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2005 03 22 PCPlanning 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 MARCH 22, 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 2005-01 1 Beginning Minute Motion 2005-004 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 March 8, 2005. G:\WPDOCS\PC Minutes\PCAgendaW.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 DEVELOPMENT PERMIT 2005-825 AND CONDITIONAL USE PERMIT 2005-091 Applicant.......... Family Heritage Church/Chris McFadden, Architect Location........... Northwest corner of Adams Street and Miles Avenue Request............ Consideration of development plans for a classroom building addition to an existing church consisting of two 2,500 square feet facilities. Action .............. Resolution 2005- B. Item ................ SITE DEVELOPMENT PERMIT 2004-821 Applicant.......... Joe Riso/Stewart Woodard, Architect Location........... Southeast corner of Auto Centre Drive and Adams Street Request............ Consideration of development plans for a two story 29,985 square foot auto dealership facility Action .............. Resolution 2005- C. Item ................ SITE DEVELOPMENT PERMIT 2005-824, CONDITIONAL USE PERMIT 2005-090, AND SIGN APPLICATION 2005- 87E Applicant.......... Nasland Engineering, La Quinta Redevelopment Agency, and Stamko Development Co. Location........... Southwest corner of Highway 1 1 1 and Dune Palms Road Request............ Consideration of development palsn for a 136,000 square foot retail store and gas station on a 13.72 acre site. Action .............. Resolution 2005- VI. BUSINESS ITEM: VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: G:\WPDOCS\PC Minutes\PCAgendaW.doc A. Review of City Council meeting of March 15, 2005. B. Department Report. IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on April 12, 2005, at 7:00 p.m. G:\WPDOCS\PC Minutes\PCAgendaW.doc 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, March 22, 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 1 1 1, on Friday, March 18, 2005. DATED: March 18, 2005 BET-TY J. SQcWYER, 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\PCAgendaW.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA March 8, 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 Mr. John Pena to lead the flag salute. B. Present: Commissioners Ed Alderson, Rick Daniels, Kay Ladner, Paul Quill and Chairman Tom Kirk C. Staff present: Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Principal Planner Fred Baker, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. • CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any corrections to the Minutes of the regular meeting of February 22, 2005. There being no corrections, it was moved and seconded by Commissioners Daniels/Alderson to approve the minutes as submitted. V. PUBLIC HEARINGS: A. Tentative Tract Map 33220; a request of The Greystone Group for consideration of a one lot condominium project with 19 buildings with 149 units, located on the south side of Avenue 52, east of Jefferson Street. 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 Minutes\3-8-05.doc Planning Commission Minutes February 22, 2005 2. Chairman Kirk asked if there were any questions of staff. There being no questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Walter Edes, Greystone Group, gave a presentation and stated he was available to answer any questions. 3. Chairman Kirk asked if there was any other public comment. There being none, the public participation was closed and open for Commission discussion. 4. Chairman Kirk asked if this would affect the City's low/moderate housing numbers. Staff stated no. Chairman Kirk asked how staff determined there was no need for the deceleration lane. Staff stated it is based on the traffic study. 5. It was moved by Commissioners Ladner/Daniels to adopt Planning Commission Resolution 2005-010 approving Tentative Tract Map 33220, as recommended by staff. ROLL CALL: AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT: None. VI. BUSINESS ITEMS: VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. Vill. COMMISSIONER ITEMS: 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 March 22, 2005, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:09 p.m. on March 8, 2005. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\3-8-05.doc 2 PH #A STAFF REPORT PLANNING COMMISSION DATE: MARCH 22, 2005 CASE NOS.: SITE DEVELOPMENT PERMIT 2005-825 CONDITIONAL USE PERMIT 2005-091 REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR A CLASSROOM BUILDING ADDITION TO AN EXISTING CHURCH CONSISTING OF TWO 2,500 SQUARE FEET FACILITIES LOCATION: NORTHWEST CORNER OF ADAMS STREET AND MILES AVENUE APPLICANT/ PROPERTY OWNER: FAMILY HERITAGE CHURCH REPRESENTATIVE: CHRIS MC FADDEN, ARCHITECT ZONING: LOW DENSITY RESIDENTIAL (LDR) GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (RL) ENVIRONMENTAL CONSIDERATIONS: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15332 (CLASS 32) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), IN THAT THE PROPOSED PROJECT IS AN IN -FILL PROJECT LESS THAN FIVE ACRES IN SIZE AND MEETS ALL APPLICABLE GENERAL PLAN AND ZONING REQUIREMENTS AND, THEREFORE, WILL HAVE NO PERMANENT EFFECTS ON THE ENVIRONMENT SURROUNDING ZONING/LAND USE: NORTH: PARKS AND RECREATION (PR)/ADAMS PARK AND FIRE STATION SOUTH: LOW DENSITY RESIDENTIAL (RL) EAST: LOW DENSITY RESIDENTIAL (RL)/DAY CARE CENTER P:\REPORTS - PC\2005\3-22-05\MCFADDEN\PC STAFF RPT. SDP 2005-825 FHC.DOC WEST: LOW DENSITY RESIDENTIAL (RL►/ MOBILE HOME PARK BACKGROUND AND OVERVIEW: Applications Under Consideration The request is for approval of a Site Development Permit and a Conditional Use Permit to construct two classroom building additions each consisting of 2,503 square feet to an existing church, on 6.84 acres located at the northwest corner of Adams Street and Miles Avenue. (Attachment 1). Site Plan Access to the Church facility and parking is provided by two driveways on Adams Street; the church provides 259 parking spaces which is approximately 85 spaces over the required spaces based on seating capacity. The proposed classrooms will not increase the parking need of the facility as all usage will be ancillary to the existing congregation. Sunday service is the highest peak use and as a result no additional parking is required. The classrooms are proposed to constructed to the west of the existing facility. In addition, the site has additional land for future expansion (Attachment 2). Condition No. 44 requires the applicant to construct a slump block wall along the western edge of the property. The applicant has proposed an alternative solution for the wall (Attachment 3). Condition No. 45 requires the applicant to install a hedge that can grow to a minimum of eight feet be installed on that portion of the site adjacent to the east property line and the new buildings. The applicant has verbally proposed a joint use of a portion of the Church parking with a future Redevelopment project to the west (currently Vista Dunes Mobile Home Park); staff is recommending that a joint use agreement for parking not be considered at this time. Architectural Design The existing Church facility is predominately single story with the second story consisting of 1300 square feet for storage at the north end and 880 square feet of office area at the south end. There is approximately 2,600 square feet of covered walkways with an arched colonnade along the long axis of the building on the east and west facades. The facility is broken up into two major masses, an approximately 26- foot high central element (an assembly area) and perimeter classrooms. An arched colonnade detail is incorporated into the high building element to provide balance. The existing roof consists of a pitched mansard style with one piece "S" style clay the roofing in a three color mix with a predominately red hue. The building color is desert tan with a plaster finish. 1. 4. P:\REPORTS - PC\2005\3-22-05\MCFAD DEN\PC STAFF RPT. SDP 2005-825 FHC.DOC Two one-story classrooms will be added to the existing two-story 17,185 square foot Church. The proposed buildings are in proportion to, and symmetrical with the existing Church. The classrooms are proposed to be attached to the Church with a common roof over a walkway. The proposed facilities are approximately 2,500 sq. ft. each and are proposed to be located on the west side of the Church. They will tie into and extend the existing corridor colonnades on the Church facility and will create an interior courtyard. The proposed facilities will blend seamlessly with a lesser massing to the existing facility and all detailing will be integrated to match the existing Church facility. Landscape Plan No new exterior landscaping is proposed as the site is developed. The proposed facilities are located on areas currently consisting of grass. Staff is recommending that an hedge that can grow to a minimum of eight feet be installed on that portion of the site adjacent to the east property line and the new buildings. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW: The ALRC reviewed this request at its meeting of March 2, 2005 (Attachment 4). The Committee adopted Minute Motion 2005- 007 recommending approval of the project subject to the following conditions: 1 . Relocate the trash enclosure to the north of the property. 2. Perimeter wall additions are to be split -face block consistent with the adjacent Fire Station wall. COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES: The applicant's request was sent to City departments and affected public agencies on February 15, 2005, requesting comments be returned by March 1, 2005. All applicable comments are incorporated in the Conditions of Approval. PUBLIC NOTICE: This case was advertised in the Desert Sun newspaper and posted on March 9, 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 and the Conditional Use Permit can be made provided the recommended Conditions of Approval are imposed, per Chapter 9.200 of the Zoning Code, as noted in the attached Resolutions. t" P:\REPORTS - PC\2005\3-22-05\MCFAD DEN\PC STAFF RPT. SDP 2005-825 FHC.DOC RECOMMENDATION: 1. Adopt Planning Commission Resolution 2005-_, approving Conditional Use Permit 2005-091 for a Church use, subject to conditions. 2. Adopt Planning Commission Resolution 2005-_, approving Site Development Permit 2005-825 for development plans for two classroom building additions each consisting of 2,503 square feet to an existing Church, subject to conditions. ATTACHMENTS 1. Project Location Exhibit 2. Site Plan and Elevations 3. Applicant's alternative perimeter wall proposal 4. Draft Minutes of the ALRC meeting of March 2, 2005 Prepared by: Fred Baker, AIC Principal Planner W P:\REPORTS - PC\2005\3-22-05\MCFADDEN\PC STAFF RPT. SDP 2005-825 FHC.DOC PLANNING COMMISSION RESOLUTION 2005- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING DEVELOPMENT PLANS FOR TWO CLASSROOM BUILDING ADDITIONS EACH CONSISTING OF 2,503 SQUARE FEET TO AN EXISTING CHURCH CASE NO.: SITE DEVELOPMENT PERMIT 2005-825 APPLICANT: FAMILY HERITAGE CHURCH WHEREAS, the Planning Commission of the City of La Quinta, California, did on the, 22nd day of March, 2005 hold a duly noticed Public Hearing, to review building elevations, site and landscape plans for two classroom building additions each consisting of 2,503 square feet to an existing church, on 6.84 acres generally located at the northwest corner of Adams Street and Miles Avenue (78-998 Miles Avenue), more particularly described as: A.P.N. 604-032-026; and WHEREAS, the Architectural and Landscaping Review Committee (ALRC) of the City of La Quinta, California did on the 2"d day of March, 2005 hold a public meeting to review building elevations, site and landscape plans for two classroom building additions each consisting of 2,503 square feet to an existing church, on 6.84 acres; and 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 La Quinta Community Development Department has determined that this project Is categorically exempt from environmental review pursuant to provisions of section 15332 (Class 32) of the California Environmental Quality Act (CEQA), in that the proposed project is an in -fill project less than five acres in size and meets all applicable General Plan and Zoning requirements and, therefore, will have no permanent effects on the environment. 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 2005-825: 1. The proposed Church building additions are consistent with the City's General Plan in that the property is designated Low Density Residential (LDR). 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. Planning Commission Resolution 2005- Site Development Permit 2005-825 Family Heritage Church Adopted: March 22, 2005 2. The proposed building is consistent with the City's Zoning Code in that the development standards proposed are consistent with the existing Church and the surrounding land uses. 3. The site design of the proposed project is compatible with development in the area, and accommodates site generated traffic at area intersections. 4 The landscape design of the proposed project, with recommended conditions 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. 5. The architectural design of the project is compatible with the existing Church building and development in the general vicinity in that it is similar in scale; the building materials provided are durable, aesthetically pleasing, low maintenance, with a blend of compatible colors, 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 2005-825 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 22"d day of March, 2005, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California P:\Reports - PC\2005\3-22-05\McFadden\PC RESO SDP 2005-825.doc Planning Commission Resolution 2005- Site Development Permit 2005-825 Family Heritage Church Adopted: March 22, 2005 ATTEST: DOUGLAS R. EVANS, Community Development Director City of La Quinta, California i P:\Reports - PC\2005\3-22-05\McFadden\PC RESO SDP 2005-825.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-825 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Site Development Perimt shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • 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 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 12 PAReports - PC\2005\3-22-05\McFadden\PC COA - SDP 2004-825.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-825 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08- DWQ. 5. 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 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 8. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map 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," refer to persons currently certified or licensed to practice their respective professions in the State of California. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-825 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 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. 9. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Non -Residential Precise Grading Plan 1 " = 30' Horizontal B. PM 10 Plan 1 " = 40' Horizontal Note. A and B to be submitted concurrently. 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. The applicant shall prepare an accessibility assessment on annotated print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. "Precise Grading" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements, retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent buildings and existing and proposed handicap parking shall be shown on the Precise Grading Plans at a scale to be determined by the Public Works Department. Precise Grading Plans shall also require approval by the Community Development and Building and Safety Departments. Additionally, the applicant may be required to redesign and revise affected existing external hardscape facilities as deemed necessary by the City Engineer. 3 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-825 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 10. 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. 11. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 12. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project. GRADING 13. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 14. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 15. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A rough/precise grading plan (to include the building foot print area, hardscape and landscape areas) prepared by a qualified engineer, 4 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-825 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 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. A statement shall appear on applicable improvement plans that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 16. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 17. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. nRAINLIC;F Stormwater handling shall conform with an approved revised hydrology and drainage report for the Family Heritage Church. 18. The applicant shall revise proposed retention basins if required by the City Engineer, to comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering 5 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-825 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. Additionally, the 100 year stormwater shall be retained within the interior street right of way. The tributary drainage area shall extend to the centerline of adjacent public streets and include any resulting uncaptured tributary stormwater flows. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 19. Nuisance water 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 first flush storm water and nuisance water surges from landscape area, commercial activity and off -site street nuisance water. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 20. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 21. 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. 22. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 23. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 24. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 25. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. 0 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-825 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET IMPROVEMENTS, PARKING LOTS and ACCESS POINTS 26. If applicable, the design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). 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. 27. The applicant shall remove and replace the existing sidewalk along Adams Street and Miles Street as needed at all locations where it is cracked, uneven at joints, or otherwise damaged pursuant to Streets & Highways Code Section 5610. This requirement applies to all sidewalk located in the public right of way adjacent to the property being developed. CONSTRUCTION 28. 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 and pavement markings. LANDSCAPING 29. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 30. The applicant 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 applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 74 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-825 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 31. 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 32. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 33. The applicant 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. 34. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 35. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 36. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 37. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 38. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-825 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 39. 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). FIRE DEPARTMENT 40. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a building permit, applicant shall review building plans with the Fire Department. Fire Department plan check is to run concurrent with the City plan check. Specific fire protection measures will be determined at the time of plan check. All questions regarding the Fire Department should be directed to Fire Department Planning & Engineering staff at (760) 863-8886. SHERIFF DEPARTMENT 41. Final conditions will be addressed when building plans are reviewed. Prior to issuance of a g permit, applicant shall review building plans with the Sheriff's Department regarding Vehicle Code requirements, defensible space, and other law enforcement and public safety concerns. All questions regarding the Sheriff's Department should be directed to the Deputy at (760) 863-8950. ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE 42. Relocate the trash enclosure to the south of the property. The location and design shall be approved by the Community Development Director. 43. Perimeter walls are to be split -face block consistent with the adjacent Fire Station wall. COMMUNITY DEVELOPMENT 44. Applicant shall construct a perimeter wall along the west edge of the property. Applicant shall work with the adjacent property owner to complete a final design and phasing for construction of the wall. 45. Applicant shall install a hedge that can grow to a minimum of eight feet on that portion of the site adjacent to the west property line and the new buildings. 9 PLANNING COMMISSION RESOLUTION 2005- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING AN EXPANSION OF A CHURCH USE IN A RESIDENTIAL ZONE CASE NO.: CONDITIONAL USE PERMIT 2005-091 APPLICANT: FAMILY HERITAGE CHURCH WHEREAS, the Planning Commission of the City of La Quinta did on the 22"d day of March, 2005, hold a duly noticed public hearing to consider the request of Family Heritage Church for approval of a Conditional Use Permit for a Church use and addition, located at 78-998 Miles Avenue, the northwest corner of Adams Street and Miles Avenue more particularly described as: A.P.N. 604-032-026 WHEREAS, The La Quinta Community Development Department has determined that this project Is categorically exempt from environmental review pursuant to provisions of section 15332 (Class 32) of the California Environmental Quality Act (CEQA), in that the proposed project is an in -fill project less than five acres in size and meets all applicable General Plan and Zoning requirements and, therefore, will have no permanent effects on the environment. WHEREAS, at said public hearing upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of the Conditional Use Permit: 1. The project is consistent with the General Plan in that the property proposed for the Church and addition is designated as Low Density Residential. 2. This project has been designed to be consistent with the provisions of the Zoning Code. 3. Processing and approval of this project is in compliance with the requirements of the California Environmental Quality Act in that the La Quinta Community Development Department has determined that this project Is categorically exempt from environmental review. 4. The site design of the project is appropriate for the use in that it has been designed with the appropriate parking and vehicular access, and provided with adequate landscaping. PAReports - PC\2005\3-22-05\McFadden\PC RESO CUP 2005-091.doc Planning Commission Resolution 2005- Conditional Use Permit 2005-825 Family Heritage Church Adopted: March 22, 2005 Page 2 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 correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby approve of the above -described Conditional Use Permit request for the reasons set forth in this Resolution, subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 22"d day March of 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 11� P:\REPORTS - PC\2005\3-22-05\MCFADDEN\PC RESO CUP 2005-091.DOC PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2005-091 FAMILY HERITAGE CHURCH CLASSROOM ADDITIONS ADOPTED: MARCH 22, 2005 FIRE MARSHALL 1. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding Fire Marshall conditions should be directed to the Fire Department Planning & Engineering staff at (760) 863-8886. SHERIFF DEPARTMENT 2. 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 Department should be directed to the Senior Deputy at (760) 863-8950. MISCELLANEOUS 3. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this permit. The City shall have sole discretion in selecting its defense counsel. 5 P:\Reports - PC\2005\3-22-05\McFadden\PC COA CUP 2005-091.doc xuoxmvx0 1110.9N (WL) NI IOPieC (ml) Aa tl ei.l �Y1.eq AIWxq WIMM x 100Y 1ae �1�y`jw00a t.tlxl ..._,..................x...e ...........,.... ,. �...�, ,.,........,x..0 ....�..m .. N... N...e.e.. N �w aW ex...c xu uuv unn 8 a 1,4111 N / H118 0880dONd TIVU.0 MEAMN "loin gal ,41of Will! �, ATTACHMENT 4 Architecture and Landscaping Review Committee February 2, 2005 C. Architectural canopy shall be added over the service bay d. Additional depth shall be added on left elevation. Committee Member Thoms rejoined the Committee. B. Site Development Permit 2004-825; a request of Chris McFadden for Family Heritage Church for consideration of architectural plans for classroom building additions to an existing church facility consisting of 2,500 square feet located at the northwest corner of Adams Street and Miles Avenue. 1. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Christopher asked if the fountain currently exists. Mr. McFadden stated it is currently a grass area. The fountain area became an alternate to artificial grass. 3. L Committee Member Thoms stated there was a trash enclosure at the top west corner of the site and it should be moved to the south. He then asked what the two containers at the north of the site were used for. Mr. McFadden stated they will be relocated to the same area as the trash enclosure after the mobile home park has been better defined and will be screened. Committee Member Thoms agreed the trash enclosure should be relocated to the same area as the storage units. 4. Committee Member Thoms commended them on the design. He asked about the slump block wall as he thought the entire wall should be slump stone. Mr. McFadden stated they will all be landscaped to help eliminate any issues with the graffiti. 5. Committee Member Bobbitt asked if the City had a treatment to handle the graffiti. Staff explained the process. 6. There being no further questions of the applicant, it was moved and seconded by Committee Members Thoms/Bobbitt to adopt Minute Motion 2005-007 recommending approval of Site Development Permit 2004-825, as recommended by staff and as amended: 3 G:\WPDOCS\ALRC\3-2-05 ALRC.doc Architecture and Landscaping Review Committee February 2, 2005 a. The trash enclosure shall be relocated to the north elevation of the site with the storage units. b. The retaining wall shall be a slump stone to match the existing walls. C. Site Development Permit 2004-824; a request of',Nasland Engineering for consideration of architectural and landscaping plans for a 136,000 square foot retail store and a gas station located on the southwest corner of Highway 1 1 1 and Dune Palms Road. 1. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced the applicants and noted the areas that still need to be address such as the projections on the front part of the north elevation. 2. Committee Member Thoms suggested the colored thin line on the gas station be between the thickness of the roof on the building and what is proposed. Mr. Birkland, Nasland Engineering stated it is only as thick as the metal joists. Committee Member Thoms noted a discrepancy on the site plan between the engineering plans and the architecture drawings. He asked what type of plant material will be used as palm trees would not adequately screen the bays. It should be something that will grow five to six feet in height; not a hedge, or lantana. He confirmed a wall was proposed on the east side of the parking area that would be at least six feet high. 3. Committee Member Bobbitt asked about the rear elevation. Ms. Chris Clarke, developer of the Super Wal-Mart Center, stated there is a lot of undulation and steel to give personality to the big building in the Center. Mr. Birkland noted how they have added the steel canopy to balance the building with the Center. 4. Committee Member Christopher asked the height of the building. Mr. Birkland stated the highest point is 40 feet. The highest point of the parapet is 34-feet 8-inches. Mechanical equipment would be hidden below the parapet. 5. Committee Member Christopher asked about the south elevation, as it will get a fair amount of service traffic; what is the height of the wall between this project and the residential. Mr. Birkland stated it is an eight foot high screen wall. Ms. G:\wPDOCS\ALRC\3-2-05 ALRC.doc 4 STAFF REPORT PLANNING COMMISSION DATE: MARCH 22, 2005 CASE NO.: SITE DEVELOPMENT PERMIT 2004-821 REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR A TWO STORY 29,985 SQUARE FOOT AUTO DEALERSHIP FACILITY LOCATION: SOUTHEAST CORNER OF AUTO CENTRE DRIVE AND ADAMS STREET APPLICANT/ PROPERTY OWNER: JOE RISO REPRESENTATIVE: STEWART WOODARD, A.I.A. ZONING: REGIONAL COMMERCIAL (RC) GENERAL PLAN DESIGNATION: REGIONAL COMMERCIAL (RC) ENVIRONMENTAL CONSIDERATIONS: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL IMPACT REPORT FOR THE CENTRE AT LA QUINTA COMMERCIAL CENTER, SPECIFIC PLAN 97-029, AMENDMENT NO. 3. NO CHANGED CIRCUMSTANCES OR CONDITIONS AND NO NEW INFORMATION IS PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21 166 SURROUNDING ZONING/LAND USE: NORTH: REGIONAL COMMERCIAL (RC) SOUTH: REGIONAL COMMERCIAL (RC) EAST: REGIONAL COMMERCIAL (RC) WEST: MEDIUM DENSITY RESIDENTIAL(RM) P:\REPORTS - PC\2005\3-22-05\MAZDA\PC STAFF RPT. SDP 2004-821 MAZDA.DOC BACKGROUND AND OVERVIEW: Applications Under Consideration The request is for approval of a Site Development Permit to construct a 29,985 square foot auto dealership facility on a 3.59 acre site within the at Centre at La Quinta. (Attachment 1). The Centre at La Quinta Specific Plan 97-603, as amended was approved by the City Council to allow auto dealerships south of Highway 1 1 1, east of Adams Street. Site Development Permit 2004-821 consists of development plans for a fourth dealership, Mazda. Site Plan The site has frontage on Adams Street, Auto Centre Drive and Auto Centre Way South with vehicle access on the north and east side of the property from 24-foot wide driveways at Auto Centre Way South and a 30 foot wide driveway at Auto Centre Drive. The 29,985 square foot facility is sited generally parallel to Adams Street with the front sales entrances located on the north end of the building (Attachment 2). The building is setback approximately 200 feet east of Adams Street beyond the Image Corridor setback limiting height to 22-feet. There are two vehicle lanes with ten service bays under the automotive repair area of the building. Fifteen parking spaces are provided close to the showroom for customers; the remainder of the lot is designated for new and used vehicle display and vehicle inventory. Used tire storage and trash are located on the south end of the building screened by nine foot high masonry walls. Lighting The proposed lighting plan is consistent with the lighting standards and layout specifications in the Specific Plan with vehicle display lighting to be the same as the existing dealers. Box lights will be mounted on 24-foot high poles with 1000 watt metal halide lamps which is consistent with the Specific Plan Lighting for the Auto Mall. Illumination levels along the Adams Street property line are at a minimal impact on traffic and residents. Architectural Desiqn The two-story flat roof facility is 27 feet in height. The rectangular shaped structure is proposed to be split face concrete block on three sides with numerous openings for windows, man doors, and service doors. The front elevation will be a steel frame front with heavy gauge metal, stuccoed block and glass. The principle facade elements will be painted black, parrot green with blue man doors and orange accented aluminum window frames. The facility entry feature is proposed to be a metal canopy at the main entry driveway that will match the building's front elevation. P:\REPORTS - PC\2005\3-22-05\MAZDA\PC STAFF RPT. SDP 2004-821 MAZDA.DOC Landscape Plan Landscaping is proposed around the perimeter of the property with planters in the vehicle display area. The landscape palette consists of trees, shrubs and groundcover including Acacias trees, Palo Verde trees, and California Fan Palms. Landscaping on Adams Street in the landscape setback was completed with the first phase of the Auto Mall; a six foot screen wall is proposed to be added along Adams Street behind the existing landscaping. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW: The ALRC reviewed this request at its meeting of March 2, 2005 (Attachment XX). The Committee adopted Minute Motion 2005-006 recommending approval of the project subject to the following conditions which have been incorporated: 1. Top band to be precision block with a thinned band of smooth trowel stucco concrete block. Bottom band is a split -face block type to be worked out with staff. 2. Provide architectural canopy over service bay. 3. Provide more detail on east elevation by wrapping the "green" block wall around the stair well. 4. Provide samples of actual precision and aggregate block types to the Community Development Department for final approval. COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES: The applicant's request was sent to City departments and affected public agencies on January 14, 2005, requesting comments be returned by February 4, 2005. All applicable comments are incorporated in the recommended Conditions of Approval. PUBLIC NOTICE: This case was advertised in the Desert Sun newspaper and posted on March 11, 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 Chapter 9.200 of the Zoning Code, as noted in the attached Resolutions. P:\REPORTS - PC\2005\3-22-05\MAZDA\PC STAFF RPT. SDP 2004-821 MAZDA.DOC RECOMMENDATION: 1. Adopt Planning Commission Resolution 2005-_, approving Site Development Permit 2005- 821 for development plans for an auto dealership facility, subject to conditions. ATTACHMENTS 1. Project Location Exhibit 2. Site Plan and Elevations 3. Draft Minutes of the ALRC meeting of March 2, 2005 Prepared by: Fred Baker, AICP Principal Planner P:\REPORTS - PC\2005\3-22-05\MAZDA\PC STAFF RPT. SDP 2004-821 MAZDA.DOC PLANNING COMMISSION RESOLUTION 2005- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING DEVELOPMENT PLANS FOR A 29,985 SQUARE FOOT AUTO DEALERSHIP FACILITY CASE NO.: SITE DEVELOPMENT PERMIT 2004-821 APPLICANT: JOE RISO WHEREAS, the Planning Commission of the City of La Quinta, California, did on the, 22nd day of March, 2005 hold a duly noticed Public Hearing, to review building elevations, site and landscape plans for a 29,985 square feet auto dealership facility, consisting of 3.59 acres generally located south of Highway 1 1 1, east of Adams Street, more particularly described as: PARCEL 1 OF PARCEL MAP 28525-1; and WHEREAS, the Architectural and Landscaping Review Committee (ALRC) of the City of La Quinta, California did on the 2nd day of March, 2005 hold a public meeting to review building elevations, site and landscape plans for a 29,985 square feet auto dealership facility, 3.59 acres, and unanimously recommended approval of said permit; and 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 Supplemental Environmental Impact Report (State Clearing House No. 9701 1055 the Centre at La Quinta Commercial Center, Specific Plan 97-029, Amendment No. 3). No changed circumstances or conditions and no 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 2004-821. 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. Planning Commission Resolution 2005- Site Development Permit 2004-821, Mazda Auto Dealership Adopted: March 22, 2005 2. The proposed project is consistent with the goals and objectives of the Centre at La Quinta 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, with conditions recommended 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 is compatible with surrounding commercial buildings and development in the general vicinity in that it is similar in scale; the building materials provided are 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 2004-821 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 22"d day of March, 2005, by the following vote, to wit: PAReports - PC\2005\3-22-05\Mazda\PC RESO SDP 2004-821.doc Planning Commission Resolution 2005- Site Development Permit 2004-821, Mazda Auto Dealership Adopted: March 22, 2005 AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS, Community Development Director City of La Quinta, California PAReports - PC\2005\3-22-05\Mazda\PC RESO SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 GFNFRAI 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Site Development Permit shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • 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 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 ("RWQCB" ) acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08- DWQ. 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 applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant'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 applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant'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. P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The 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. 5. 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 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication 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. 8. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 9. When the City Engineer determines that access rights to the proposed street right-of- ways shown on the approved Parcel Map No. 28525-2, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 10. he applicant shall create perimeter landscaping setbacks along all public right-of-ways as follows: A. All required perimeter landscaping setbacks have been dedicated by Parcel Map 28525-2. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 11. The vehicular access restriction are as shown on the recorded Parcel Map No. 28525-2. 12. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 13. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map 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," refer to persons currently certified or licensed to practice their respective professions in the State of California. 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 applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 A. On -Site Commercial Precise Grading Plan B. PM 10 Plan C. SWPPP Note. A thru C to be submitted concurrently. 1 " = 30' Horizontal 1 " = 40' Horizontal 1 " = 40' 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. The applicant shall prepare an accessibility assessment on annotated print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. "Precise Grading" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements, retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent buildings and existing and proposed handicap parking shall be shown on the Precise Grading Plans at a scale to be determined by the Public Works Department. Precise Grading Plans shall also require approval by the Community Development and Building and Safety Departments. 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 applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. PAReports - PC\2005\3-22-05\Mazda\PC CQA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 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. GRADING 17. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 18. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 19. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, 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. A statement shall appear on applicable improvement plans that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 20. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 21. 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 Plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 22. 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 Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 23. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE "Stormwater handling shall conform with the approved hydrology and drainage report for Specific Plan No. 97-029 and Parcel Map No. 28525-2 and as revised for this site development permit. 100-year storm overflow shall be routed to public streets/Right of Way. Nuisance water shall be disposed of in an approved manner." 24. Nuisance water 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 first flush storm water and nuisance water surges from landscape area, commercial activity and off -site street nuisance water. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 25. 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. 26. All on -site water and tributary flow shall be retained on -site within the Centre at La Quinta Parcel boundaries. P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 27. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 28. 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. 29. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 30. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 31. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 32. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 33. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 34. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot 3.0" a.c./4.5" c.a.b. PAReports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 or the approved equivalents of alternate materials. 35. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 36. The applicant shall reconstruct existing curb and gutter on Auto Centre Drive at the approved access drive location. Additionally, sidewalks shall be redesigned at the access drive location to provide ADA accessibility across the driveway or provide curb ramps. 37. The applicant or his design professional shall work with Stamko Development, conditioned to complete construction of Auto Centre Drive (South) and shown as Lot A of Parcel Map 30420, for the design and construction of the access drive on Auto Centre Drive (South). 38. 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 and parking areas shall be stamped and signed by qualified engineers. 39. The applicant shall remove and replace the existing sidewalk as needed at all locations where it is cracked, uneven at joints, or otherwise damaged pursuant to Streets & Highways Code Section 5610. This requirement applies to all sidewalk located in the public right of way adjacent to the property being developed. 40. The applicant shall advise any prospective buyer of any parcel on this Site Development Permit of its continuing obligation to maintain all sidewalks located in the public right of way adjacent to its property in a good state of repair pursuant to Streets & Highways Code Section 5610. PARKING LOTS and ACCESS POINTS 41. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). In particular, the following are conditioned with this approval. A. Two-way accessways shall have a minimum width of twenty-eight feet. P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 B. Customer parking stall lengths shall be a minimum of 19 feet where no curbs are provided. C. Two-way parking aisles along routes where customer vehicle may traverse such as to customer and service parking shall be a minimum of 26 feet. D. Accessibility routes to public streets shall be shown on the Precise Grading Plan. E. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. F. Building access points shall be shown on the Precise Grading Plans to better evaluate ADA accessibility issues. G. Design parking stalls using hairpin striping. 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. A. General access points and turning movements of traffic to off site public streets are limited to the access locations approved in the approved Parcel Map No. 28525-2 and these conditions of approval. CONSTRUCTION 42. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPING 43. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 44. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doe PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 45. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 46. The applicant 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 applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 47. 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 48. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 49. The applicant 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. 50. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 51. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - _RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 52. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 53. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 54. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 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). FIRE MARSHALL 55. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding Fire Marshall conditions should be directed to the Fire Department Planning & Engineering staff at (760) 863-8886. SHERIFF DEPARTMENT 56. 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 Department should be directed to the Senior Deputy at (760) 863-8950. ARCHITECTURAL AND LANDSCAPE REVIEW COMMITTEE 57. Prior to issuance of a building permit, the applicant shall provide samples of actual precision and aggregate block types to the Community Development Department for final approval. P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2004-821 MAZDA AUTO DEALERSHIP ADOPTED: MARCH 22, 2005 58. Top band to be precision block with a thinned band of smooth trowel stucco concrete block. Bottom band is a split -face block type to be worked out with staff. 59. The architectural plans shall be revised to provide an architectural canopy over service bay. 60. The architectural plans shall be revised to provide more detail on left elevation by wrapping the "green" block wall around the stair well. P:\Reports - PC\2005\3-22-05\Mazda\PC COA SDP 2004-821.doc ATTACHMENT #1 .. �1I • i �1= ATTACHMENT 3 MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A Regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA March 2, 2005 10:00 a.m. I. CALL TO ORDER A. This meeting of the Architectural and Landscaping Review Committee was called to order at 10:04 a.m. by Principal Planner Stan Sawa. B. Committee Members present: Frank Christopher, Bill Bobbitt, and David Thoms. C. Staff present: Principal Planner Fred Baker, Associate Planner Martin Magana and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: IV. CONSENT CALENDAR: A. Staff asked if there were any changes to the Minutes of February 2, 2005. There being no changes, it was moved and seconded by Committee Members Bobbitt/Thoms to approve the Minutes as submitted. Committee Member Christopher abstained. Unanimously approved. V. - BUSINESS ITEMS: A. Site Development Permit 2004-821; a request of Steward Woodard for consideration of architecture and landscaping plans for a two- story, 29,000 square foot auto dealership located on the southeast corner of Adams Street and Auto Center Drive. 1. Committee Member Thoms excused himself due to a potential conflict of interest as his residence was in close proximity to the project. 2. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced the applicant, Steward Woodard, who gave a presentation on the new GAWPD0CS\ALRC\3-2-05 ALRC.doc Architecture and Landscaping Review Committee February 2, 2005 architectural plans and showed a video on the new design. He noted staff was recommending the split face block, but this is not the texture they are trying to achieve. They are requesting a smooth -face off-white painted stucco block wall with a thin band of the split face block. They would also like to request a smooth trowel stucco or black metal on the front of the building. In addition, they would like to change the thin wall to an expanded closed in wall for the stairwell. 3. Committee Member Christopher asked what the white material that is used for the siding. Mr. Woodard stated it was a painted metal. Committee Member Christopher asked that the black material be metal instead of the stucco. The left elevation for the service area, there is a cantilevered metal detail that appears to be suspended, is a flat elevation. He would recommend taking the same metal element and put it over the service door to make the streetscape more interesting. Mr. Woodard stated they would accommodate the Committee's request. 4. Committee Member Bobbitt asked the location of the where the green wall would wrap around. Mr. Woodard noted the location on the site plan. Committee Member Bobbitt stated he has no objection to the design and believes it does blend in with the rest of the Center. In regard to the split face, he does not see it as an issue. However, the blue doors are bold and jump out at you. Mr. Woodard stated they are trying to meet their national image. He agrees the rear needs the element over the service bay will add some character. Committee Member Bobbitt asked the location of the trash enclosure. Mr. Woodard noted on the plans its location. 5. There being no further questions of the applicant, it was moved and seconded by Committee Members Christopher/Bobbitt to adopt Minute Motion 2005-006 recommending approval of Site Development Permit 2004-821, as recommended by staff and as amended: a. Provide samples of actual precision and aggregate block types to the Community Development Department for final approval. b. The top precision block wall shall be a smooth trowel and the bottom a split face to be worked out with staff. GAWPDOCS\ALRC\3-2-05 ALRC.doc 2 Architecture and Landscaping Review Committee February 2, 2005 C. Architectural canopy shall be added over the service bay d. Additional depth shall be added on left elevation. Committee Member Thorns rejoined the Committee. B. Site Development Permit 2004-825; a request of Chris McFadden for Family Keritage Church for consideration of architectural plans for classroom building additions to an existing church facility consisting of 2,500 square feet located at the northwest corner of Adams Street and Miles Avenue. 1. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Christopher asked if the fountain currently exists. Mr. McFadden stated it is currently a grass area. The fountain area became an alternate to artificial grass. 3. Committee Member Thorns stated there was a trash enclosure at the top west corner of the site and it should be moved to the south. He then asked what the two containers at the north of the site were used for. Mr. McFadden stated they will be relocated to the same area as the trash enclosure after the mobile home park has been better defined and will be screened. Committee Member Thorns agreed the trash enclosure should be relocated to the same area as the storage units. 4. Committee Member Thoms commended them on the design. He asked about the slump block wall as he thought the entire wall should be slump stone. Mr. McFadden stated they will all be landscaped to help eliminate any issues with the graffiti. 5. Committee Member Bobbitt asked if the City had a treatment to handle the graffiti. Staff explained the process. 6. There being no further questions of the applicant, it was moved and seconded by Committee Members Thoms/Bobbitt to adopt Minute Motion 2005-007 recommending approval of Site Development Permit 2004-825, as recommended by staff and as amended: G:\WPDOCS\ALRC\3-2-05 ALRC.doc 3 PH #C STAFF REPORT PLANNING COMMISSION DATE: MARCH 22, 2005 CASE NO: SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SIGN APPLICATION 2005-876 APPLICANT/ PROPERTY OWNER: NASLAND ENGINEERING FOR SAM'S WAREHOUSE CLUB STORES, LA QUINTA REDEVELOPMENT AGENCY AND STAMKO DEVELOPMENT CO. REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR A 136,000 SQUARE FOOT RETAIL STORE AND GAS STATION ON A 13.72 ACRE SITE LOCATION: SOUTHWEST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD ENGINEER: NASLAND ENGINEERING ENVIRONMENTAL CONSIDERATION: A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2004-524 WAS CERTIFIED BY THE CITY COUNCIL ON DECEMBER 21, 2004, UNDER RESOLUTION NO. 2004-162 FOR SPECIFIC PLAN 97- 029, AMENDMENT #3, WHICH INCLUDED THE AREA ENCOMPASSED BY THE PROPOSED DEVELOPMENT. A NOTICE OF DETERMINATION WAS FILED WITH THE COUNTY CLERK ON DECEMBER 22, 2004. THERE ARE NO CHANGED CIRCUMSTANCES, CONDITIONS, OR NEW INFORMATION, WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. AN ADDENDUM TO THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2004-524 HAS BEEN PREPARED AND DETERMINED THAT CONSIDERATION OF THIS PROJECT DOES NOT REQUIRE THE PREPARATION OF AN ADDITIONAL ENVIRONMENTAL ASSESSMENT, PURSUANT TO CEQA GUIDELINE 15162 OR PUBLIC RESOURCES CODE SECTION 21166. PAReports - PC\2005\3-22-05\Sams\Stfrpt.doc GENERAL PLAN/ ZONING DESIGNATIONS: MIXED -REGIONAL COMMERCIAL (M/RC)/ REGIONAL COMMERCIAL (CR) SURROUNDING LAND USES: NORTH: COMMERCIAL LAND (LA QUINTA VALLEY PLAZA) SOUTH: VACANT LAND EAST: COMMERCIAL USES AND DESERT SANDS UNIFIED SCHOOL DISTRICT OFFICES WEST: COMMERCIAL USES (WAL-MART SUPER CENTER) BACKGROUND: The project site is generally located on the west side of Dune Palms Road at the southwest corner of Highway 1 1 1 and Dune Palms Road (Attachment 1). This property is part of a previously approved Centre at La Quinta Specific Plan (SP 97-029, Amendment #3) that includes the existing Wal-Mart Super Center, auto dealerships, and retail and service uses immediately west of the proposed project. The General Plan and zoning designations for the property are Mixed/Regional Commercial and Regional Commercial, respectively. Therefore, the development standards for this site would fall under the Regional Commercial zoning district and the Centre at La Quinta Specific Plan 97-029, Amendment #3. PROJECT PROPOSAL: The applicant proposes to construct a single -story, ± 136,000 square foot retail store and gas station on a 13.72 acre site (Attachment 2). The proposed development includes a retail building located in the southern portion of the property and gas station along the eastern side of the site on Dune Palms Road. The La Quinta Redevelopment Agency is preparing a parcel map to subdivide the property. The parcel map and a parcel merger will need to be recorded prior to the issuance of building permits. The La Quinta Redevelopment Agency Board approved a Purchase and Sale Agreement with Sam's at its meeting of March 15, 2005, after a public hearing and reviewing the proposed site design. Architecture The building architecture is a contemporary style. The project consists of a single - story building ranging in various heights between 33-40 feet. The maximum height allowed within the Specific Plan area is 40 feet. Architectural features include split - face block, precision block, stone veneer, columns, reveals, metal canopy pop -outs, P:\Reports - PC\2005\3-22-05\Sams\Stfrpt.doc cornice trim, bronze anodized extruded aluminum storefront frames with glazed glass, cast concrete caps and a variety of beige to brown color tones. The structure has architectural elements including wall pop -outs and low landscape planters along the front that accentuate the building's facade. Additional wall pop -outs and metal canopy treatments on the remaining facades break up the building massing and add character to the overall appearance of the structure. All mechanical equipment located on the roof will be fully screened. Planned Sign Program The applicant is proposing three building -mounted identification signs; the signs will read "Sam's Club It's a Big Deal". Two are proposed for the north elevation (the front of the building) and one for the south elevation (the rear of the building). The signs are approximately 266 square feet each (19' X 14') as measured by the Zoning Code requirements. The applicant calculated the sign area using actual outer dimensions of the sign or 149.60 square feet. Staff has calculated the proposed sign area at 166 square feet of which 33.75 square feet is a portion of the arrow. Additional building - mounted signs include non -illuminated "Exit" and "Entrance" signs; one non -illuminated 56.25 square foot sign identifying "Pharmacy", "Optical", "1-Hour Photo", and "Tires", and one externally illuminated 52 square foot sign reading "Tire and Battery Installation". The applicant is also proposing two signs for the fueling station mounted on the south and east elevation of the canopy. These are proposed to be 84.68 square feet backlit cabinet signs reading "Sam's Club Gas". These signs should be reduced in size to comply with the 50 square foot maximum area per the Sign Ordinance. The applicant is proposing a monument sign to be located on Dunes Palm Road. The monument is proposed to be eight feet in height and 12 feet 8 inches wide with 45 square feet per side (as measured by the Zoning Code requirements). The applicant is also proposing a monument sign for gas pricing located on Dune Palms Road at the entrance to the fueling station. This monument is proposed to be 4 feet 9 inches in height, and 4 feet 10 inches wide with seven square feet per side. The design of both monument signs is compatible with the architecture of the buildings. Staff recommends the proposed signs for the fueling station reading "Sam's Club Gas", be individually illuminated letters. Staff also recommends eliminating the building -mounted sign on the rear of the Sam's Club building since it will face an affordable housing project. For comparison, the Planning Commission has approved the following signs for large retail facilities: Target, 186 square feet Super Wal-Mart, 189 square feet The Home Depot, California's Home Improvement Warehouse, 290 square feet P:\Reports - PC\2005\3-22-05\Sams\Stfrpt.doc Stater Brothers, 180 square feet Eagle, Hardware & Garden, 165 square feet Ross Dress for Less, 112 square feet The applicant is preparing a revised Sign Program for Planning Commission review at the meeting. Visual Impact analysis Mitigation Measure No. AES-1 within Environmental Assessment No. 2004-524 for Specific Plan 97-029, Amendment No. 3 requires preparation of a line -of -sight or equivalent visual impact analysis prior to issuance of a Site Development Permit or Conditional Use Permit. This will be presented at the Public Hearing. Landscaping and Walls Landscaping includes a variety of drought tolerant plants and materials common in other developments in La Quinta. The site meets the required landscaping setback of twenty (20) feet on Dune Palms Road. The landscaping will be consistent with the existing landscaping within the Centre at La Quinta. Perimeter berming and landscaping along Dune Palms Road will be completed as part of the project as well as landscaping within the parking lot and the low planters in front of the building. Additional landscaping will be installed along the rear of the property to reduce the visual building mass from the south and also provide a buffer from future residential uses south of the site. An eight foot high block wall will be installed along the southern property line between the retail store and future residential uses to the south. A six foot high block wall will be installed within the landscape setback along the eastern boundary on Dune Palms Road between the south driveway and the southern property line (adjacent to Sam's Club Warehouse). This wall would help screen the loading area from public view. The berming and landscaping around the wall will soften the visual impact of the wall. Staff recommends that turf along the perimeter landscaping areas be eliminated to reduce water consumption and eliminate over -spray on public sidewalks and streets. Lighting The parking lot lighting proposed consists of a "shoe box" type fixture mounted on a steel pole 42 feet in height. Staff recommends that lighting fixtures be reduced to 35 feet in height, consistent with existing fixtures in the Wal-Mart parking lot. Access The applicant proposes two access points as shown on the Site Plan. These access points will connect with the existing drive aisles within the Center. These access P:\Reports - PC\2005\3-22-05\Sams\Stfrpt.doc points are located on Dune Palms Road, one immediately south of the gas station and the other immediately north of the retail store. The restrictions on turning movements at project driveways located on Dune Palms Road to right-in/right-out/left-in for the north driveway and right-in/right-out for the south driveway will provide equivalent or better traffic safety. The level of service associated with these turning movement restrictions will remain at better than acceptable Levels of Service at project build -out based on the refined traffic study. Staff has prepared an Addendum to Environmental Assessment 2004-524. The Addendum establishes that pursuant to Public Resources Code Section 21166, no further environmental review is necessary beyond Environmental Assessment 2004- 524. The original Environmental Assessment evaluated a full turn intersection at Dune Palms Road and the southerly driveway. Since the preparation of that document, the City has conducted a refined evaluation of the traffic generated by the project, and determined that the restrictions on turning movements at project driveways located on Dune Palms Road will provide adequate traffic control. The refined traffic study considered the proposed Highway 1 1 1 improvement program which will include dual westbound left turn lanes at Dune Palms Road and La Quinta Centre Drive. Additionally, the traffic study increased the traffic volumes for the market area east of Dune Palms Road. Current (new) traffic counts supported assigning more traffic activity to roadways east of the subject property. The gas station will also have "right-in/right-out/left-in" movements. The uses across the street to the east of Dune Palms Road will be restricted to "right-in/right-out/left- in" movements as well, with exception of the Chevron gas station which will be restricted to "right-in/right-out" only. The Desert Sand Unified School District will be allowed to have full turning movements as it currently exists. Raised medians and turn -pockets will be installed as part of the street improvements to allow safe traffic circulation movements of all land uses on both sides of the street. All turning movements for driveways located on the east side of Dune Palms Road are consistent with each property's approved turning movements. Parking Section 9.150.060 of the Zoning Code requires one (1) parking space per 250 square feet for retail uses greater than 50,000 square feet in gross floor area. Based on 136,000 square feet of retail space the required parking is 544 spaces. The applicant proposes 633 spaces. Additional parking will be required for the northern most property as it builds out. Section 9.150.060 of the Zoning Code also requires one (1) parking space per 250 square feet for a gas station. Based on 250 square feet for the cashier's booth the required parking is one (1) space. The site has sufficient space around the pumps where one employee can park his/her vehicle. In addition, the gas station would be part of the Sam's Club operation and if needed, one space may be used in the Sam's P:\Reports - PC\2005\3-22-05\Sams\Stfrpt.doc Club parking lot for employee parking which will not create an impact to the parking situation. The site design of the gas station includes tandem parking that allows sufficient stacking and meandering of cars at the pumps Architecture and Landscaping Review Committee (ALRC) At the February 2, and March 2, 2005, ALRC meeting, the Committee reviewed the plans and recommended approval of the plans with the following recommendations: Retail Store: 1. Revise the site plan to reflect a reversed loading dock area. 2. Eliminate the parking along the rear of the building and increase the landscaping. 3. Reverse the trash compactor entry so that it faces south instead of north and relocate the compressors near the trash compactor and screen it. 4. Maintain the architectural treatment and add similar architectural elements to the east facade based on the revised site plan. 5. Extend the metal canopy on the north entry elevation out toward the curb as much as possible, similar to the west side of the building. 6. The rear landscaping should be similar to the existing landscaping along the rear of the Wal-Mart store. 7. Locate the truck turn -around area further north to allow more landscape area between the southern wall and the paved area. 8. Construct a screen wall along Dune Palm Road to screen views of the loading dock areas. Gas Station: 1. Reduce the thickness of the canopy as much as possible. 2. Keep signs below the roof/canopy line. 3. Use internally illuminated channel letters as opposed to having lighting mounted on top of canopy. Light standards should not be mounted on the roof tops/canopies Staff discussed these changes with the applicant and they have agreed to all of the recommendations. Revised plans have been submitted reflecting these recommendations, or conditions have been added to the propose conditions of approval. The meeting minutes are attached for your review (Attachment 3). Public Notice: This project was advertised in the Desert Sun newspaper on March 11, 2005, and mailed to all property owners within 500-feet of the site. To date, no letters have been received from adjacent property owners. Any written comments received will be handed out at the meeting. PAReports - PC\2005\3-22-05\Sams\Stfrpt.doc Public Agency Review: A copy of this request has been sent to all applicable public agencies and City Departments. All written comments received are on file with the Community Development Department. Applicable comments received from public agencies and City Departments have been included in the recommended Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: Findings to approve Site Development Permit 2005-824, Conditional Use Permit 2005- 090 pursuant to the City of La Quinta Zoning Code can be made and are contained in the attached Resolutions and Conditions of Approval. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2005-_, approving Site Development Permit 2005-824, subject to findings and conditions. 2. Adopt Planning Commission Resolution 2005-_, approving Conditional Use Permit 2005-090, subject to findings and conditions. Attachments: 1. Site Location Map 2. Plan Set 3. February 2, and March 2, 2005 ALRC Minutes Prepared by: Fred Baker Principal Planner PAReports - PC\2005\3-22-05\Sams\Stfrpt.doc PLANNING COMMISSION RESOLUTION 2005- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING AN ADDENDUM TO ENVIRONMENTAL ASSESSMENT 2004- 524 AND APPROVING DEVELOPMENT PLANS TO ALLOW A SINGLE -STORY, ± 136,000 SQUARE FOOT RETAIL STORE AND GAS STATION ON A 13.72 ACRE SITE. CASE NO.: ENVIRONMENTAL ASSESSMENT 2004-524, ADDENDUM SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 APPLICANT: NASLAND ENGINEERING WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 22"d day of March, 2005 hold a duly noticed Public Hearing to consider a request by Nasland Engineering for approval of a single -story, ± 136,000 square foot retail store and gas station, generally located at the southwest corner of Highway 1 1 1 and Dune Palms Road, more particularly described as follows: APNs: 649-030-034; 649-670-002, 003 AND 029, WHEREAS, said Site Development Permit and Conditional Use Permit applications have complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 2004-524 was certified by the City Council on December 21, 2004, under Resolution No. 2004-162 for Specific Plan 97-029, Amendment No. 3, which encompassed the development propos in this Site Development Permit and Conditional Use Permit. The development plans proposed in the applications for Site Development Permit and Conditional Use Permits are hereinafter referred collectively as the "Implementing Project." A Notice of Determination was filed on December 22, 2004. There are no changed circumstances, conditions, or new information, which would trigger the preparation of a subsequent environmental analysis pursuant to Public Resources Code Section 21 166 in connection with the Implementing Project. WHEREAS, an Addendum to the Mitigated Negative Declaration of environmental impact for Environmental Assessment 2004-524 has been prepared and determined that development and operation of the buildings and structures proposed as part of the Implementing Project do not trigger the need for the preparation of an additional environmental assessment, pursuant to CEQA Guideline 15162 or Public Resources Code Section 21166, in that the Implementing Project does not involve: P:\Reports - PC\2005\3-22-05\Sams\PC Reso.doc Planning Commission Resolution 20050-_ Environmental Assessment 2005-524, Addendum Site Development Permit 2005-824 Conditional Use Permit 2005-090 Nasland Engineering - Sam's club Adopted: March 22, 2005 1. Substantial changes to the project analyzed in the EA which would involve new significant effects on the environment or substantially increase the severity of previously identified impacts; 2. Substantial changes with respect to the circumstances under which the project is being undertaken which would involve new significant effects on the environment not analyzed in the EA; or 3. New information of substantial importance which would involve new significant effects on the environment not analyzed in the EA substantially increase the severity of previously identified impacts. WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following findings to justify Certification of said Addendum to Environmental Assessment 2004-524: 1. The Implementing Project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2004-524. 2. The Implementing Project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory in that no significant effects on environmental factors have been identified by the Environmental Assessment. 3. There is no evidence before the City that the Implementing Project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends in that no significant effects on environmental factors have been identified by the Environmental Assessment. 4. The Implementing Project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. P:\Reports - PC\2005\3-22-05\Sams\PC Reso.doc 2 Planning Commission Resolution 20050-_ Environmental Assessment 2005-524, Addendum Site Development Permit 2005-824 Conditional Use Permit 2005-090 Nasland Engineering - Sam's club Adopted: March 22, 2005 5. The Implementing Project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed Project. 6. The Implementing Project will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services and that the Site Development Permit and Conditional Use Permit comply with all mitigation measures adopted in Environmental Assessment 2004-524. 7. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment in that mitigation measures are imposed on the project that will reduce impacts to a less than significant level. 8. The Planning Commission has considered Environmental Assessment 2004-524 and said Assessment reflects the independent judgement of the City. 9. The City has, on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.5(d). 10. The location and custodian of the City's records relating to this project is the Community Development Department located at 78-495 Calle Tampico, La Quinta, California, 92253. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Sections 9.210.010 and 9.210.020 of the Zoning Code to justify approval of said Site Development Permit and Conditional Use Permit, respectively: 1. Consistency with the General Plan: The Implementing Project as proposed is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the Mixed/Regional Commercial Land Use designation. PAReports - PC\2005\3-22-05\Sams\PC Reso.doc 3 Planning Commission Resolution 20050-_ Environmental Assessment 2005-524, Addendum Site Development Permit 2005-824 Conditional Use Permit 2005-090 Nasland Engineering - Sam's club Adopted: March 22, 2005 2. Consistency with the Zoning Code: The Implementing Project is consistent with the development standards of the Regional Commercial Zoning District, including but not limited to, setbacks, architecture, building heights, building mass, exterior lighting, parking, sign program, circulation, open space and landscaping. 3. Compliance with the California Environmental Quality Act (CEQA): The Implementing Project is consistent with the requirements of CEQA, in that a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 2004-524 was certified by the City Council on December 21, 2004, under Resolution No. 2004-162 for Specific Plan 97-029, Amendment No. 3, which this Site Development Permit was a part of. A Notice of Determination was filed on December 22, 2004. In addition, an Addendum to the Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 2004-524 has been prepared and determined that consideration of an Implementing Project does not call for the preparation of an additional environmental assessment, pursuant to CEQA Guideline 15162 or Public Resources Code Section 21166, in that the Implementing Project does not involve: a. Substantial changes to the project analyzed in the EA which would involve new significant effects on the environment or substantially increase the severity of previously identified impacts; b. Substantial changes with respect to the circumstances under which the project is being undertaken which would involve new significant effects on the environment not analyzed in the EA; or C. New information of substantial importance which would involve new significant effects on the environment not analyzed in the EA substantially increases the severity of previously identified impacts. There are no changed circumstances, conditions, or new information, which would trigger the preparation of a subsequent environmental analysis pursuant to Public Resources Code Section 21166. 4. Architectural Design: The architectural design of the proposed building, including but not limited to, architectural style, scale, building mass, materials, colors, roof design, and other architectural elements, is compatible with surrounding development and with the quality of design prevalent in the City, in that it lacks the bulky mass of a commercial building due to the articulation, PAReports - PC\2005\3-22-05\Sams\PC Reso.doc 4 Planning Commission Resolution 20050-_ Environmental Assessment 2005-524, Addendum Site Development Permit 2005-824 Conditional Use Permit 2005-090 Nasland Engineering - Sam's club Adopted: March 22, 2005 exterior finishes, desert tone colors, roof design; the proposed building is adequately set back with architectural variations so as to minimize the appearance of a large structural mass. 5. Site Design: The site design of the Implementing Project, including but not limited to, project entries, interior circulation, pedestrian access, screening of equipment, trash enclosures, exterior lighting, and other site design elements such as scale, mass, appearance, and amount of landscaping are compatible with surrounding development and quality of design prevalent in the City in that the Implementing Project meets the development standards of the City's Zoning Code. 6. Sign Program: The proposed Sign Program adjustments, including additional number and sign area, for the signs can be made in order to allow signs compatible with other conforming signs in the vicinity, to allow signs to be a proper scale with the building, to facilitate good design balance, and to improve the overall appearance of the site. The proposed Sam's Club building is located 1,075 feet from Highway 1 1 1 and has limited sight exposure due to location and design of existing buildings located on the adjacent property. 7. Landscape Design: The landscaping plan for the Implementing Project, including but not limited to, the location, type, size, and coverage of plant materials, has been designed to provide visual relief, complement the building, screen undesirable views and provide an enhanced visual appearance of the project. The proposed landscaping is compatible with the surrounding area in that the variety of trees, shrubs and ground covers provide an aesthetically pleasing and well functioning use of landscaping space. 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 correct and constitute the findings of the Planning Commission for certification of the Addendum to Environmental Assessment 2004-524 and this Site Development Permit and Conditional Use Permit; 2. That it does hereby certify the Addendum to Environmental Assessment 2004- 524 and approve Site Development Permit 2005-824 and Conditional Use Permit 2005-090 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; P:\Reports - PC\2005\3-22-05\Sams\PC Reso.doc 5 Planning Commission Resolution 20050-_ Environmental Assessment 2005-524, Addendum Site Development Permit 2005-824 Conditional Use Permit 2005-090 Nasland Engineering - Sam's club Adopted: March 22, 2005 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 22"d day of March, 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 PAReports - PC\2005\3-22-05\Sams\PC Reso.doc 6 ADDENDUM TO MITIGATED NEGATIVE DECLARATION (CEQA GUIDELINE 15164) SITE DEVELOPMENT PERMIT 2005-824/ CONDITIONAL USE PERMIT 2005-090 FOR THE DEVELOPMENT OF A SINGLE -STORY, ± 136,000 SQUARE FOOT RETAIL STORE AND A GAS STATION ON A 12.45 ACRE SITE AT THE SOUTHWEST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD PROJECT BACKGROUND The City of La Quinta ("City"), as lead agency under the California Environmental Quality Act, Public Resources Code section 21000, et seq. ("CEQA") has prepared this Addendum pursuant to CEQA Guideline 15164 to address the potential environmental impacts of development of a 12.45 acre portion of Planning Area III of the Centre at La Quinta Specific Plan as authorized by Site Development Permit 2005-824 and Conditional Use Permit 2005-090 ("Site Development Approvals")• The environmental impacts associated with the development of that portion of Planning Area III of the Centre at La Quinta Specific Plan located at the southwest corner of Dune PalmsRoad and Highway 1 1 1, were analyzed in the Mitigated Negative Declaration ("MND") adopted in connection with the approval of Amendment #3 to the Centre at La Quinta Specific Plan. On December 21, 2004, the La Quinta City Council adopted a MND based upon Environmental Assessment 2004-524. On December 22, 2004, a Notice of Determination was filed with the Riverside County Clerk evidencing the approval of Amendment #3 to the Center at La Quinta Specific Plan and adoption of the MND. The MND and supporting Environmental Assessment 2004-524 were intended to serve as the environmental assessment for all future development of the 27.75 acres of property located at the southwest corner of Highway 1 1 1 and Dune Palms Road, within that portion of Planning Area III of the Centre at La Quinta Specific Plan added by Amendment #3. For purposes of environmental review, the MND assumed development of approximately 164,000 square feet of additional retail development within the extended portion of Planning Area III consisting of an approximately 135,000 square foot retail major, an associated gasoline fueling station and approximately 30,000 square feet of additional retail space. The development ultimately authorized by the Site Development Approvals ("SDP Project") sought by the applicant will consist of the development of a 136,000 square foot single -user retail building, and a gasoline service station on a 12.45 acre site. PURPOSE OF ADDENDUM This Addendum is intended to address whether changes or additions must be made to the previously adopted MND in order for the previous MND to adequately address the development authorized by the Site Development Approvals. Moreover, this Addendum is intended to verify that the development and operation of the buildings and structures proposed under Site Development Permit 2004-824 and Conditional Use Permit 2005-090 would be consistent with the scope of development analyzed in Environmental Assessment 2004-524, and to further verify that there have been no changes in circumstances or disclosure of new information which would trigger the requirement to do a subsequent environmental assessment of the project. The previous MND and supporting Environmental Assessment 2004-524 identified that subsequent site development permit applications would be part of the overall project assessed at that time, namely, disposition and development of the 27.75 acres of property located at the southwest corner of Highway 1 1 1 and Dune Palms Road. The SDP Project is consistent with the development assumptions relied upon in conducting the environmental analysis in the MND. There has been no change in the proposed development of the site. The only difference in the SDP Project when compared to the development assumptions reflected in the MND is the elimination of the proposed traffic signal at the intersection of Dune Palms Road and the southerly driveway (#8), and the reconfiguration of the intersection of Dune Palms Road and the north driveway (#7). The Traffic Impact Analysis completed by Urban Crossroads in December, 2004, assumed the existence of a completely signalized intersection that would allow full turning movements at the southerly driveway (#8). Moreover, the Traffic Impact Analysis assumed that the north driveway (#7), the driveway entering the project site immediately south of the gas station on Dune Palms, would only accommodate "right -in, right -out" turning movements. Based on these assumptions, the Traffic Impact Analysis concluded that the traffic impacts on surrounding roadways were less than significant with incorporation of certain design improvements into the project such as a southbound deceleration lane on Dune Palms approaching the signalized southerly driveway (#8) and a northbound left turn pocket at that intersection. Subsequent to adoption of the MND, certain changes to the project have occurred, namely elimination of the traffic signal at the intersection of Dune Palms Road and the southerly driveway (#8) and reconfiguration of the intersection of Dune Palms Road and the northerly driveway (#7). Under the SDP Project as now proposed, the Dune Palms Road/southerly driveway (#8) intersection will be limited to "right in, right out" turning movements. The Dune Palms Road/north driveway (#7) will now accommodate right hand ingress and egress turning movements as well as left hand ingress. Individuals will not be able to exit the site by making a left hand turn onto Dune Palms from the north driveway (#7). In March, 2005, Urban Crossroads conducted a Revised Traffic Impact Analysis, which is included as Appendix A to this Addendum, to determine whether the changes in driveway configurations would result in additional significant traffic impacts. The Revised traffic Impact Analysis concluded that the planned traffic signal at the intersection of southerly driveway (#8) and Dune Palms Road is not warranted and that the changes to the configuration of the intersection of Dune Palms Road and the north driveway (#7) will not result in new or more severe significant impacts to traffic on Dune Palms Drive or the adjacent Highway 1 1 1. The City has compared the impacts of the SDP Project with those impacts analyzed in the MND and finds as follows: Aesthetics — Impacts identical to those previously analyzed. The commercial building concept has not changed from that reviewed in the original Environmental Assessment, except that more architectural detail has been added to make the structures more attractive. Agriculture Resources - Impacts no greater than previously analyzed. The site is in the urban core of the City, and is not in agriculture, nor is it within several miles of lands in agriculture. Hazards and Hazardous Materials - Impacts identical to those previously analyzed. Implementation of the SDP Project will not change the land uses on the site, which will be regulated for hazardous materials storage and transport by the City and County. Hydrology and Water Quality — Impacts equivalent to those previously analyzed. The City still requires the implementation of NPDES standards and on -site retention, which will be implemented for the SDP Project. Public Services - Impacts identical to those previously analyzed. The land uses proposed for the site have not changed, and will require the same level of service as that evaluated in the Environmental Assessment. Recreation - Impacts equivalent to those previously analyzed. The commercial land uses will have no impact on recreational facilities in the City. Air Quality - Impacts equivalent to those previously analyzed. No changes have been proposed in the project which would result in a greater number of vehicle trips, which are the primary source of emissions associated with buildout of the project. Biological Resources - Impacts equivalent to those previously analyzed. No physical changes are proposed in the project. The impacts to biological resources will not change. Land Use Planning - Impacts equivalent to those previously analyzed. The property is vacant and will not impact an established community. The proposed project is consistent with the uses contemplated and allowed in the General Plan and Zoning Ordinance. It serves to implement the Specific Plan for the Center at La Quinta. Mineral Resources — The site does not contain mineral resources. Transportation/Traffic - Impacts less than those previously analyzed. The original EA proposed a full turn intersection at Dune Palms Road and the south driveway (#8) and "right - in, right -out" movements at the north driveway (#7). Since the preparation of that document, the City has conducted a more refined evaluation of the traffic generated by the project, and determined that the restricting turning movements at the north driveway (#8) to "right -in, right -out" and at the south driveway (#7) "to right -in, right -out, left -in" without signals at either intersection, will provide equivalent or better traffic safety, and that the level of service associated with these turning movement restrictions will remain at better than acceptable levels at project buildout based on the refined traffic study. Utilities and Service Systems Impacts identical to those previously analyzed. No physical change is proposed to the project, and impacts to utilities will be as previously analyzed. Cultural Resources - Impacts no greater than those previously analyzed. The required mitigation associated with the Environmental Assessment will be implemented with the SDP Project, and will reduce impacts to less than significant levels_._ Geology and Soils - Impacts identical to those previously analyzed. The structures proposed for the project site have not changed, and the mitigation measures originally approved will be implemented with the SDP Project. SUMMARY OF FINDINGS Noise - Impacts no greater than those previously analyzed. The land uses proposed consist of commercial uses which are not sensitive receptors. These land uses will not generate significant noise levels. Population and Housing - Impacts identical to those previously analyzed. The proposed commercial land uses will not induce significant population growth. The City finds that non of the conditions described in Section 15162 of the CEQA Guidelines requiring preparation of a subsequent or supplemental MND or EIR have occurred. More specifically, the City has determined that: Finding 1. There are no substantial changes to the SDP Project that would require major revisions of the MND due to new significant environmental effects or a substantial increase in the severity of impacts identified in the previous EIR. Facts in Support of Finding. The project has not changed substantially from the development assumptions contained in the previously adopted MND. The MND assumed development of approximately 164,000 square feet of retail uses upon the 12.45 acre portion of Planning Area III added to the Centre at La Quinta Specific Plan by Amendment #3. The SDP Project in fact proposes to develop an approximately 136,000 square foot Sam's Club membership warehouse and associated fueling station. Accordingly, the SDP Project is consistent with the development assumptions contained in the MND. The driveway configurations for the two driveways servicing the project site from Dune Palms Road have been altered. The intersection of Dune palms Road and the north driveway (#8) will not be signalized and will not have full turning movements while the intersection of Dune palms Road and the south driveway (#7) will now include a break in the proposed median to allow left turn ingress in addition to the previously analyzed "right in, right out" movements. The changes in intersection configurations do not result in additional or more sever significant impacts. This conclusion is supported by the Revised Traffic Impact Analysis prepared by Urban Crossroads. Finding 2. No substantial changes have occurred in the circumstances under which the SDP Project is being undertaken that will require major revisions of the previously adopted MND to disclose new significant environmental effects or that would result in a substantial increase in the severity of the impacts identified in the MND. Facts Supporting the Finding. The circumstances under which the SDP Project will be undertaken are accurately and adequately described in the previously adopted MND, except for the intersections of Dune Palms Road and project driveways (#7 and #8). The configurations for these intersections have been altered. The intersection of Dune Palms Road and the north driveway (#8) will not be signalized and will not have full turning movements while the intersection of Dune Palms Road and the south driveway (#7) will now include left turn ingress in addition to the previously analyzed "right -in, right -out" movements. The changes in intersection configurations do not result in additional or more sever significant impacts. This conclusion is supported by the Revised Traffic Impact Analysis prepared by Urban Crossroads. Accordingly, there have been no substantial changes in the circumstances under which the SDP Project will be developed resulting in new or more severe significant impacts. Finding 3. There is no additional new information of substantial importance, which was not known at the time of the adoption of the previous MND, indicating that: (1) The project will have one or more significant effects not discussed in the previous MND; (2) There are no impacts that were determined to be significant in the previous MND that would be substantially more severe; (3) There are no additional mitigation measures or alternatives to the project that would substantially reduce one or more identified significant impacts; and (4) There are no additional mitigation measures or alternatives which were rejected by the City that would substantially reduce any identified significant impact identified in the MND. Facts Supporting the Finding. No new information of substantial importance to the conclusions of the previously adopted MND has been identified with the analysis of this Addendum. As reflected in the Revised Traffic Impact Analysis, the vehicle trip generation, daily traffic and peak hour traffic impacts of the project are less than significant even with the revised driveway configurations and elimination of the traffic signal at the intersection of Dune Palms Road and the north driveway (#8). Moreover, the previously adopted MND concluded that all potentially significant impacts may be reduced to less than significant levels with the implementation of identified mitigation measures. The mitigation measures identified in the MND will be adopted and implemented for the SDP Project. Finally, no additional significant impacts are identified pursuant this Addendum. Signature March 1, 2005 Date �1Lurp rattV'ark.S��te360 Rvmr�_A926[)� 'A9.bb0.1994FI M 9�39.bfu1911tax www.arbanxroadsznmUlm March 8, 2005 Mr. George Britton ROSENOW SPEVACEK GROUP INC. 309 West 4th Street Santa Ana, CA 92701 Subject: The Center at La Quinta Access Evaluation Dear Mr. Britton: INTRODUCTION The firm of Urban Crossroads, Inc. is pleased to submit the following access evaluation for the proposed Centre of La Quinta development. The site is located south of Highway 111 and west of Dune Palms Road in the City of La Quinta. Exhibit A illustrates the location of the site and the proposed driveway locations. The purpose of this evaluation is to determine if the proposed project access points serving the commercial site along Dune Palms Road, and additional traffic due to the development can be accommodated. intersections: Dune Palms Road (NS) at: • Highway 111 (EW) • Project Driveway 7 (EW) • Avenue 48 (EW) This analysis focuses on the following Mr. George Britton ROSENOW SPEVACEK GROUP INC. March 8, 2005 Page 2 PROJECT DESCRIPTION The proposed site is anticipated to be developed with a gas station, 26,900 square feet of shopping center facilities, a discount club and 300 apartment units. Access will be provided through three additional driveways located along Dune Palms Road for the commercial developments and two driveways also along Dune Palms Road for the residential development. The driveways serving the commercial development will be unsignalized and provide restricted access (right turns in/out only) to the site except for the middle driveway (Driveway 7). This driveway will also provide additional left turn opportunities into the site from the south. The northerly driveway serving the proposed apartment development will also provide right in/out and left in access with the southerly driveway being restricted to right turns in/out only. PROJECT TRIP GENERATION Table 1 presents the trip generation rates for the proposed site. The trip rates are based on data collected by the Institute of Transportation Engineers (ITE) and included in the Trip Generation manual, 7th Edition, 2003. In order to ensure a conservative estimate of traffic generated by the proposed developments, a standard deviation has been applied to the trip generation estimates to reflect a 75 percent confidence level in the trip estimates. Table 2 summarizes the trip generation for the proposed development. As indicated in Table 2, the proposed development is anticipated to generate approximately 13,833 trips per day with 718 trips during the AM peak hour and 1,695 trips during the PM peak hour. It should be noted that a portion of the trips (25 percent) are anticipated to be due to pass - by traffic. Pass by trips are defined as an intermediate stop between a primary origin and destination. Appendix "A" contains a comprehensive description of these types of trips. The existing traffic both on the east side of Dune Palms Road and the existing Wal- Mart/retail site has been estimated to determine the potential impact associated with the Mr. George Britton ROSENOW SPEVACEK GROUP INC. March 8, 2005 Page 3 proposed access points along Dune Palms Road. Table 3 summarizes the trip generation due to the existing land uses. PROJECT TRIP DISTRIBUTION Trip distribution represents the directional orientation of traffic to and from the project site. Trip distribution is heavily influenced by the geographical location of the site, the location of residential, commercial, employment and the proximity to the regional roadway system. The directional orientation of traffic was determined by evaluating existing and proposed land uses and highways within the community. The project trip distribution for this study has been based upon near -term conditions, based upon those highway facilities which are either in place or will be completed over the next few years, which represents the opening occupancy time -frame for the proposed development. The project trip distribution patterns for the project are graphically depicted on Exhibits B through F. It is anticipated that the existing commercial uses, on the west side of Dune Palms Road will also use the new driveways to access the site. Similarly, the existing uses on the east side of Dune Palms Road have also been rerouted to account for turn restriction due to the proposed median on Dune Palms Road. Exhibits G through Q illustrate the revised distribution patterns for these existing uses. PROJECT TRAFFIC VOLUMES The assignment of traffic from the site to the adjoining roadway system has been based upon the site's trip generation and trip distribution patterns. Based on the identified project traffic generation and distribution, project AM and PM peak hour intersection turning movement volumes for the access points are shown on Exhibits R and S. Mr. George Britton ROSENOW SPEVACEK GROUP INC. March 8, 2005 Page 4 INTERSECTION ANALYSIS The current technical guide to the evaluation of traffic operations is the 2000 Highway Capacity Manual (HCM) (Transportation Research Board Special Report 209). The HCM defines level of service as a qualitative measure which describes operational conditions within a traffic stream, generally in terms of such factors as speed and travel time, freedom to maneuver, traffic interruptions, comfort and convenience, and safety. The criteria used criteria used to evaluate LOS (Level of Service) conditions vary based on the type of roadway and whether the traffic flow is considered interrupted or uninterrupted. The definitions of level of service for uninterrupted flow (flow unrestrained by the existence of traffic control devices) are: LOS "A" represents free flow. Individual users are virtually unaffected by the presence of others in the traffic stream. • LOS "B" is in the range of stable flow, but the presence of other users in the traffic stream begins to be noticeable. Freedom to select desired speeds is relatively unaffected, but there is a slight decline in the freedom to maneuver. • LOS "C" is in the range of stable flow, but marks the beginning of the range of flow in which the operation of individual users becomes significantly affected by interactions with others in the traffic stream. LOS "D" represents high -density but stable flow. Speed and freedom to maneuver are severely restricted, and the driver experiences a generally poor level of comfort and convenience. Mr. George Britton ROSENOW SPEVACEK GROUP INC. March 8, 2005 Page 5 LOS "E" represents operating conditions at or near the capacity level. All speeds are reduced to a low, but relatively uniform value. Small increases in flow will cause breakdowns in traffic movement. LOS "F" is used to define forced or breakdown flow. This condition exists wherever the amount of traffic approaching a point exceeds the amount which can traverse the point. Queues form behind such locations. The definitions of level of service for interrupted traffic flow (flow restrained by the existence of traffic signals and other traffic control devices) differ slightly depending on the type of traffic control. The level of service is typically dependent on the quality of traffic flow at the intersections along a roadway. The HCM methodology expresses the level of service at an intersection in terms of delay time for the various intersection approaches. The HCM uses different procedures depending on the type of intersection control. The levels of service determined in this study are determined using the HCM methodology. For signalized intersections, average total delay per vehicle for the overall intersection is used to determine level of service. Levels of service at signalized study intersections have been evaluated using an HCM intersection analysis program. The study area intersections which are stop sign controlled with stop control on the minor street only have been analyzed using the unsignalized intersection methodology of the HCM. For these intersections, the calculation of level of service is dependent on the occurrence of gaps occurring in the traffic flow of the main street. Using data collected describing the intersection configuration and traffic volumes at the study area locations, the level of service has been calculated. The level of service criteria for this type of intersection analysis is based on total delay per vehicle for the worst minor street movements. Mr. George Britton ROSENOW SPEVACEK GROUP INC. March 8, 2005 Page 6 The levels of service are defined for the various analysis methodologies as follows: LEVEL OF SERVICE AVERAGE TOTAL DELAY PER VEHICLE (SECONDS) SIGNALIZED UNSIGNALIZED A 0 to 10.00 0 to 10.00 B 10.01 to 20.00 10.01 to 15.00 C 20.01 to 35.00 15.01 to 25.00 D 35.01 to 55.00 25.01 to 35.00 E 55.01 to 80.00 35.01 to 50.00 F 80.01 and up 50.01 and up The LOS analysis for signalized intersections has been performed using optimized signal timing. Signal timing optimization has considered pedestrian safety and signal coordination requirements. Appropriate times for pedestrian crossings have also been considered in the signalized intersection analysis. Saturation flow rates of 1,900 vehicles per hour of green (vphg) have been assumed for all capacity analysis. Existing peak hour traffic operations have been evaluated for study area intersections. The results of this analysis are summarized in Table 4, along with the existing intersection geometrics and traffic control devices at each analysis location (See Exhibit T) Existing intersection level of service calculations are based upon manual AM and PM peak hour turning movement counts made for Urban Crossroads, Inc. in June, 2004 (see Exhibits U and V). The existing traffic counts were multiplied by 1.3 to reflect a peak seasonal difference of 30 percent. Traffic count worksheets are included in Appendix "B". Existing HCM calculation worksheets are provided in Appendix "C". Mr. George Britton ROSENOW SPEVACEK GROUP INC. March 8, 2005 Page 7 Level of Service at Existing Plus Project Conditions Existing Plus Project conditions intersection levels of service for the existing network are shown in Table 5. Table 5 shows HCM calculations based on the geometrics at the study area intersections without and with improvements. Existing Plus Project AM and PM peak hour intersection turning movement volumes are shown on Exhibits W and X, respectively. These volumes have been increased by 3 percent along Highway 111 and 6 percent along Dune Palms Road and Avenue 48 to account for areawide growth. Based on the analysis presented above, it appears that the project will not have a significant level of service impact on the study intersections with the addition of the proposed access driveways. The HCM calculation worksheets are provided in Appendix "D" ACCESS EVALUATION The Auxiliary Lanes and Traffic Impact Studies Required for Proposed Develo ment Projects, (City of La Quinta Engineering Bulletin No. 03-08), provides criterion for the requirement of left and right turn auxiliary lane for future developments. As the bulletin indicates, a right -turn deceleration lane with taper and storage length is required for any driveway located on a Primary Arterial street or higher, with a projected peak hour right ingress turning volume greater than 50 vehicles per hour (vph). It also indicates that a left turn deceleration lane with taper and storage length is required for any driveway with a projected peak hour left ingress turning volume greater than 25 vehicles per hour (vph). Appendix "E" contains the Auxiliary Lanes and Traffic Impact Studies Required for Proposed Development Proiects, provided by the City of La Quinta Transportation Department. The criteria typically used to determine the storage length of a turn pocket is one foot of storage for every turning vehicle during the peak hour with a minimum storage length of 100 feet. Mr. George Britton ROSENOW SPEVACEK GROUP INC. March 8, 2005 Page 8 Based on the City's criteria, Exhibit Y illustrates the recommended pocket lengths at the project driveways along Dune Palms Road. These recommendations are described below: 1. Construct a 200 foot (minimum) southbound right turn lane at Driveway 7. 2. Construct a 350 foot (minimum) northbound right turn lane at Driveway 7. 3. Construct a 200 foot (minimum) southbound right turn lane at Driveway 8. 4. Construct a 200 foot (minimum) southbound left turn lane at Driveway 14. 5. Construct a 100 foot (minimum) northbound left turn at Driveway 9. 6. Construct a 100 foot (minimum) southbound right turn lane at Driveway 9. 7. Construct a 150 foot (minimum) southbound right turn lane at Driveway 10. If you have any questions regarding this evaluation, please give me a call at (949) 660- 1994 x209. Respectfully,,, URBAN CFIvWSROADS-Ar s,-\ Exppe� / Scott Sato, P.E. Associate Principal SS:mg J N:02051-03 Attachments TABLE 1 TRIP GENERATION RATES' LAND USE ITE CODE �QUANTITJUNITSZ PEAK HOUR TRIP RATES DAILY AM PM IN OUT TOTAL I IN I OUT I TOTAL Ling 861 137.65 TSF 0.98 0.39 1.37 3.5 3.5 7 56.15 er 2 820 26.9 TSF 1.77 1.12 2.89 4.20 4.55 8.75 86.42 Gasoline/Service Station 944 12 VEH. FUELING POS. 8.19 8.19 16.38 1 10.28 10.28 1 20.56 239.75 Apartment 220 300 DU 0.24 1 1.24 1 0.93 0.51 1.44 9.74 EXISTING DEVELOPMENT: Free-St2ndinq Discount Superstore 813 219.822 TSF 1.71 1.64 3.35 2.94 3.04 5.98 50.72 20,000 S . Ft. Shopping Center 820 20 TSF 2.67 1.71 4.38 6.51 7.06 13.57 140.66 Gasoline/Service Station w/Conven. Mkt. 945 12 VEH. FUELING POS. 8.04 8.04 16.08 10.68 10.68 21.36 230.94 23,500 Sq Ft. Shopping Center 820 23.5 TSF 2.56 1.63 4.19 6.24 6.76 13 134.12 Mini Warehouse 151 567 STORAGE UNITS 0.08 0.08 0.16 0.13 0.07 0.2 0.82 Warehousing 150 35.749 TSF 0.98 0.21 1.19 0.32 0.95 1.27 9.01 General Office Building 710 30.297 1 TSF 1 3.32 0.457 3.78 0.86 4.23 5.09 23.69 General Office Building 710 15.488 TSF 3.62 0.497 4.12 1.29 6.29 7.58 26.62 General Office Building 710 TSF 2.97 0.407 3.38 0.60 2.96 3.56 20.44 Bs Storage Yard N/A �73.674 63 BUSSES 0.63 0.08 0.71 0.08 0.05 0.13 2.86 rRo in Center1 820 86.25 TSF 1.77 1,12 2.R- 4.2 4.55 8.75 86.42 1 Source: ITE (Institute of Transportation Engineers) Trip Generation Manual, 7th Edition, 2003. Z DU = Dwelling Units TSF = Thousand Square Feet VEH. FUELING POS. = Number of Fuel Pumps STORAGE UNITS = Number of Storage Units BUSSES = Number of Busses ' Source: DSUSD Transportation Department U:'.UcJobs\ 02000\02051\Excel\[02051-07.xls]T 1 TABLE 2 PROJECT TRIP GENERATION SUMMARY LAND USE QUANTITY UNITS' PEAK HOUR DAILY AM PM IN OUT TOTAL IN OUT TOTAL Discount Club 137.65 TSF 135 54 189 482 482 964 7,729 Shopping Center 2 -"Pass-By" Trips (25%)2 26.9 TSF 48 -12 30 -8 78 -20 113 -28 122 -31 235 -59 2,325 -581 Subtotal (Shopping Center 2 36 23 59 85 92 176 1,744 Gasoline/Service Station - "Pass -By" Trips (25%)Z - Internal (25%)3 12 VEH. FUELING POS. 98 -25 -25 98 -25 -25 196 -49 -49 123 -31 -31 123 -31 -31 246 -62 -62 2,877 -719 -719 Subtotal Gasoline/Service Station) 49 49 98 62 62 123 1,439 Apartment 300 DU 72 300 372 279 153 432 1 2,922 TOTAL 1 292 1 426 __IILL 907 788 1,695 113,833 ' DU = Dwelling Units TSF = Thousand Square Feet VEH. FUELING POS. = Number of Fuel Pumps Z "Pass -By" reduction rates have been used to account for traffic that will access the site as an intermediate stop on the way to a primary destination. 3 A reduction of trips based on internal interaction between the Discount Club and the Gasoline/Service Station U:\UcJobs\ 02000\02051\Excel\[02051-07.xls]T 2 TABLE 3 EXISTING DEVELOPMENT LAND USE AND TRIP GENERATION PROJEG— PEAK HOUR AM PM g NAME LAND USE IQUANTITY1 UNITS IN OUT TOTAL IN OUT TOTAL DAILY 1 Wal-Mart Free -Standing Discount Superstore -"Pass-By' 'n 5 25% z 219.822 TSF 376 -94 361 -90 737 -184 646 -162 668 -167 1314 -329 11149 -2,787 Subtotal :Wal-Mart) 282 271 553 485 501 986 8,362 2 20,000 S F Retail 20,000 Sq Ft Shopping Center - "Pass-By'Trips 25% ' 20 TSF 53 .13 34 -9 87 -22 130 -33 141 .35 271 -68 1 2813 -703 Subtotal 20,000 SY Retail 40 26 65 98 106 203 2.110 3 Chevron w/ Mini Mart Gasoline/Service Station w/Conven. Mkt. -'Pass-By"Trips 25% _ 12 EH. FUELING POS 96 -24 96 -24 192 48 128 -32 128 -32 256 -64 2771 -693 Subtotal Chevron w/ Mini Mart 72 72 144 96 96 192 2,078 4 23,500 S.F. Retail Center 23,500 Sq Ft. Shopping Center -"Pass-B Trips (25% 23.5 TSF - 60 015 38 -10 98 -25 147 -37 159 1 -40 306 -77 3152 -788 Subtotal 23.500 S.F Retail Center 45 29 74 110 119 230 2,364 5 All State Story a Mini Warehouse 567 STORAGE UNITS 45 45 90 74 40 114 465 6 7 DSUSDWarehouse DSUSD Transportation. Maintenance, & Operations Warehousing General Office Building 35749 30 297 TSF TSF 35 101 8 14 43 115 11 26 34 128 45 154 322 718 8 DSUSD Nutrition Services General Office Building 15 488 TSF 56 8 64 20 97 117 412 9 10 11 DSUSD Main/Administration Office DSUSD Bus Storage Shopping Center l General Office Building Bus Story a Yards Shopping Center 1 'Pass -By' Trips 25% 73.674 63 86.25 TSF BUSSES TSF 219 40 152 30 5 97 249 45 249 44 5 362 218 3 392 262 3 754 1506 180 7454 -38 -24 �2 -91 -98 -189 -1,884 Subtotal (ShopPin Center 1) 114 73 187 211 294 566 5,591 TOTAL 1,0491 580 1,628 1240 1,8�8 2,871 24,107 TSF = Thousand Square Feet VEH. FUELING POS. = Number of Fuel Pumps STORAGE UNITS = Number of Storage Units BUSSES = Number of Busses ' 'Pass -By" reduction rates have been used to account for traffic that will access the site as an intermediate stop on the way to a primary destination. ' Source: DSUSD Transportation Department U:\UcJobs\ 02000\02051\Excel\[02051-07.xls]T 3 TABLE 4 INTERSECTION ANALYSIS FOR EXISTING CONDITIONS INTERSECTION APPROACH LANES' DELAY2 LEVEL OF NORTH- SOUTH- EAST- WEST- TRAFFIC BOUND BOUND BOUND BOUND (SECS.) SERVICE INTERSECTION CONTROLS L T R L T R L T R L T R AM PM AM PM June Palms Rd. (NS) at: • SR-111 (EW) TS 1 2 1 1 2 1 1 2 0 1 2 0 23.2 22.9 1 C C • Avenue 48 (EW) TS 0 1 0 1.5 0.5 1 2 2 0 1 2 0 11.8 9.7 B A ' When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; 1 = Improvement; > = Right Turn Overlap Phase; » = Free Right Turn Lane z Delay and level of service calculated using the following analysis software: Traffix, Version 7.6 R2 (2003). Per the 2000 Highway Capacity Manual, overall average intersection delay and level of service are shown for intersections with traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for worst individual movement (or movements sharing a single lane) are shown. ' TS = Traffic Signal CSS = Cross Street Stop AWS = All Way Stop -- Delay high, intersection unstable. LOS "F". 5 New intersection or lanes. U:\UcJobsl 02000\02051\Excel\[02051-04.xls]T 4 TABLE 5 INTERSECTION ANALYSIS FOR EXISTING + PROJECT CONDITIONS INTERSECTION APPROACH LANES' DELAYZ LEVEL OF NORTH- SOUTH- EAST- WEST- TRAFFIC BOUND BOUND BOUND BOUND (SECS.) SERVICE L T R L T R L T R L T R AM I PM AM PM INTERSECTION CONTROL Dune Palms Rd. (NS) at: • SR-111 (EW) • Dwy. 7 (EW) • Avenue 48 (EW) TS CSS TS 1 2 1 1 2 0 0 1 0 1 2 1 0 2 0 1.5 0.5 1 1 2 0 0 0 1 2 2 0 1 2 0 0 0 0 1 2 0 23.4 10.3 16.0 31.6 12.3 14.0 C B B C B B ' When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; 1 = Improvement; > = Right Turn Overlap Phase; >> = Free Right Turn Lane z Delay and level of service calculated using the following analysis software: Traffix, Version 7.6 R2 (2003). Per the 2000 Highway Capacity Manual, overall average intersection delay and level of service are shown for intersections with traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for worst individual movement (or movements sharing a single lane) are shown. 3 TS = Traffic Signal CSS = Cross Street Stop AWS = All Way Stop U:\UcJobs\_02000\02051\Excel\[02051-07.xis]T 5 EXHIBIT A PROJECT LOCATION MAP 0 0 Z mx = v O SR-111� c ti .Z SHOPPING a CENTER 2 C' O DWY. 5 (RIRO) s D (Ful ,2 GAS STATION DWY. 7 (RIRO, LEFT IN) F- N of DWY. 1 2 (FULL) Q DWY. 8 (RIRO) Q a W Z �� APARTMENTS•�� " DWY. 9 (RIRO, LEFT IN) DWY. 10 (RIRO) AVENUE 48 LEGEND: = INTERSECTION ANALYSIS LOCATION RIRO = RIGHT -IN / RIGHT -OUT ONLY 0 AN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:61 URBAN o A EXHIBIT B PROJECT (DISCOUNT CLUB) TRIP DISTRIBUTION I „u, 40 SR-1 I I 3 } I ti I z I 'O I CY °vv i i r� Ir I V, in I 40 40 a owY�i 6 10 AVENUE 48 LEGEND: 10 -PERCENT TO/FROM PROJECT — OUTBOUND INBOUND ---- = INBOUND 10 SHOPPING CENTER 2 GAS STATION 4 0 — ui_!� DWY. 7 I I 20 I I j DWY. 8 � 50 RETAIL I I DWY. 14 APARTMENTS VIl 2I DWY. glin N ZI �A 15 I---- 0 URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:85 EXHIBIT C PROJECT (SHOPPING CENTER 2) TRIP DISTRIBUTION 3$ m a I SR-111 flu ------__, g t- -- _ MSU j SHOPPING Q' a CENTER s '{ 0 a SHOPPING H CENTERI H GAS LA DWY. 1 STATION a 0 a RETAIL �"� APARTMENTS DWY. 9 15 AVENUE 48 DWY. 10 20 5 rV70 Y. 13 DWI Y . 7 I I I D*Y. 8 I I I I 1 —I DWY. 14 QI crI V110 2IM JI I al WII Z =I C'i`-15 15-----------------------------------} 15 INSET A LI I I I I I I I 35 SR-111 - Ln 50 -__---20 35 1 I I I I 20 I I SHOPPING , I 30 CENTER 2 I I 101111111� DWY. 5 100 z I � I 1¢ J I p, W Z I I D 0 O O I I I O 10 = PERCENT TO/FROM PROJECT - = OUTBOUND ---- = INBOUND RIRO = RIGHT IN/RIGHT OUT ONLY DRIVEWAY CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:86 URBAN ..........BA EXHIBIT D PROJECT (GAS STATION) TRIP DISTRIBUTION LmLm 3s m i v I- Z SHOPPING 20 C CENTER 2 i CY a DWY.5 ci D I 2 GAS STATION I n 100' SHOPPING 100 Dom' CENTER of DWY. 1 Q DWY. 8 0 � Q ' RETAIL i DWY. 14 a a APARTMENTS oa � DWY.9 m ao �m DWY. 10 15 CI 48-------------------- 15---------AVENUE 15 10 = PERCENT TO/FROM PROJECT - = OUTBOUND ---- = INBOUND �i URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:87 EXHIBIT E PROJECT (APARTMENT OUTBOUND) TRIP DISTRIBUTION In SR-111 ING R 2 WY. 5 TSTATION WY7 GAS t+1 WY. 8 O � RETAIL J Q a W z APARTMENTS :3 0 5 :WY'9 l0 WY. 10 AVENUE 48 LEGEND: 10 = PERCENT FROM PROJECT 15 0 CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:88 URBAN URB AN EXHIBIT F PROJECT (APARTMENT INBOUND) TRIP DISTRIBUTION 15 LEGEND: 10 = PERCENT TO PROJECT Lm m v SR-7 7 7 } I SHOPPING CENTER 2 DWY. 5 OyySHOPPING Dom,CENTER1GAS � STATION AVENUE 48 DWY. 8 6 RETAIL C N Q G. APARTMENTS w Z � 50 WY. 9 rn EWY. m 10 0 URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:89 EXHIBIT G WAL-MART TRIP DISTRIBUTION In Ln 35 I I SR-111 M " ------- o �20 SHOPPING Q j p CENTER 2 j I � DWY. 5 I ml D•2 SHOPPING CENTERI � - Qi `I I I 2 i 30 I Do.7 Ln GAS I I p kn g g l I STATION I 35�---------' rn a 0 owv. i- n D • Q m i 1 30 .� RETAIL I I DWY. 14 c cc' APARTMENTS NI I i DWY. 9 <i rn O rn WI ZI 15 DWY.10 Ink 15 AVENUE48__ LEGEND: 10 -PERCENT TO/FROM PROJECT — = OUTBOUND ---- = INBOUND 0 URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:90 EXHIBIT H 30,000 S.F. RETAIL TRIP DISTRIBUTION LIMLn s0 M I I I SHOPPING CENTER 2 30 ' ---20 80 0 2 DWY.5 O N lnl f*11 �Q 10 GAS STATION SHOPPING Q CENTER 1 DWY. 7 L �7 of M to QDWY. 1 r Ir' DWY. 8 O I Q RETAIL N APARTMENTS �I �I �WY. 9 I I DWY. 10 AVENUE 48 -- 15 15 10 = PERCENT TO/FROM PROJECT - = OUTBOUND ---- = INBOUND CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:91 URBAN ..........BA EXHIBIT I CHEVRON W/ MINI MART TRIP DISTRIBUTION Ln I 1 I I ' SR-171 i o C3 c g5--_------ --20 ------------- SHOPPING CENTER 2 r-20 t§n a D.1NY. 12 (RIRO) 30 J SHOPPING O CENTER 1 i ci ' VCCf I d GAS S TIC N Q W Z I RETAIL :: I O I I I I . APARTMENTS, I I I I t rn Im I I 15 AVENUE48 I 15 1-15 ------------------------------------- - 15 LEGEND: 10 = PERCENT TO/FROM PROJECT - =OUTBOUND ---- = INBOUND O= CHEVRON W/ MINI MART RIRO = RIGHT IN/RIGHT OUT ONLY DRIVEWAY URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:92 EXHIBIT J 23,500 S.F. RETAIL CENTER TRIP DISTRIBUTION 1,=1 s --------------- SHOPPING CENTER 2 y: SHOPPING' CENTER 1 •; GAS STATION RETAIL APARTMENTS 15 AVENUE48 ----------------- I cr_cwtn. 10 = PERCENT TO/FROM PROJECT -- = OUTBOUND ---- = INBOUND ® = 23,500 S.F. RETAIL CENTER RIRO = RIGHT IN/RIGHT OUT ONLY DRIVEWAY A I R 15 INSET A I G SHOPPING 50 CENTER 2 I DWY. 12 (RIRO) I I I I I I 1�5I I I I I I I I I I I I I I of I I I I I I I I I lu+ I I I I I I I I GAS I I I I STATION 150 I` JFr IN) (RIRO/L I�8 � 15 I I I I M I M u URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California • 02051:93 `......... EXHIBIT K ALL STATE STORAGE TRIP DISTRIBUTION 3g I I I I i I I ---------------- SHOPPING ' CENTER 2 0 F SHOPPING CENTER 1 GAS STATION I... RETAIL APARTMENTS AVENUE 48 1. . --------------------------------------- 15 IFCENO! 10 = PERCENT TO/FROM PROJECT - =OUTBOUND ----=INBOUND OS = ALL STATE STORAGE RIRO = RIGHT IN/RIGHT OUT ONLY DRIVEWAY T LO DWY. 13 0(RIRO/LEFT - IN) 0 I CIO IM I I I DWY. 14 T (FULL ACCESS) I Ip I� Ln J is I , I Z 1� 5 N sa CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California • 02051:94 URBANs EXHIBIT L DSUSD WAREHOUSE TRIP DISTRIBUTION LnLn r r I I 1 3 I S ' I -- - - �} 20 SHOPPING _} C CENTER 2 1: ri ti� V1 J� SHOPPING ... i Q O' CENTERI y s W a Vf of PI Q Ln GAS STATION Q WY. 8 r V r — 100 ' I DWY. 14 (FULL ACCESS) I ' DWY. 15 (RIRO/LEFT- IN) ' APARTMENTS ' � I I I 15 AVENUE48 l I G[.IFN1]e 10 = PERCENT TO/FROM PROJECT — = OUTBOUND ---- = INBOUND ©= DSUSD WAREHOUSE RIRO = RIGHT IN/RIGHT OUT ONLY DRIVEWAY URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:95 a�"�" EXHIBIT M DSUSD TRANSPORTATION, MAINTENANCE & OPERATIONS TRIP DISTRIBUTION I Ln �e- I I 35 SR-117 '20 - --- SHOPPING_ }; C CENTER 2 7 p 1. t � hQ Ln ., SHOPPING O CENTER 1 {; p W ► S I z to I Nf ❑ GAS STATION I Q I WY.8 ❑ t. �. RETAIL Oi'. DWY. 14 7 +—(FULL ACCESS) ........ .. .... I 0O I I APARTMENTS i DWY.15 (RIRO/LEFT-IN) C ' ' I 15 AVENUE 48 wT - ; 15 15 LEGEND: 10 = PERCENT TO/FROM PROJECT — = OUTBOUND ---- = INBOUND O= DSUSD TRANSPORTATION, MAINTENANCE & OPERATIONS RIRO = RIGHT - IN/RIGHT - OUT 0 CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:96 URBAN .Ro.BAN EXHIBIT N DSUSD NUTRITION SERVICES TRIP DISTRIBUTION LnI Ln I I 3g SR-111 i 20 -------- 1 SHOPPING20_ 1 CENTER 2 t p �Q Z }: J SHOPPING }:. O CENTERI "� t. f s In GAS STATION 0: cc Q WY. 8 p { vi RETAIL t W .. ... .}. Z 70 APARTMENTS t DWY. 15 (RIRO/LEFT • IN) T 00 30 -6—DWY.16 �O 15 AVENUE48 I n' 15 ------------------ ----------------------- 15 15 LEGEND: 10 = PERCENT TO/FROM PROJECT - OUTBOUND INBOUND - = INBOUND ® = DSUSD NUTRITION SERVICES RIRO = RIGHT- IN/RIGHT - OUT 0 N CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, Cal'rfornia - 02051:97 sBA URBA EXHIBIT 0 DSUSD MAIWADMINISTRATION OFFICE TRIP DISTRIBUTION NI Ln 3S i �_— SR-111 3g` ---- --- 20 SHOPPING_ ''i:: 20 CENTER }, Q is O F. n OSHOPPING 't. CENTER I (" l; I n 0 GAS STATION j Q 1NY. 8 1. RETAIL ................. ... w Z APARTMENTS:;: p r. •'DWY.: 9'.' f-DWY. 15 (RIRO/LEFT -IN) Cn'O .16(RIRO/LEFT-IN) 30..E _9 15 10015 AVENUE 48 ------------------------------ -- 15 15 LEGEND! 10 = PERCENT TO/FROM PROJECT — = OUTBOUND ---- = INBOUND O= DSUSD MAIN/ADMINISTRATION OFFICE RIRO = RIGHT - IN/RIGHT - OUT 0 URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, Cal-TFornia - 02051:98 EXHIBIT P DSUSD BUS STORAGE TRIP DISTRIBUTION 40 SR-1I1 SHOPPING CENTER2 50 tie O p z Z � J� SHOPPING Q O' CENTER 1 d W tA s Z L Cl GAS STATION Q WY. 8 O RETAIL . DWY. 14 (FULL ACCESS) ::: APARTMENTS AVENUE 48 LEGEND: 10 = PERCENT TO/FROM PROJECT 10 = DSUSD BUS STORAGE URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:99 EXHIBIT Q SHOPPING CENTER 1 TRIP DISTRIBUTION LnLn z 0 Z I as m I SR-111� rr o � O � f 35 SHOPPING CENTER 2 SHOPPING F CENTER 1 30 N of DWY. 1 Q Q RETAIL 1 AVENUE 48 10 = PERCENT TO/FROM PROJECT - = OUTBOUND ---- = INBOUND RIRO = RIGHT IN/RIGHT OUT ONLY DRIVEWAY I � I DWY.S APARTMENTS DWY. 9 DWY. 10 STATION �I DWY. 7 I� IIDWY. 8 I6 Icc ILA I� IJ IQ 14 IW IzIZ I� I I I 1_15 15 0 URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:100 EXHIBIT R TOTAL PROJECT AM PEAK HOUR INTERSECTION VOLUMES L s Ln V1 O Q AVENUE 48 1 j 1. f4zLmm 59-� mmrn 49-i 0 SHOPPING_ DWY. 5 CENTER 2 DWY. D 0 GAS STATION DWY. 9 APARTMENTS Z 0 I>r;:1.0 DWY. 13 WY. 7 WY. 6 DWY. 14 DWY. 15 w DWY. 16 27-j f C1 e- .1 �-o 150� I t (' Nep P N U CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:106 RBA RBA EXHIBIT S TOTAL PROJECT PM PEAK HOUR INTERSECTION VOLUMES o IL -0 or o —096 goo+ .-m 163��t, I fi� - —� 0'oe- 0 SHOPPING _i-. [wyCENTER 2 D. 5 4DWY . 2 J O . 13 !- Q J DWY. 7 � Q n GAS STATION Q WY., Q Vf '� RETAIL .:•....• DWY. 14 DWY:9'rDWY. 5 AVENUE 48 241 n M f- e-O N -j4t.. —o 77—i rn N —36 0 i-0 0 CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:107 URBAN sBAN 4D LEGEND: = TRAFFIC SIGNAL 4 = NUMBER OF LANES D = DIVIDED U = UNDIVIDED EXHIBIT T EXISTING NUMBER OF THROUGH LANES AND INTERSECTION CONTROLS 0 N SR-111 4D 4D SHOPPING CENTER 2 O J L DVNY. 12 �— "� �1fif DWY.13 DWY. 7 GAS STATION LA ................. .... J ...RETAIL DWY. 14 A a DWY. 15 APARTMENTS W Z 0 DWY.16 -.-- AVENUE 48 4D 4D 0 CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:54 URBAN s i EXHIBIT U EXISTING AM PEAK HOUR INTERSECTION VOLUMES f, -- SR-1I� SHOPPING CENTER 2 O DWY. 12 2 J O DWY. 13 DWY. 7 F- H Q Ln Iz GAS STATION Q � A Q J RETAIL . � GQ. DWY. 14 .15 mom E DWY. .� i �► �C APARTMENTS j 165� 2852-► oc DWY. 1 AVENUE 48 CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:80 URBAN EXHIBIT V EXISTING PM PEAK HOUR INTERSECTION VOLUMES N N 1 a 0 a CI 4-142 —124 ��Lf-29 151—� 1232; � v 87Iz�fV SHOPPING CENTER 2 rr 0 DVVY. 12 DWY. 13 DWY. 7 f� K GAS STATION AVENUE 48 N . ........ RETAIL a a DWY. 14 . .. .... DWY. 15 ui I I ' APARTMENTS' .. 46� 0 523-► 0-i ... .. DWY. 1 URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California • 02051:81 EXHIBIT W EXISTING PLUS PROJECT AM PEAK HOUR INTERSECTION VOLUMES cr •-860 i-217 —LID 0 n ( J I f r 774—J 42 amp ; t nN SR-111 00 Na ER 2 DWY.527--fDWY 2 kO Ln TPING_._._ DWY. 13 DWY.7 ��03 .f-4 Ln GAS STATIONWY cc p. .... .. .... 8NM atN Q ..............::... J Ln RETAIL. Q DWY. 14 .... DWY..9.. DWY. 15 W Ln efo cn APARTMENTS : Lu 0 "mm �5 150—� (' -owY.,1.0. DWY.16 N � AVENUE 48 moo m ON me 0 URBAN CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:108 EXHIBIT X EXISTING PLUS PROJECT PM PEAK HOUR INTERSECTION VOLUMES SR-111 F�I s AVENUE 48 -1108 "4m- J i d `-396 ioao N, 155-J� 1317-► o•yo, 14� rvNrn 150-i c SHOPPING DWY. 5 CENTER 2 DWY 2 DWY.13 DWY. 7 0 GAS STATION WY. 8 N LAIL ' DWY. 14 DWY.9 DWY.15 W APARTMENTS': Z �': D 0 DWY.10. DWY.16 188-? 554-► 0-1 339-� n n lD co �-78 Li f-29 N Ln J �-68 77--i 1 f (' l-247 77--� 1 f f- IlM lOe- V M CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, Cal'rfornia - 02051:109 URBAN �aosAN EXHIBIT Y CIRCULATION RECOMMENDATIONS ci a r N 0 o z a $}} w Oyy CL O Lu Z yl DWY. 1 (FULL) Q A a CONSTRUCT A 200 FOOT SOUTHBOUND LEFT TURN POCKET AT THE DUNE PALMS ROAD / DRIVEWAY 14 INTERSECTION. AVENUE 48 SHOPPING -1DWY. 5 (BIRO) VCENTER 2 DWY. 12 (RIRO) h GAS STATION DWY. 13 DWY. 7 (RIRO, LI) .I(RIRO, LI) CONSTRUCT A SOUTHBOUND RIGHT TURN LANE AT THESE INTERSECTIONS. DWY. 8 Zv,"y" CONSTRUCT A 350 FOOT LEFT RETAILTURN POCKET AT THIS� � (FULL) LOCATION. J,, DWY. 15 (RIRO, LI) RPT 0,11) MENTS,w c D WY.WY CONSTRUCT A 100 FOOT LEFT a (RIRO, LI) TURN POCKET AT THIS INTERSECTION. CONSTRUCT A 100 FOOT AND A 150 FOOT RIGHT TURN POCKET AT THESE INTERSECTIONS. LEGEND: = TRAFFIC SIGNAL 0 CENTRE AT LA QUINTA DEVELOPMENT, La Quinta, California - 02051:105 URBAN PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • 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 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI" ), prior to the issuance of a grading or site construction permit by the City. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 3. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08- DWQ. 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 applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant'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 applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant'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 applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant PAReports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 2 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 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. 5. 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 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication of 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. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Dune Palms Road (Primary Arterial, Option A, 1 10' ROW) — The standard 55 from the centerline of Dune Palms Road for a total 1 10- foot ultimate developed right of way except for: A) An additional right of way dedication for a deceleration lane at the Gas Station driveway of sixty three (63') feet from the centerline and length to be determined by a traffic study prepared for the applicant 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 to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS, and PAReports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 3 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 B) An additional right of way dedication for a deceleration lane at the Primary Entry intersection of sixty three (63') feet from the centerline and extending to the Gas Station driveway to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 9. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet submitted for off -site street improvement plan checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 10. When the City Engineer determines that access rights to the proposed street right-of- ways shown on the approved Site Development Permit are necessary, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 11. The applicant shall create perimeter landscaping setbacks along all public right-of- ways as follows: A. 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 applicant shall offer for dedication blanket easements for those purposes on the Final Map. PAReports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 4 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 12. Direct vehicular access to Dune Palms Road from parcels with frontage along Dune Palms Road is restricted, except for those access points identified on the Site Development Permit site plan, or as otherwise conditioned in these conditions of approval. 13. The applicant shall re -design the alignment of driveway #8 (located approximately 1 130 feet south of Highway 1 1 1) so its centerline projects across the street to a location that is 35 feet south of the joint property line separating parcels 3 and 4 of Parcel Map 28422. 14. Ancillary vehicular access to Highway 111 shall be through the signalized intersection at La Quinta Drive and existing access driveways for Parcel Map No. 30420. Reciprocal access easements to the adjacent properties shall be acquired by the developer and submitted to the Community Development Department. 15. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 16. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the 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. 17. 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. 18. 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 PAReports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 5 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal NOTE: A through C to be submitted concurrently. D. Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical E. 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 P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 6 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. "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. 19. 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. 20. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 21. Upon approval of this Site Development Permit, the applicant shall initiate the parcel P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 7 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 map process to establish the parcels. The following conditions will be applicable to finalizing the final parcel map. 22. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on - site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 23. Depending on the timing of the development of the Site Development Permit improvements, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct off -site street transition improvements; B. Secure the costs for future improvements that are to be made by others; and C. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 8 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 24. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 25. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 26. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 27. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 28. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 29. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: PAReports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 9 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 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. A statement shall appear on the Grading Plan(s) that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 30. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 31. 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 0.5") in the first eighteen inches (18") behind the curb. P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 10 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 32. The applicant shall abandoned any existing wells within the Site Development Permit boundaries as approved by CVWD and the City Engineer. 33. 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 site plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 34. 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 applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 35. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. nRAINAGF 36. Stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. The applicant shall design to contain all stormwater in reinforced concrete underground retention storage within the parking area or other alternative design as approved by the City Engineer. Additionally, the applicant's design professional shall design the underground retention storage and the Gas Station per Riverside Flood Control and Water Conservation District guidelines and incorporate necessary BMPs in each design to ensure that gasoline leakage and spillages do not become entrapped in the underground retention storage. P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 11 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 37. If above ground retention is proposed, the applicant shall design for the retention basins to comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. Additionally, the 100 year stormwater shall be retained within the interior street right of way. The tributary drainage area shall extend to the centerline of adjacent public streets and include any resulting uncaptured tributary stormwater flows. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. In design of retention basins, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 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. 38. 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. 39. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 40. 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. P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 12 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 41. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 42. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 43. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 44. 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. 45. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 46. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 47. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS PAReports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 13 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 1) Dune Palms Road (Primary Arterial; 1 10' R/W option): Widen 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 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 deceleration/right turn only lane on Dune Palm Road at the Primary Entry. The west curb face shall be located fifty one feet (51') west of the centerline and extending to the Gas Station Driveway. b) A deceleration/right turn only lane on Dune Palm Road at the Gas Station Driveway. The west curb face shall be located fifty one feet (511 west of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required length shall be 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Dune Palms Road right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. 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 P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 14 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 perimeter wall at intervals not to exceed 250 feet. e) An 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan 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. Additional median openings are required for the following: Left turn movements into the Proposed Gas Station Entry (approximately 670 feet south of Highway 1 1 1) at least 320 feet long with a 90-foot transition. The applicant shall design the median opening for positive restriction of prohibited movements. Left turn movements into Parcel Map 28422 on the east side of Dune Palms Road (approximately 617 feet south of Highway 1 1 1) with a minimum length of at least 100 feet plus a 50-foot transition. The length shall be as per Engineering Bulletin # 03- 08. The applicant shall design the median opening for positive restriction of prohibited movements. Full turn movements into the Desert Sands Unified School District Bus Facility on the east side of Dune Palms Road (approximately 1386 feet south of Highway 1 1 1) at least 200 feet long with a 90-foot reverse curve transition. f) Modification of the existing traffic signal at the Highway 1 1 1 and Dune Palms Road intersection as required by the abovementioned improvements and as approved by Caltrans. g► Establish a benchmark in the Dune Palms Road right of way and file a record of the benchmark with the County of Riverside. B. TRAFFIC SIGNAL AT THE PRIMARY ENTRY ON DUNE PALMS ROAD 1) The applicant shall bond for installation of the traffic signal at the primary entry on Dune Palms Road when warrants are met. Applicant shall post security for 50 % of the cost to design and install the traffic signal prior to issuance of an on -site grading permit; the security shall PAReports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 15 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 remain in full force and effect until the signal is actually installed by the applicant or as required by the City Engineer. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). The applicant shall enter into a reimbursement agreement for their fair share of street improvements required on Highway 111 and Dune Palms Road conditioned of any parcels created by the future Parcel Map. The applicant is responsible for construction of all improvements mentioned above. The development is eligible for reimbursement from the City's Development Impact Fee fund for some of the required improvements on Dune Palms Road in accordance with policies established for that program. 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. 48. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot (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. 49. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. PAReports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 16 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 50. General access points and turning movements of traffic are limited to the following: A. Primary Entry on Dune Palms Road (approximately 1130 feet south of Highway 1 1 1): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. The applicant shall re- design the alignment of driveway #8 so its centerline projects across the street to a location that is 35 feet south of the joint property line separating parcels 3 and 4 of Parcel Map 28422. B. Gas Station Entry on Dune Palms Road (approximately 670 feet south of Highway 1 1 1): Right turn in, right turn out and left turn in movements are permitted. Left turn out movement is prohibited. The applicant shall design the median opening for positive restriction of prohibited movements. 51. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 52. 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 53. 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 between opposite Handicap Stalls shall be a minimum of 4 feet. C. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 17 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 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. 54. A raised median shall be constructed at the Gas Station Driveway off of Dune Palms Road to pass the first parking aisle. CONSTRUCTION 55. 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 56. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 57. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and parking areas. 58. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 59. The applicant 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 applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 60. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 18 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. QUALITY ASSURANCE 61. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 62. The applicant 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. 63. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 64. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 65. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 66. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 67. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 19 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 68. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). COMMUNITY DEVELOPMENT DEPARTMENT 69. Applicant is prohibited from placing temporary storage containers on site. 70. Applicant shall increase the size of the landscape planters on the north elevation (front of the building) and on the sides of the building. 71. Applicant shall install trees along the south property line. The trees shall be equal to or greater than the specification for the Centre at La Quinta (a two inch caliper (measured three feet from grade level after planting) and a 36 inch box or better.) 72. All mechanical equipment shall be screened from public view; trash and recycling containers and equipment shall be screened from public view with a block wall. Final design shall approved by the Community Development Director. 73. Applicant shall reduce to 35 feet in height all lighting fixtures; the design of the pole and fixture shall be consistent with existing fixtures at the Centre at La Quinta parking lot. 74. The developer shall be responsible for the construction of a bus shelter on the south side of Highway 1 1 1, west of Dune Palms Road, and shall be constructed in accordance with the City's Highway 111 Design Guidelines standard plans. The funding for the construction shall be as follows: a. $15,000 from the developer of the Centre at La Quinta (per prior condition of approval. b. The City shall require the developer of the property on the southwest corner of Highway 1 1 1 and Dune Palms Road to pay the remaining 21.6% of the costs of construction. C. Developer of this Site Development Permit shall be responsible for 78.4 % of the total remaining cost of construction. PAReports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 20 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 The timing of the construction shall be as follows: To the extent practical, the construction is to be concurrent with the City's current project for the improvements to Highway 111 between Adams Street and Jefferson Street. To this end, the developer shall complete the construction within four months of the issuance of written Notice to Construct by the City, which notice shall not be issued earlier than January 1, 2006. If the City's Notice to Construct is issued prior to the issuance of the building permit for the commercial building, then the completion date shall be four months from the issuance of the permit. Following the issuance of this permit, the developer shall diligently work to obtain all necessary approvals for the construction, so that upon issuance of the Notice to Construct, the Developer will be in a position to proceed. 75. Planned Sign Program The proposed sign program is conditionally approved as noted above and as follows: a. Page 3, Paragraph 2, first sentence add, "except as specifically modified in this Sign Program". b. Page 4, Bullet Point 2, delete "by measuring ..... decenders." and replace with "by measuring the outer perimeter of the sign, inclusive of all letters inclusive of swasher, ascenders, and decenders." C. Page 11. Sign "F" is not approved and shall be removed from the Sign Program. d. Page 14. Revise Sign "A" and "F" to comply with 190 square foot maximum sign area as measured from perimeters of sign area (see #b above). e. Page 7. The gas rate sign shall show the lowest price per gallon of all grades of gas, including all taxes. A revised sign detail shall be submitted for staff approval if necessary. f. No roof -mounted or roof top signage is permitted. g. One to be determined square foot sign may be permitted facing Dune Palms Road. A revised Sign Program shall be submitted for review and approval by the Community Development Director prior to issuance of building permits. P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 21 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-824 CONDITIONAL USE PERMIT 2005-090 SAM'S CLUB AND FUELING STATION ADOPTED: MARCH 22, 2005 FIRE MARSHALL 76. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding Fire Marshall conditions should be directed to the Fire Department Planning & Engineering staff at (760) 863-8886. SHERIFF DEPARTMENT 77. 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 Department should be directed to the Senior Deputy at (760) 863-8950. P:\Reports - PC\2005\3-22-05\Sams\PC COA - SDP 2005-824.doc 22 ATTACHMENT #1 PROJECT LOCATION MAP ATTACHMENT #3 Architecture and Landscaping Review Committee February 2, 2005 4. There being no further qwthions of the applicant, it was moved and seconded by Committee Members Bobbitt/Thoms to adopt Minute Motion 2005-004 recommending approval of Site Development Permit 2004-819, as recommended by staff. Unanimously approved. r -.--- D. Site Development Permit 2004-824; a request of Nasland Engineering - for consideration architectural and landscaping plans for a 136,00 square foot retail store and gas station located on the southwest corner of Highway 1 1 1 and Dune Palms Road. 1. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff explained the elevations in the packet had changed since the packets were distributed. Staff introduced Stan Rothbard, who gave a presentation on the project. 2. Committee Member Bobbitt asked the height elevations. Staff explained it was governed by the Specific Plan which stated 40 feet. Discussion followed regarding the height of the building. 3. Committee Member Thorns asked the location of the service station. The applicant explained the location on the plans and the colors will be the same. Community Development Director Doug Evans asked if the thickness of the facia will be the same thickness. The applicant stated it could be; it is prefabricated and they can make it the same. Staff asked that it be a very thin line. 4. Committee Member Thorns stated he liked the design. The applicant explained the landscaping was to soften and add more interest to the front. 5. Committee Member Bobbitt asked about the irrigation on the planters as the maintenance can be a problem to the management. He stressed there be a drainage system in each of the planters to eliminate the problem. Mr. Birkland, project manager, stated they would look into it. It is a zero curb, but there is a storm drain close enough to allow this type of drainage. G:\WPDOCS\ALRC\2-2-05 ALRC.doc 4 Architecture and Landscaping Review Committee February 2, 2005 6. Committee Member Thorns asked about the landscape plans. Mr. Birkland explained the landscape plan. 7. Committee Member Bobbitt stated the Chilean Mesquite is not a recommended tree as they will not last over time. He stated the tree wells make the difference as to whether or not the trees will live. He would suggest they be trimmed properly, but this is hard to enforce. He would prefer dementias trees. Mr. Birkland stated the problem is the City's requirement for shade within two years. Committee Member Bobbitt stated the Pepper and Chilean Mesquite are the first ones to die. 8. Ms. Chris Clarke stated this project is part of the La Quinta Centre Specific Plan and the trees species have already been approved. This project will have to meet that requirement which complies with the Highway 1 1 1 Design Guidelines. 9. Committee Member Bobbitt stated it would be best if they just used a different variety of trees. Ms. Clarke asked that they continue with what already exists. Community Development Director Doug Evans stated staff would work with the applicant to continue the theme. They may consider a slight change that could be worked into the new design. Committee Member Bobbitt stated the date palm does pose a potential for a liability regarding crown drop; therefore, he recommends they be kept away from pedestrian traffic and be inspected to not be older than 15-16 years of age and not from an old date grove. Not gurdled in any way. 10. Staff noted the screening issue in the loading area. They would like the area to be extended with landscaping. Committee Member Bobbitt asked about the truck circulation. Staff noted the circulation pattern on the site plan. Discussion followed regarding the landscaping in the loading area. Staff suggested a wall be used to screen the loading dock from Dune Palms Road. 11. Committee Member Bobbitt stated that if there is a free standing wall it may look funny. Staff stated there would be a wall in the rear. Community Development Director Doug Evans stated staff will be recommending a screen wall be constructed to screen the loading area. G:\WPDOCS\ALRC\2-2-05 ALRC.doc 5 Architecture and Landscaping Review Committee February 2, 2005 12. Ms. Chris Clarke, Stamko Development stated the Center has been approved with the use of metal steel structures on all the shops that currently exist. She asked that this structure be consistent with the rest of the project. 13. Committee Member Bobbitt noted the objections some of the ALRC members had to the blue metal steel structures. Ms. Clarke stated this is one of the guidelines required by the Specific Plan. This building needs something to tie it in with the rest of the Center. The applicant stated they would use the metal space canopy to carry over the theme. Discussion followed as to how the metal could be used on this building. 14. Ms. Clarke stated she would like the same flat roof as what was approved for the WalMart Super Center. The applicant stated it would be the same. 15. Committee Members Thoms and Bobbitt asked that there be no canopy extensions protruding above the building. 16. There being no further questions of the applicant, it was moved and seconded by Committee Members Bobbitt/Thoms to adopt Minute Motion 2005-005 recommending approval of Site Development Permit 2004-824, as recommended by staff and amended: a. The planter in front of the building shall be extended. b. A screen wall shall be constructed along Dune Palms Road. a. Staff to work with applicant to add the metal accents to the building. b. Architectural detail on the rear of the building shall include dense landscaping Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None. VII. COMMITTEE MEMBER ITEMS: None G:\WPDOCS\ALRC\2-2-05 ALRC.doc 6 Architecture and Landscaping Review Committee V ' March 2, 2005 a. The trash enc#bsure shall be relocated to the north elevation of --the site with the storage units. b. The retaining wall shall be a slump stone to match the existing walls. C. Site Development Permit 2004-824; a request of Nasland Engineering for consideration of architectural and landscaping plans for a 136,000 square foot retail store and a gas station located on the southwest corner of Highway 1 1 1 and Dune Palms Road. 1. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced the applicants and noted the areas that still need to be address such as the projections on the front part of the north elevation. 2. Committee Member Thorns suggested the colored thin line on the gas station be between the thickness of the roof on the building and what is proposed. Mr. Birkland, Nasland Engineering stated it is only as thick as the metal joists. Committee Member Thoms noted a discrepancy on the site plan between the engineering plans and the architecture drawings. �w He asked what type of plant material will be used as palm trees would not adequately screen the bays. It should be something that will grow five to six feet in height; not a hedge, or lantana. He confirmed a wall was proposed on the east side of the parking area that would be at least six feet high. 3. Committee Member Bobbitt asked about the rear elevation. Ms. Chris Clarke, developer of the Super Wal-Mart Center, stated there is a lot of undulation and steel to give personality to the big building in the Center. Mr. Birkland noted how they have added the steel canopy to balance the building with the Center. 4. Committee Member Christopher asked the height of the building. Mr. Birkland stated the highest point is 40 feet. The highest point of the parapet is 34-feet 8-inches. Mechanical equipment would be hidden below the parapet. 5. Committee Member Christopher asked about the south elevation, as it will get a fair amount of service traffic; what is the height of the wall between this project and the residential. Mr. Birkland stated it is an eight foot high screen wall. Ms. p G:\WPDOCS\ALRC\3-2-05 ALRC.doc 4 7_ . :w `J Architecture and Landscaping Review Committee may' 4 March 2, 2005 Clarke noted Wal-Mart has a six foot wall with dense landscaping. The trees are dense and tall. Committee Member Christopher suggested this be carried over to this site. 6. Committee Member Thorns stated his concern about the east elevation as it is blank. This elevation faces Dune Palms Road and is highly visible. Mr. Birkland noted some of the architectural details that have been added. They could use a material change for contrast. Committee Member Thorns asked if the stone material was to be used on the wall. Mr. Birkland stated it is the trash compactor wall. Community Development Director Doug Evans asked if the trash compactor could be reversed so it is not facing Dune Palms Road. They had considered reversing the loading dock to bring the trucks in from the other direction. The screen wall would continue around. 7. Committee Member Christopher stated this would be a trade off, aesthetically, but could cause more noise for the residents. The issue of lights shining into the residential units from the trucks entering needs to be addressed. 8. Committee Member Christopher stated his approval of the project, excused himself as he had a prior appointment he needed to attend, and left the meeting. J. There being no further questions of the applicant, it was moved and seconded by Committee Members Thoms/Bobbitt to adopt Minute Motion 2005-005 confirming their recommendation for approval of Site Development Permit 2004-824, as recommended by staff and amended: a. Revise the site plan to reflect a reversed loading dock area. b. Eliminate the parking along the rear of the building and increase landscaping. C. Reverse the trash compactor entry so that it faces south instead of north and relocate the compressors near the trash compactor and screen it. d. Maintain the architectural treatment and add similar architectural elements to the east facade based on the revised site plan. GAWPDOCS\ALRC\3-2-05 ALRC.doc 5 Architecture and Landscaping Review Committee March 2, 2005 e. Extend the metal canopy on the north entry elevation out toward the curb as much as possible, similar to the west side of the building. f. The rear landscaping should be similar to the existing landscaping along the rear of the Wal-Mart store. g. Locate the truck turn -around area further north to allow more landscape area between the southern wall and the paved area. h. Construct a screen wall along Dune Palm Road to screen views of the loading dock areas. Gas Station: a. Reduce the thickness of the canopy as much as possible. �. b. Keep signs below the roof/canopy line. C. Use internally illuminated channel letters as opposed to having lighting mounted on top of canopy. Light standards should not be mounted on the roof tops/canopies. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None. VII. COMMITTEE MEMBER ITEMS: None VIII. ADJOURNMENT: There being no further business, it was moved and seconded by Committee Members Bobbitt/Thoms to adjourn this regular meeting of the Architectural and Landscaping Review Committee to a regular meeting to be held on April 6, 2005. This meeting was adjourned at 1 1:41 a.m. on March 2, 2005. Respectfully submitted, ° BETTY J. SAWYER Executive Secretary G:\WPDOCS\ALRC\3-2-05 ALRC.doc 6 CCU U�IE LIAR 17 200i March 12, 2005 COMMUN; TYDEVELOPMEN --___ 0EPARTYIENT Honorable Thomas Dirk Chairman of the Planning Commission City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Dear Tom, On Tuesday March 22, 2005 I will be a chaperone on my son's 81h grade trip to Washington DC and will not be able to participate in the Planning Commission meeting of that date. I respectfully request to be excused that evening. I have a note from my mom if you need one. Thanks, A a Paul D. Q ill