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1993 11 23 PCwity 10/ 9?a 2afonla A Regular Meeting to be Held at the La Quinta City Hall Council Chambers 78-495 Calle '' ampico La Quinta, California November 23, 1993 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 93-044 Beginning Minute Motion 93-052 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC HEARINGS - None PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. When addressing the Planning Commission, please state your name and address. BUSINESS SESSION 1. Item ........... PLOT PLAN 93-511 Applicant ... TD Desert Development (Chuck Strother) Location ....... South side of 48th Avenue east of Washington Street Requests ....... Approval of plans for a maintenance building for Rancho La Quinta project located on 48th Avenue . Action ......... Minute Motion 93- 2. Item ........... CONDITIONAL USE PERMIT 93-007, AMENDMENT #1 Applicant ...... McDonalds Corporation Location .... „ .. North side of Highway 111, approximately 700 feet west of Adams Street within the 111 La Quinta Center. Requests ....... Approval of an amendment to a conditional use permit which allows construction and operation of a fast food restaurant with a drive-thru lane. Action ......... Minute Motion 93- CONSENT CALENDAR Approval of the Minutes of the Planning Commission meeting of November 9, 1993. OTHER ADJOURNMENT STUDY SESSION MONDAY, November 22, 1993 4:00 P.M. 1. All Agenda items. DATE: CASE NO.: APPLICANT: REQUEST: LOCATION: BACKGROUND: STAFF REPORT PLANNING COMMISSION MEETING NOVEMBER 23, 1993 PLOT PLAN 93-511 TD DESERT DEVELOPMENT (CHUCK STROTHER) APPROVAL OF PLAN FOR A GOLF COURSE MAINTENANCE BUILDING FOR RANCHO LA QUINTA PROJECT. NORTH SIDE OF 50TH AVENUE IMMEDIATELY EAST OF PARK STREET WITHIN RANCHO LA QUINTA. The subject property which was previously known as "The Pyramids" was granted specific plan approval in November, 1984. To date, approval has been granted for the Washington Street frontage and entry and architectural plans for the initial residential units. The site in the past was a citrus grove. Many of the trees have died and were recently removed in anticipation of this proposed construction. A few of the trees are proposed to be retained in place. A portion of the golf course exists to the east, with the YMCA Childcare Center, and soon to be constructed, Boys and Girls Club to the west. To the south is a custom home tract. PROJECT PROPOSAL: The subject property is somewhat of a parallelogram shaped site adjacent to the westerly boundary of the project which runs parallel to Park Avenue. Park Avenue provides access to La Quinta Middle School and Adams and Truman Schools. The site is approximately 170 feet wide and 440 feet long. A 60' X 150' metal Palmer building is proposed as the main maintenance structure on the site. Additionally, there will be a 40' X 60' pellet fertilizer building, material bins, gas pumps, a wash down area and off-street parking. The maintenance building is provided approximately 44 feet from the westerly property line. Vehicular access is provided through a driveway near the northeasterly corner of the site into the project and through a driveway onto 50th Avenue. The 50th Avenue access will be a right turn in and out only due to the existing center median. As previously noted, the maintenance building as well as the pellet fertilizer building will be metal Palmer buildings. The maintenance building which would contain a garage shop area, office areas, and restrooms, would be a maximum of approximately 17 feet high at the peak of the gable roof. On top of the roof at the highest point there would be six 9" X 10' roof ridge vents. The exterior walls would be forest green in color with roofing stone white (beige) . The trim would be a saddle tan in color. The material would be Butlerib II wall sheeting. The only other material on the building would be two small canvas awnings over the pedestrian doorways facing west. PCST.001 The pellet fertilizer building would also be the same material and construction with the maximum height being 14 feet. The front of the building facing the paved parking area would be open. The applicant has submitted a preliminary landscaping plan for the project. The plans indicate that heavy screening through the use of trees is proposed around all sides of the property to screen it from view. Citrus trees are proposed as the primary trees along 50th Avenue and along the interior street to the east. Around the Park Avenue and northern end the trees consist of Pine, Bottle trees, and Australian Willows. Along the interior sides of the site, a six foot high slump block slurry finish wall would be provided. Along 50th Avenue and Park Avenue the wall would be eight feet in height as recommended by the Design Review Board. Along the northerly end in addition to a six foot high wall a block material bin would be built into the perimeter wall. On the northern end of the fertilizer building, the plans indicate that the streetscape landscaping will provide further screening. DESIGN REVIEW BOARD RECOMMENDATION: The Design Review Board reviewed this request at their meeting of November 3, 1993. The Design Review Board was concerned about providing adequate screening of the site due to the adjacent preschool, Boys and Girls Club, and school and residential properties Other matters of discussion pertained to concerns regarding graffiti on the west side of the wall facing Park Avenue, noise generation from the site, and the location of the uses on the property. The plan reviewed by the Design Review Board showed the gas pumps and fertilizer building closer to the westerly property line than that shown on the plan before you. The plan which has been submitted for your review is a revision to the original plan based on the Design Review Board action. The Design Review Board took action to recommend approval subject to staff conditions and additional conditions. The vote for approval was 6-1 with Board Member Rice voting no based on his objection to the location of this use. The Conditions of Approval as recommended by the Design Review Board are contained on the recommended Conditions of Approval. CONCLUSION: In general terms, staff feels that the proposed location of the use is acceptable with the recommended conditions. The site plan layout as designed would not create problems for surrounding land uses. The Design Review Board feels that with the recommended conditions, adequate screening and safety is provided. RECOMMENDATION: By adoption of Minute Motion 93- attached conditions. Attachments: approve Plot Plan 93-511, subject to the 1. Location map 2. Plan exhibits 3. Comments form various City Departments and agencies 4. Draft Conditions of Approval PCST.001 ..- PALAQ DESI X VICINITY MAP M.T.S. r1ATEq ESTABLISHED IN 1918 AS A PUBLIC AGENCY o1BTpICt COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 94296 - TELEPHONE (619) 398.2651 DIRECTORS OFFICERS TELLISCODEKAS, PRESIDENT THOMAS E LEVY, GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY JOHN W. McFADDEN OWEN MCCOOK ASSISTANT GENERAL MANAGER DOROTHY M DELAY REDWINE AND SHERRILL. ATTORNEYS THEODORE J. FISH October 26, 1993 0163.1 Planning Commission City of La Quinta Post Office Box 1504 ��� U 8 1993 La Quinta, California 92253 ,_may, Gentlemen: Subject: Plot Plan 93-511, Portion of the Southwest Quarter of Section 32, Township 5 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. This area is designated Zone X on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, fi Levy General Manager -Chief Engineer RF:lmf/e2/PP93511 cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 TRUE CONSERVATION USE WATER WISELY CONDITIONS OF APPROVAL - RECOMMENDED PLOT PLAN 93-511 - T. D. DESERT DEVELOPMENT NOVEMBER 23, 1993 GENERAL: 1. The development of the site shall be general in conformance with exhibits contained on file for Plot Plan 93•-511, unless otherwise amended by the conditions. 2. The plot plan shall be used within one year of Planning Commission approval date of November 23, 1993, otherwise it shall become null and void and of no effect. "Be used" means beginning of substantial construction which is allowed by this approval, not including grading, which is begun within the one year and thereafter diligently pursued to completion. 3. That all applicable conditions of Specific Plan 84-004 shall be complied with as necessary. 4. That the landscaping and irrigation plans allowed by this project shall be reviewed and approved by the Riverside County Agricultural Commissioner and Coachella Valley Water District Water Specialist prior to any installation occurring. 5. That final working drawings for uses allowed by this permit shall be reviewed and approved by the Planning and Development Department prior to issuance of any building permits and/or any work occurring, whichever occurs first. 6. That any above, grade utility boxes shall be screened by landscaping and shown on the landscaping plans. Z. Parking spaces shall comply with applicable code requirements, including provisions for handicapped persons. 8. Gate on 50th Avenue shall be solid and decorative, with final location and design subject to approval of the Engineering Department, Fire Marshal and Planning & Development Department. 9. Provisions for trash disposal/recycling shall be provided away from the west property line. Trash enclosures and/or locations to be approved by Waste Management of the Desert and the Planning & Development Department. 10. All doors on metal maintenance building shall be insulated. 11. Doors facing Park Street shall be closed during periods of loud noise (i.e., engine maintenance, etc.). 12. Use shall not create any odors, noises, etc. which are deemed a nuisance by the City of La Quinta. The Planning Commission shall maintain the right to review and eliminate any nuisance created as a result of this use. CONAPRVL.00s Conditions of Approval Plot Plan 93-511 - TD :Desert Development November 23, 1993 12. Use shall not create any odors, noises, etc. which are deemed a nuisance by the City of La Quinta. The Planning Commission shall maintain the right to review and eliminate any nuisance created as a result of this use. 13. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Planning and Development Department - Riverside County Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. Evidence of permits or clearances from the above jurisdictions shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. DESIGN REVIEW BOARD: 14. That trees be planted around the entire site so that their ultimate sizes overlap and full screening of the maintenance area is provided. All trees shall be a minimum of 36" box size (or minimum 14-feet high, whichever is larger) and be trees Which will provide a significant amount of screening within one to two years. 15. That the landscaping along 50th Avenue shall be similar and compatible with the landscaping along the balance of 50th Avenue. The landscaping for this project shall be modified to be compatible if necessary at a future date. 16. Perimeter wall along Park Street and 50th Avenue shall be 8-feet high and painted slumpblock. Design and color shall be approved by Planning and Development Department. 17. Roof vent on maintenance building shall be continuous. 18. Height of maintenance building shall be maximum 17-feet with fertilizer building maximum 14-feet high. CONAPRVL.008 Conditions of Approval Plot Plan 93-511 - TD :Desert Development November 23, 1993 19. If necessary, the applicant shall request approval of the City to install a emitter system with vines on west side of perimeter wall to minimize opportunities for vandalism. FIRE MARSHAL: 20. Provide or show there exists a water system capable of delivering 1500 gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 21. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2 1 / 2") , located not less than 25' nor more than 165' from any portion of the building(s) as measured along approved vehicular travelways. 22. Prior to issuance of building permit applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and spacing, and, the system shall meet registered civil engineer and local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 23. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 24. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard Occupancy, Group I1. The post indicator valve and fire department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the buildings. 25. System plans must be submitted to the Fire Department for plan review, along with a plan/inspection fee. The approved plans, with Fire Department Job Card must be at: the job site for all inspections. 26. Install a supervised waterflow fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standard 71. 27. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning Engineering office for submittal requirements. 28. Applicant/developer shall be responsible for obtaining underground/aboveground tank permits from both the County Health and Fire Departments. CONAPRVL.008 Conditions of Approval Plot Plan 93-511 - TD :Desert Development November 23, 1993 29. Install portable :fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 30. Install Knox Lock Boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Lock Boxes. This form must be authorized and signed by this office for the correctly coded system to be purchased. 31. If the facility requires Hazardous Materials Reporting (Material Safety Data Sheets) the Knox HAZ MAT Data and Key Storage Cabinet, Model 1220 or 1300 with tamper switches shall be used. If the building/facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. 32. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over -ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16' with a minimum vertical clearance of 15 feet. 33. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 34. Final conditions will be addressed when building plans are reviewed. A plan check fee must The paid to the Fire Department at the time building plans are submitted. IMPROVEMENTS: 35. The applicant, owner, successor or assignee of land in this land division shall construct, or enter into a secured agreement to construct, the on- and off - site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions prior to the issuance of a grading permit for any of the parcels in this land division. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. CONAPRVL.008 Conditions of Approval Plot Plan 93-511 - TD :Desert Development November 23, 1993 DEDICATIONS: 36. The applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedications required of this development include: A. Avenue 50 (Primary Arterial) - half of 100-foot right of way Street right of way geometry for cul-de-sacs, knuckle turns and corner cut- backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 37. The applicant shall dedicate common -area setback lots, of minimum width as noted, adjacent to the following street rights of way: A. Avenue 50 -- 20' Minimum widths may be used as average widths for meandering wall designs. Where sidewalks, and/or bikepaths, are required, the applicant shall dedicate blanket easements over the setback lots for those purposes . 38. The applicant shall vacate vehicle access rights to the following streets from lots abutting the streets: A. Avenue 50 B . Park Avenue Access to these streets shall be restricted to approved access locations. 39. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins and common areas. GRADING: 40. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in a amount sufficient to guarantee compliance with the provisions of the permit. 41. Graded but undeveloped land shall be maintained in a condition so as to prevent dust and blowsand nuisances and shall be planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. CONAPRVL.008 Conditions of Approval Plot Plan 93-511 - TD :Desert Development November 23, 1993 42. The applicant shall comply the City's flood protection ordinance. 43. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("The soils report") shall be submitted with the grading plan. 44. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map (s) , if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the development, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. DRAINAGE: 45. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. The development shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 46. Storm water run-off produced in 24 hours during a 100-year storm shall be retained on site. The tributary drainage area for which the applicant is responsible shall extend to the centerline of adjacent public streets. 47. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1, 000 square feet of drainage area. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. 48. The design of the development shall not cause any change in flood boundaries, levels or frequencies in any area outside the development. CONAPRVL.008 Conditions of Approval Plot Plan 93-511 - TD Desert Development November 23, 1993 UTILITIES: 49. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 50. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of -the City Engineer. STREET AND TRAFFIC IMPROVEMENTS: 51. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement. sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading. The minimum pavement sections shall be as follows: Residential Collector Secondary Arterial Primary Arterial Major Arterial 3.0" a.c./4.50" a.b. 4.0"/5.00" 4.0"/6.00" 4.5"/6.00" 5.5"/6.50" If the applicant proposes to construct a partial pavement section for use during development of the site, the partial section shall be designed with a strength equivalent to the 20-year design strength. 52. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U . S . Post Office and the City Engineer. Mid -block street lighting is not required. 53. The City Engineer may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond tract boundaries. 54. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: CONAPRVL.008 Conditions of Approval Plot Plan 93-511 - TD Desert Development November 23, 1993 A. ©FF-SITI' STREETS 1) Avenue 50 (Primary Arterial) - half of 76-foot street improvement. The requirement for median improvements and participation in the cost of the Avenue 50/Park Avenue traffic signal will be deferred until future development of this project adjacent to Avenue 50. 55. Access points and turning movements of traffic shall be restricted as follows: A. Avenue 50 - one right-in/right-out drive centered approximately 215' east of the centerline of Park Avenue. LANDSCAPING: 56. The applicant shall provide landscape improvements in the setback lots along the following streets: A. Avenue 50 If the wall to be constructed along the Applicant's Park Avenue frontage exceeds six feet in height, the setback landscaping shall be designed to soften the appearance of the wall. The applicant is encouraged to minimize steep slope designs within the perimeter landscaping setback areas. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of street curb. 57. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor - mounted equipment. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 58. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. UALITY ASSURANCE: 59. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications a applicable codes. CONAPRVL.008 Conditions of Approval Plot Plan 93-511 - TD Desert Development November 23, 1993 60. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the city Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MAINTENANCE 61. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. FEES AND DEPOSITS: 62. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. MISCELLANEOUS: 63. Plans for on -site and off -site grading, drainage, streets, parking lots, lighting, landscaping & irrigation, gates, and perimeter walls shall be submitted to the Engineering Department for plan checking and are not approved for construction until signed by the City Engineer. CONAPRVL.006 Bi 4t2 STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 23, 1993. CASE NO.: CONDITION USE PERMIT 93-007, AMENDMENT #1 APPLICANT: MC DONALDS CORPORATION REQUEST: APPROVAL OF AN AMENDMENT TO A CONDITIONAL USE PERMIT WHICH ALLOWS CONSTRUCTION AND OPERATION OF A FAST FOOD RESTAURANT WITH A DRIVE THROUGH LANE. LOCATION: OFFRTH SIDE ADAMS S oREET WITTHIN THE 1AY 111, APPROXIMATELY 700 FEET EST 11 LA QUINTA CENTER ZONING: C-P-S SURROUNDING ZONING LAND USE: NORTH: C-P-S, WAL-MART SOUTH: C-P-S, VACANT LAND EAST: C-P-S, UNIMPROVED PATH SITE WITHIN 111 LA QUINTA CENTER WEST: C-P-S, RECENTLY CONSTRUCTED TACO BELL WITHIN 111 LA QUINTA CENTER BACKGROUND This conditional use permit was approved by the Planning Commission at the meeting of June 8, 1993 and City Council at the meeting of June 15, 1993. The restaurant is presently under construction. Amendment Request A five foot high screen wall was approved between the drive-thru lane, on the south side of the restaurant, and adjacent perimeter (Highway 111) landscaping. The applicants are now requesting that this screen wall be deleted and that they be allowed to utilize a landscaping screen instead. The applicant has submitted a letter which provides for reasons for requesting that the wall be deleted. In summary, the reasons are that they feel "it is no longer functional, too costly, a graffiti problem, and would stand out like a sore thumb". Attached is a letter of request explaining in detail their reasons for the modification. ANALYSIS: When the original specific plan for the shopping center was amended to allow three drive-thru restaurants, one of the stipulations was that the drive through lanes and cars in them not be visible from Highway 111. In order to screen these cars, screen walls, berming, landscaping, or a combination thereof can be utilized. In the case of this project, staff recommended that the applicant provide the screen wall which provides the best permanent type of screening which does not depend on the growth and maintenance of landscaping. The recently constructed Taco ]Bell depends primarily on berming and landscaping with a small portion of screen wall which is also designed as a planter. The Carl's Jr. which is presently under construction does utilize some screen wall, planting and berming. While the screen wall is still staff's preference, landscaping if done properly can accomplish the same screening. It appears that the landscaping as shown by the applicant will provide adequate screening. The applicant implies in his attached letter of October 23, 1993, that they would prefer to spend eight to ten thousand dollars that the wall would cost for upgrading of the dining room and playland facilities. However, the applicant has not indicated how this upgrading would be achieved. This upgrading would be desired if the wall is deleted. It should be noted that as part of the landscaping, the applicant indicates that a good amount of the existing landscaping in front of the building would be relocated. Staff generally has no objections to this provided all existing palm trees and California pepper trees are reused in their original locations. The landscaping plan does not indicate that the existing trees will be replanted. RECOMMENDATION: That by Minute Motion 93- that the Planning Commission grant an amendment to Conditional Use Permit 93-007, subject to the attached conditions. Attachment 1. Proposed site/ plan and section view plans 2. Draft conditions of approval for amendment. 3. Letter of Request dated October 23, 1993. CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 93-007, AMENDMENT #1 MC DONALDS CORPORATION NOVEMBER 23, 1993 * Added by Planning Commission on June 8, 1993 ** Deleted by new conditions imposed by Planning Commission on June 8, 11993 93 *** Amended by new conditions imposed by Planning Commission on June 8, 1 + Amended by City Council on July 6, 1993 ++ Deleted by City Council on July 6, 1993 00 Added by Planning Commission on November 23, 1993 G= Deleted by Planning Commission on November 23, 1993 PLADEVELOPMENT DEPARTIVM: 1. The development of this site shall be generally be in conformance with the exhibits contained in the file for Conditional Use Permit 92-007, unless otherwise amended by the following conditions. +2. The approved conditional use permit shall be used within one year of the City approval July 6, 1993; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is allowed by this approval, not including grading, which is begun within the one year period and thereafter diligently pursued to completion. 3. All applicable conditions of SP 89-014 and Parcel Map 25865 shall be complied with as necessary. 4. An exterior lighting plan for the parldng lot area and building shall be approved by the Planning and Development Department prior to issuance of a building permit. Lighting fixtures shall be shielded to eliminate glare on the adjacent streets. 5. Should mandatory recycling be required at sometime in future, separate recycling bins if needed shall be provided within a masonry enclosure. 6. That all conditions of the Coachella Valley Water District in their letter dated April 20, 1993, on file in the Planning and Development Department shall be met as required. 7. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of a future building permit. 8. Constriction shall comply with all local and State building code requirements in effect at the time of issuance of a building permit. 9. Use of monument sign for business identification shall be in conformance with adopted sign program. CONAPRVL.085 Conditions of Approval CUP 93-007, Amendment #1 - McDonalds Corporation November 23, 1993 10. Sign approval includes use of menu board and directional signs which require a sign *** adjustment. 11. All top wood pieces on all trellis' shall be a minimum 3-inch in dimension and spaced no more than one foot on center. —12 T4re-five foot 4-ftitscreerrw&41-shetil-be-stepped-sfi-the end& Ao-thesalisfact4en of -ON,- PlanyAag-and- Development -Department . 13. Final landscape and irrigation plans shall be approved by the Agricultural Commissioner and the Coachella Valley 'Water District, prior to issuance of a building permit. 14. The flagpole shall be a maximum 40-feet high and both an American and California flag may be flown. The size of each flag shall not exceed 3-feet by 5-feet. CITY FIRE MARSHAL: 15. Provide or show there exists a water system capable of delivering 1250 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 16. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2-1/2"), located not less than 25-feet nor more than 165-feet from any portion of the building(s) as measured along approved vehicular travelways. 17. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 18. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC in rating. Contact certified extinguisher company for proper placement of equipment. 19. Install a Hood Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 20. Install Knox Lock Boxes, Models 4400, 3200, or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Lock Boxes. This form must be authorized and signed by this office for the correctly coded system to be purchased. 21. 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. CONAPRVL.085 Conditions of Approval CUP 93-007, Amendment #1 - McDonalds Corporation November 23, 1993 i 1 I MA ' MICRO ►'M 22. The applicant shall submit site civil, landscaping and irrigation plans to the Engineering Department for review and shall pay the cost of plan checking. The applicant shall not begin construction activity until the plans have been approved by the City Engineer. 23. Site grading and off -site improvements adjacent to the site shall conform to the approved improvement plans prepared pursuant to Specific Plan 89-014. 24. All storm water and nuisance water run-off produced on this site shall be discharged in accordance with the approved drainage plan prepared for Specific Plan 89-014, unless otherwise approved by the City Engineer. 25. All on -site parking spaces shall comply with the City's Off -Street Parking Code. 26. Prior to occupation of. thr project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 27. Prior to occupation of the project site for construction purposes, the applicant shall obtain an encroachment permit from the Engineering Department. During construction of the site improvements, the applicant shall comply with all provisions of the permit. 28. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to insure that all work site work complies with the approved plans, specifications and applicable codes. The engineer or surveyor monitoring grading shall provide a certification that the finish building pad elevation conforms with the approved grading plan. 29. The applicant shall pay all fees charged by the City for processing, plan checking, and permits. The fee amounts shall be those which are in effect at the time the work is undertaken and accomplished by the City. SPECIAL: 30. The State Fish and Game fees of $1300 shall be paid to the Planning and Development Department (check made out to the County of Riverside) within 24-hours after review of the case by the City Council. CONAPRVL.085 3 Conditions of Approval CUP 93-007, Amendment #1 - McDonalds Corporation November 23, 1993 31. Prior to issuance of a grading permit and building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building and Safety Department at the time of application for any permit for any use contemplated by this approval. —32. Vert sh plaurting-be-plac*echorref-*L&five -f00t-l*b--e­_reen wai� dire-appiica tsn krx' twr&ter deire%per. . 33. That the wall logo signs be provided with a red background as noted on the revised plans submitted to the Design Review Board on May 5, 1993. ��- 35. A minimum of three canopy trees shall be planted in the area around the play structure to minimize the view of the portion above the fence from Highway 111. —37. T4y,,-, five -fout-high-screen-wa}i-en-the-smt*wee-a€-011-, drive- -thrtz-lame-sisftH be-eens�rt�e�eel--o1" s}�xmp. �rleek-with-a• s�arr�-€i�ris#r-an�k- pained . 38. On the clearance height pole, the background for the lettering may be red. 39..+ The playland structure shall be provided in an enclosed structure which is to be architecturally compatible to the main restaurant, if the applicant can obtain approval through the CC & R's to provide the additional enclosed area. If approval from the CC & R's cannot be obtained, the playland structure may be provided outdoors. The playland structure may be the original colors submitted by the applicant. 40. * Bicycle racks shall be provided for the restaurant. The exact location of the bicycle racks are to be reviewed by the Department of Planning and Development. CONAPRVL.085 4 Conditions of Approval CUP 93-007, Amendment #1 - McDonalds Corporation November 23, 1993 41..+ The identification signage utilized on the stucco towers shad be reduced so that the total signage per wall does not exceed 66-t- square feet as presented to the Planning Commission. 42. * The applicant shall review the traffic circulation pattern at the northwest comer of the building where the drive-thru lane exits into the driveway aisle. Revisions to this area to minimize traffic conflicts shall be implemented, including the provision for low growing landscaping only near this intersection. 43.++ The stucco tower structures shall be reduced in height. The reduction shall be so that the structures are proportionate to the rest of the building and are aesthetically acceptable. 44.++ The revised plans shall be reviewed by the Design Review Board. Should major changes be implemented, the plans shall be further reviewed by the Planning Commission. Determination of the need for further Planning Commission review, shall be made by the Director of Planning and Development. w45. Amendment #1 is approved subject to the landscaping and section views on file in the Planning and Development Department of the City of La Quinta . -46. That all existing landscaping shall be replaced, including all trees (trees to be in same place as existing) . -47. That all planting materials on the berm shall be emitter irrigated. w48. That a short retaining wall shall be provided adjacent to the south side of the drive-thru lane if it is determined at the time of final inspection that soil erosion is likely to occur. CONAPRVL.085 5 fAmIlVc0ronmalffs as October 23, 1993 Stan Sawa, City Planner City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Subject: McDonald's Restaurant Request to Delete Screen Wall Dear Stan, forlhe CUMMWS, SAKL- OF OCT 2 6 1993 As we discussed, McDonald's would like to request that the screen wall be deleted from our "Conditions of Approval." We understand that this will have to be considered by the DRB, Planning Commission and the City Council. McDonald's would like to suggest that the screen wall not be required for the following reasons: 1. No Longer Functional - The original intent of the wall was to screen the view of the outdoor playland from the street. We now have an indoor playland. 2. Too Costly - This wall would cost between $ 8,000 and $ 10,000. This money would be better spent on upgrading the dining room and playland facilities to allow more enjoyment for the public. 3. Graffiti Problem - We believe that this wall would become a target for graffiti. It would be the longest expanse of wall along the entire shopping center. It is very likely that this would become ongoing problem and nuisance. 4. Stand Out Like A Sore Thumb - Since Carl's Jr. and Taco Bell were not required to install a screen wall we feel that our project will stand out and not appear in keeping with the other projects along the street. McDonald's would like to propose a landscape screen wall in lieu of the concrete block wall. Our landscape architect has recommended shrubs be used along the street on top of the existing berm. We believe that this in keeping with the rest of the shopping center and would provide an excellent alternative. I have requested that my consultants send you the fifteen (15) sets of the site plan, elevation and the landscape plan for the DRB submittal and I will be happy you to send any additional sets, if needed. We look forward to being heard at the November 3rd DRB meeting since our project is well underway and we wish to avoid any delays. Thanks in advance for your consideration and cooperation. Sincerely, L"' a Construction Project Manager pc: Ron Gilbreath, Owner/ Operator George Tadros, Supervisor Michelle Moch, Operations Consultant David Pike, Dolan Construction Skip Stirling, Construction Manager McDonald's Corporation 4370 La Jolla Village Drive, Suite 800 San Diego, California 92122 619/535-8900 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, California November 9, 1993 7:00 P.M. I. CALL TO ORD A. The meeting was called to order at 7:03 P.M. by Chairwoman Barrows and Commissioner Adolph was asked to lead the flag salute. U. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Adolph, Ellson, Marrs, Abels, and Chairwoman Barrows. C. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, Associate Planner Greg Trousdell, Assistant City Engineer Steve Speer, and Department Secretary Betty Sawyer. III. PUBLIC HEARINGS A. Continued - Conditional Use Permit 93-008 and Variance 93-023; a request of Agustin Martinez for approval to remodel and enlarge an existing 1,581 square foot commercial building and a request to vary from the C-V-N Zoning District standards (street sideyard setback) and modify the City's Off -Street Parking Code requirements. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Adolph stated his concern regarding the legal issues of the common driveway on Calle Tampico and the City Attorney's answer was only "iffy". He asked if the City had determined that the area was posted. Staff stated that the applicant intended to post the area. Discussion followed regarding the problem. Pcll-9 1 Planning Commission Minutes November 9, 1993 3. Commissioner Abels stated he was concerned about the Circle K letter and their intention to "aggressively pursue their rights". Chairwoman Barrows stated this problem was between the applicant and Circle K and not a City concern. Staff stated that they had asked the applicant if he intended to speak with Circle K and the applicant indicated he had no intentions of speaking with them based on his discussion with his attorney. 4. Commissioner Adolph asked if Circle K had any intention of appearing before the Commission on their own behalf. Staff stated they felt if they intended to do so it would be at the City Council meeting. 5. There being no further questions of staff, Chairwoman Barrows opened the public hearing. Mr. Martinez, the applicant, clarified his position in regards to pursuing any legal discussion with Circle K. 6. Commissioner Ellson asked the applicant how leaving the access as it is would hurt his business. Mr. Martinez stated his concern was for the potential danger to his customers because of the cars going all directions. 7. Commissioner Ellson asked if the parking lot was on the east side (90 degree parking) and the combined entrance with Circle K could be maintained. Discussion followed regarding the driveway entrance. 8. Commissioner Ellson stated the whole strip along Calle Tampico was a circulation problem and asked if it possible for the Planning Commission to address the whole area at this time (e.g., common on -site driveway aisles). Staff stated the City has no recourse to cause the other business to comply. Discussion followed as to how to solve the problem. 9. Chairwoman Barrows suggested that the parking be slanted or angled on the west side and construct a wall/planter half the distance and it would still allow cars to enter from Avenida Bermudas. Discussion followed regarding alternatives and the problems with truck deliveries. 10. Commissioner Ellson asked what staff would recommend. Staff stated their recommendation was to continue with the existing shared parking and access program. The Commissioners discussed slanting the parking to the north and other circulation patterns. 11. There being no further public comment, Chairwoman Barrows closed the public hearing and opened the matter for Commission discussion. PC11-9 2 Planning Commission Minutes November 9, 1993 12. Staff discussed with the Commissioners which direction of angle parking would work the best and the number of driveways needed to make it work. 13. Commissioner Marrs stated he felt the best alternative was to angle the parking south with a sawtooth curb and planter (east property line) and open up the Circle K driveway, and plant trees in the angles. 14. Following discussion, it was moved and seconded by Commissioners Marrs/Adolph to adopt Resolution 93-042 recommending approval of Conditional Use Permit 93-008, subject to conditions and the deletion of Condition #13 and the addition of Condition #41 requiring the sawtooth planters. ROLL CALL: AYES: Commissioners Adolph, Ellson, Marrs, Abels, Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAIN: None. 15. It was moved and seconded by Commissioners Marrs/Adolph to adopt Resolution 93-043 recommending approval of Variance 93-023, subject to conditions and the amendment of Condition #6 requiring a one way aisle and an 18-foot minimum driveway width. ROLL CALL: AYES: Commissioners Adolph, Ellson, Marrs, Abels, Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAIN: None. IV. PUBLIC CONMIENT: None V. BUSWMS SESSION: A. Plot Plan 93-512; a request of TD Desert Developers (Chuck Strother) for approval of preliminary landscaping plans, gated entrance, and administration building for 48th Avenue. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Planning and Development Department. 2. There being no questions of staff, Chairwoman Barrows asked if the applicant wished to address the Commission. Mr. Chuck Strother explained the project to the Commission and stated he had no objection to PC11-9 3 Planning Commission Minutes November 9, 1993 the Conditions of Approval except for the Design Review Board Condition #1. He stated he was requesting using the Eucalyptus tree instead of the Date Palm in order to make a transition from the landscape design on the north side of 48th Avenue to the design used in his project. 3. Commissioner Ellson asked the applicant to clarify where the citrus would be used and if there was any difference with the maintenance of the Eucalyptus tree. Mr. Strother stated the Eucalyptus would be less maintenance due to the variety of tree they were using. 4. Commissioner Ellson asked if the applicant had revised the restroom/lunchroom location on his plans. Mr. Strother stated they would be redrawn. 5. Chairwoman Barrows asked the applicant what the planting material would be used on the chain link fence. Mr. Strother stated he would not make that decision until the noise study had been completed as the fence material used would be according to what the study required. 6. There being no further discussion, it was moved and seconded by Commissioners Abels/Marrs to adopt Minute Motion 93-051 approving Plot Plan 93-512, subject to the recommended conditions amending Condition #1 to recommend Eucalyptus trees in the place of the Date Palm trees. VI. CONSENT CALENDAR A. There being no corrections to the Minutes of October 26, 1993, Commissioners Abels/Marrs moved and seconded a motion to approve the Minutes as submitted. Unanimously approved. VII. OTHER Staff informed the Commission that a tentative date had been set for a joint meeting between the City Council, Planning Commission, and Design Review Board for November 30, 1993, at 7:00 P.M. VIII. ADJOURNMENT A motion was made and seconded by Commissioners Abels/Adolph to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission on November 23, 1993, at 7:00 P.M. at the La Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was adjourned at 8:22 P.M., November 9, 1993. PCll-9 4