought the proper installation and design of landscaping and
irrigation would prevent water waste and overuse of turf. Methods of achieving
this goal included following the Coachella Valley Water District's ordinance design,
which requires an 18" inch street setbacks for spray irrigation heads. The
construction of swales along the street was thought to assist in the reduction of
runoff. Such swales could be constructed of decorative rock, turf, or attractive
shrubs. No changes were recommended other than adding a standard swale
requirement as a condition of approval to City standard plan details.
Panel Suggestions for Consideration
Panel members thought certain items would be helpful in reducing water and turf
waste. Panel members agreed the Coachella Valley Water District's design
Ordnance requiring 18" inch street setbacks for spray irrigation heads was
effective. The panel thought construction of swales along the street would help
with runoff. There was a consensus that turf should be discouraged rather than
prohibited in front yards. The group recommended considering a 0.5 water co-
efficient to be designated in La Quinta's Landscape Ordinance. This change, by
itself, would significantly reduce the amount of turf. Finally, it was suggested
staff evaluate and draft landscaping and irrigation plan submittal requirements.
Individual panel members made a number of additional suggestions for
consideration:
• Formulate a community statement on water use
• Consider requiring or promoting the use of greywater for landscaping
• Consider prohibiting the use of turf in the front yard (i.e. Las Vegas)
• Create a program to compensate monetarily for turf removal (i.e. $1
foot)
• Suggest the use of artificial turf, but with high standards (modern styles)
• Create a public relations and education program for water use
landscaping
• Create a policy of discouraging the use of turf in the front yards
• Consider requiring water -efficient landscaping designs for all new homes
• Promote tools such as Palm Desert's water -use CD-ROM program
• Have water use and landscaping tips published in public mailings
ALRC Discussion
per
and
The Landscaping Sub -Committee items were not specifically discussed by the
Architecture and Landscaping Review Commission during their previous meeting,
due to the absence of Commissioner Bobbitt. However, staff has attached a memo
outlining previous discussion by the ALRC in regards to water efficiency, turf
usage, plant species, and irrigation placement (Attachment 4).
RECOMMENDATION
Provide additional direction to staff concerning landscaping standards for landscape
design and water use.
Prepared by:
'Afid'rew J. Mo nsen, Agociate Planner
Attachments:
1. Planning Commission Minutes for May 10, 2005
2. Proposed Restrictive Plant List
3. Area Landscapers Request
4. ALRC Discussion Memorandum
ATTACHMEN
Plann ng Commission Minutes
May 10, 2005
3. Commissioner Alderson stated as the newest member of the
Commission he is just getting an unders nding what the General
Plan is and how it applies to the City
4. Chairman Kirk thanked her for ming and providing her insight.
He would like to believe the eneral Plan is the City's vision and
hopes it can be address more if annexation to the east is
considered. It may be n more
to lower the density and
preserve the rural li style. He asked that Ms. Wolff keep
watching the Plann' g Commission and City Council and reminding
them there need to be a "grand plan" and not get caught up in
the little issues/They have gone from approving every project that
requests water intensive landscaping to observing very strict
landscapindrequirements.
III. CONFIRMATION OF4E AGENDA:
A. Staff ask d that the approval of the minutes be deleted from the agenda.
IV. CONSENT ]Y MS: None.
V. PUBLIC HiARINGS:
VI. BUSINESS ITEMS:
A. Continued - Site Development Permit 2004-820; a request of Ehline
company for Coral Ridge L.L.C. for consideration of a condition review of
landscaping plans for Tract 31249 (Village at Coral Mountain), located on
the south side of Avenue 58, % mile west of Madison Street.
1. Chairman Kirk opened the public hearing and asked for the staff
report. Associate Planner Wallace Nesbit presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Daniels asked if the primary concern was the
distance of the sprinklers from the curb. Staff stated yes and
explained moving them back was to keep the back spray from out
of the street.
3. Commissioner Alderson asked if the sprinklers were to be 18
inches from the curb or whether or not it was a water
G:\WPDOCS\PC Minutes\5-10-05.doc 2
Plann ng Commission Minutes
May '10, 2005
conservation issue. Staff stated yes, to keep it from draining into
the street. By moving it back 18 inches the turf does not erode
and cause drainage into the street where decomposed granite (DG)
could allow the water to go into the street.
4. Commissioner Quill stated he had just attended a meeting where a
discussion was held on keeping the water from draining into the
street. This was the reason the Commission continued this item.
The models were agreed to and the remaining units would be
restricted from using the turf at the curb.
5. Mr. Chris Hermann, landscape architect, stated they have
addressed this concern before and have had success with moving
the sprinklers back 18 inches and using turf to the curb. The issue
is not just irrigation, but engineering, curb and gutter designs, and
grading. He believes the better solution is to reduce the grade up
against curb. He does not believe the gravel strip is the best
solution. He also has concerns about the DG strip and the
maintenance. Bermuda grass is aggressive and will grow into
anything. The best solution to him would be to move the
sprinklers in the 18 inches with turf. This meets CVWD
requirements.
6. Chairman Kirk asked if there were any questions of the applicant.
Commissioner Quill asked if they had any detail drawings to ensure
the grass would not grow over, etc. Mr. Hermann stated they
could provide them, but did not have any with him. Commissioner
Quill stated it should be in the fine grading plan as well as the
landscaping plan. Mr. Hermann stated they could do this.
7. Commissioner Daniels asked if there was a qualified landscape
architect on the site to inspect the installation. Mr. Hermann
stated no. It is the general superintendent who is responsible to
handle the grading and the irrigation system, etc.
8. Commissioner Alderson asked if the Bermuda grass is a hybrid.
Mr. Hermann stated it is.
9. Commissioner Quill displayed a hand drawing showing the sod
planted two inches below the curb, at the back of the curb,
sloping down into a swale at 2%, and then the sprinkler head
installed at 18 inches from the back of the curb. Mr. Hermann
stated he would agree with this design.
G:\WPDCCS\PC Minutes\5-10-05.doc 3
Planning Commission Minutes
May 10, 2005
10. Commissioner Ladner asked if he had any pictures of where this
design had been successful. Hermann stated no.
11. Chairman Kirk asked if he could confirm they had met the CVWD
standards; if so, by how much. Mr. Hermann stated they met
them confidently. The calcs are on the front of the landscaping
plans. Discussion followed regarding the calcs.
12. Chairman Kirk asked if there was any other public comment.
There being none, it was open for Commission discussion.
13. Commissioner Ladner stated she agrees with the high maintenance
this puts on the HOA. She would agree with the sprinkler heads
being moved back 18 inches, but she is still concerned with what
the grass will look like.
14. Commissioner Quill stated he believes the 18 inches will be
sufficient. His concern is that after time the grass will still grow
and water will still end up in the gutter. He would like to see the
swale.
15. Commissioner Ladner stated she was concerned with someone
tripping in the swale. Mr. Hermann stated it is a CC&R issue.
16. Commissioner Daniels stated the 1 % grade is sufficient.
17. Commissioner Alderson stated the two inches below the curb will
help.
18. Commissioner Daniels stated there is a conflict between the City
standards and this application. He agrees with Commissioner
Quill's drawing but, he would like to see the final grading certified
by the landscape architect that it meets these parameters. Lastly,
he would like to see staff look into changing the Code to add this
drawing standard to the Code.
19. Chairman Kirk stated the solution he would like to see is very little
turf. It is not fair to put it on this applicant because the landscape
Ordinance does not require it. Another problem is the faulty
irrigation systems. He would encourage tightening up the
Landscape Ordinance, but there still remains a problem if there is
faulty equipment.
G:MPD0CS\PC Minutes\5-10-05.doc 4
Planning Commission Minutes
May 10, 2005
20. It was moved by Commissioners Daniels/Quill to adopt Minute
Motion 2005-007 approving Site Development Permit 2004-820,
as recommended by staff and as amended:
a. Sprinklers shall be located 18 inches from the back of the
curb. The turf shall be recessed below the back of curb
two inches. The area between the back of curb and 18-
inch sprinkler line shall be lowered 1 %.
b. The grading shall be certified by the landscape architect.
21. Commissioners Alderson and Ladner stated their concern about
going overboard on the conditions.
22. Following discussion, the motion was unanimously approved.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
Vill. COMMISSIONER ITEMS:
A. Commissioner Daniels asked that staff have a work session for the
Commission to discuss the Landscape Ordinance and CVWD
requirements. He asked if the Commission was being effective adding
this type of standards to the Ordinance. Chairman Kirk asked if Mr.
Hermann would like to help with the drafting of the amendment. Mr.
Hermann stated he would be happy to volunteer. Chairman Kirk asked
that staff invite CVWD as well as Mr. Hermann, and Kay Wolff to the
work session. It was moved and seconded by Commissioners
Quill/Ladner to have this item placed on the agenda. Unanimously
approved.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Daniels/Quill to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission to be held on May 24, 2005, at 7:00 p.m. This
meeting of the Planning Commission was adjourned at 7:49 p.m. on May 10, 2005.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
G:\WPDOCS\PC Minutes\5-10-05.doc 5
Planning Commission Minutes
May 24, 2005
3. It was moved by Commissioners Daniels/Alderson to adopt
Planning Commission Resolution 2005-019, approving Zoning
Ordinance Amendment 2005-0825, as recommended by staff and
as amended:
ROLL CALL: AYES: Commissioners Alderson, Daniels, Ladner, Quill and
Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None.
VI. BUSINESS ITEMS:
Vil. CORRESPONDENCE AND WRITTEN MATERIAL: None.
VIII. COMMISSIONER ITEMS:
r_0
Review of City Council meeting of May 17, 2005.
Department report: Community Development Director Doug Evans stated
at the direction of the Commission, staff would work on some proposals
to bring back to the Commission for their review on landscape
requirements. Chairman Kirk stated the concerns were more global in
regard to the current City Landscape Ordinance. Staff suggested two
Commissioners be assigned to work with staff on this subject.
Commissioners Quill and Ladner were assigned.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Ladner/Daniels to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission to be held on June 14, 2005, at 7:00 p.m. This
meeting of the Planning Commission was adjourned at 10:22 p.m. on May 24, 2005.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
G:\WPDOCS\PC Minutes\5-24-05.doc 15
High Water Demand & Invasive Exotic Ornamental Plant Species List
BOTANICAL NAME
Alhagipseudalhagi'
Arundo donax'
,A-iple*sentibseeaw'
Avena barbata4
Avena fatua4
Brassica tournefortii1
Bromus madritensis ssp. rubens`
Bromus tectorum'
C-eetadeieiajubata [syn.C. atacamensis]'
Cortaderia dioiea [syn. C. selloana] z
Descurainia Sophia4
Eichhornia crassipeS4
Ehus apogwitfe.
Foeniculum vulgare'
I ieschfeldia incana4
Flydrilla verticillata'
Lepidium latifolium2
Lo'ium multii lorum°
Nicotiana glauca4
Oepieiihera beFlaiiidieia
Peanisetum clandestinum°
ellpikei,.- setfieeUm"'2[ex. sterile varieties]
Rerama monosperma'
Ricinus communis'
Salsola tragus°
Sapium sebiferum'
Schismus arabicus°
Schismus barbatus°
Stipa capensis°
Tamarix spp. [all species] *2
Taeniatherum Caput-medusae'
Tribulus terrestriS4
Vinca major'
Strikeout items are requested by area
landscapers to not be included in this
list (See Attachment).
Species with the potential to spread explosively, CaMPC
' Most invasive pest plants, List A-1 or A-2, Cal-IPC
' Lesser invasive species, last B, CaMPC
COMMONNAME ATTACHMEN'
Camel Thorn
Giant Reed or Arundo Grass
Slender Wild Oat
Wild Oat
African, Saharan, or Moroccan Mustard
Red Brome
Cheat Grass or Downy Brome
Pampas Grass
Tansy Mustard or Flixweed
Water Hyacinth
Sweet Fennel
Mediterranean or Short -pod Mustard
Hydrilla
Perennial Pepperweed
Italian Ryegrass
Tree Tobacco
Kikuyu Grass
Fountain Gmss (Sterile varieties acceptable)
Bridal Broom
Castorbean
Russian Thistle
Chinese Tallow Tree
Mediterranean Grass
Saharan Grass, Abu Mashi
No Common Name
Tamarisk, Athel, or Salt Cedar
Medusa -head
Puncturevine
Periwinkle
'Coachella Valley MSHCP Invasive Plant List (Table 4-113)
*High wane- demand
ATTACHMENT
Attached is the proposed invasive species list, with a strikeout indicating plants which Chris
Herrman and I felt should not be included. The reasons are as follows:
1. Atriplex semibaccata: We've used this plant for years and not experienced invasive
problems.
2. Cortaderia dioica: This is the good Pampas Grass; the other one (sp. jubata) is the evil
one.
3. Eleagnus angustifolia: Not aware of any problems
4. Oenothera berlandieri: Only invasive in area in general area in which planted.
5. Pennisetum setaceum: '(sterile hybrid varieties are allowed)
6. Vince major: Hardly a problem in the desert, as it's difficult enough to plant in opportune
conditions.
Please call me or Chris if you have any questions.
Ron Gregory
P:\Reports - PC\2005\9-13-05\Landscaping Sub-committee\Ron Gregory Memo.doc
ATTACHMENT
ALRC ISSUES RELATED TO WATER EFFICIENCY
Heads 18" from curb
1. They prefer allowing sprinkler heads 18" inside of curb, but allowing turf
between heads and curb. They believe water seepage and overspray towards curb
will provide adequate water for the turf. They don't like appearance of 18" strip
and feel weeds grow in them which is unattractive.
2. If CVWD still won't allow turf between heads and curbs, they want gravel strip
(18" wide) to meander and every so often be wide enough to allow emitter
irrigated groundcover (or small plants).
Plant Material
1. Avoid Chilean Mesquite, California Peppers due to brittleness.
2. Avoid transplanted Date Palm trees, especially in pedestrian traffic areas.
3. Reduce use of turf.