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1994 03 22 PC000, �r O� �O • OF T PLAMXNG C0fiff 'SSX ON iTe3a7�i7:1 A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California March 22, 1994 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 94-006 Beginning Minute Motion 94-008 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC HEARINGS 1. Item ............... PLOT PLAN 91-456, AMENDMENT #2 Applicant .......... The Koenig Companies, Mr. John Koenig Location ........... Northwest corner of Washington Street and Calle Tampico Request ............ Approval of an amendment to a site plan for a commercial shopping center consisting of 85,650 square feet on 9.25 Action ............. acres Minute Motion 94- 2. Item ............... PLOT PLAN 91-473 AMENDMENT #1, EXTENSION #2 Applicant .......... Desert Hospital Location ........... Northwest corner of 47th Avenue and Washington Street within the Washington Square project Request ............ Approval of a one year time extension (#2) and a request to revise the approved site plan by relocating the three story medical complex Action ............. Minute Motion 94- 3 4 Item ............... PLOT PLAN 92-490 (REVISED) AND SPECIFIC PLAN 92-022, EXTENSION OF TIME #1 Applicant .......... Michael Hurst, Architect for EFP Corporation Location ........... Northwest corner of Highway 111 and Jefferson Street Request ............ Approval of a time extension for a previously approved commercial shopping center consisting of +251,550 square feet on ±21.3 developable acres Action ............. Resolution 94- Item ............... CONDITIONAL USE PERMIT 93-009, DESERT GARDENS Applicant .......... Mr. Mike Pino Location ........... 79-410 Highway 111 (North of Highway 111, 300 feet west of Dune Palms Road) Request ............ To establish a temporary retail nursery with outdoor storage on a portion of a 2.7 acre property within a scenic highway commercial district Action ............. Resolution 94- 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 .............. Applicant .......... Location ........... Request ............ Action ............. 2. Item ............. Applicant .......... Location ........... Request ........... Action ............. CONSENT CALENDAR SIGN APPLICATION 94-244 Palms to Pines Canvas 78-073 Calle Barcelona for Mario's Garden Cafe Approval of a canvas entry portecochere with lettering. Minute Motion 94- SIGN APPLICATION 94-246 Blockbuster One Eleven La Quinta Center on the north side of Highway 111 between Washington Street and Adams Street east of Carls Jr. Deviation from sign program for One Eleven La Quinta shopping center to allow corporate signage Minute Motion 94- Approval of the Minutes of the Planning Commission meeting of February 22, 1994. OTHER 1. Report of Council meeting by Planning Commissioner ADJOURNMENT ----------------- STUDY SESSION Tuesday, March 22, 1994 Study Session Room 4:00 P.M. 1. All agenda items. PC/AGENDA PH #1 STAFF REPORT PLANNING COMMISSION MEETING DATE: MARCH 22, 1994 CASE NO: PLOT PLAN 91-456, AMENDMENT #2 APPLICANT: THE KOENIG COMPANIES (MR. JOHN KOENIG) REQUEST: APPROVAL OF AN AMENDMENT TO A SITE PLAN FOR A COMMERCIAL SHOPPING CENTER CONSISTING OF 85,650 SQUARE FEET ON 9.25 ACRES. LOCATION: NORTHWEST CORNER OF WASHINGTON STREET AND CALLE TAMPICO ENVIRONMENTAL CONSIDERATIONS: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT WAS APPROVED IN CONJUNCTION WITH THIS APPLICATION DURING THE ORIGINAL APPROVAL IN 1991. NO SIGNIFICANT CHANGES ARE PROPOSED THAT WOULD INCREASE IMPACTS. THEREFORE, NO ADDITIONAL ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. ZONING: C-P SURROUNDING ZONING/ LAND USE: NORTH: SOUTH: EAST: WEST: BACKGROUND: C-P, R-1 AND R-2*8,000/VACANT R-2*4,000/CIVIC CENTER SITE SR SINGLE FAMILY AND VACANT LOTS R-2*4,000 AND R-3/SINGLE FAMILY RESIDENCES AND VACANT LAND This project was originally approved in April, 1991. The project approved at that time consisted of a 116,600 square foot shopping center on an 11.8 acre site. The project consisted of a supermarket, drug store, retail shops, and four pad buildings. Additionally, a General Plan Amendment, and Change of Zone allowing commercial usage of the site were also approved by the City Council in April, 1991. In November, 1992, an amendment decreasing the project to 85,650 square feet of floor space on 9.25 acres was approved. Most of the reduction in the shopping center size was due to the elimination of the drug store. Additionally, an 18,000 PCST.170 square foot detention basin which was located at the northwest corner of the site was deleted from the site. On January 25, 1994, the Planning Commission granted a one year extension of time extending the approval to November 24, 1994. AMENDMENT REQUEST: The applicant is requesting approval of an amendment to modify the market, shop area #1, and the driveway areas on Calle Tampico. The amendment includes a reduction in the market area from 45,695 square feet to 42,413 square feet and a reduction in the shop area #1 from 6,850 square feet to 6,820 square feet. A future 3,000 square foot addition to shop area #1 has also been eliminated. The total reduction in square foot of the shopping center is 3,312 square feet. The 85,645 square foot (including 3,000 square foot expansion) would be reduced to 79,333 square feet. Previously the two driveways on Calle Tampico had no on -site connection to each other south of shop #1. With the proposed revision, a driveway aisle and parking spaces would link the two driveways. The configuration of the parking lot area at the rear of shop area #1 is also being modified with this amendment. While the square footage of the buildings is being reduced by 3,312 square feet, the number of parking spaces is only being reduced from 491 to 489 parking stalls which complies with Code requirements. Architecturally, the modifications are minor. The same architectural style utilized with the mission clay tile roof, exterior plaster wood trellises and brick column bases is still being maintained. Along the south side of the market and the west side of the shop area #1, trellis' over the parking area will be provided. Setbacks adjacent to property lines are being maintained except for the north side of the market. The previously approved plan provided a 60-foot setback between the market wall and property line to the north. The revised plan shows a setback of 40-feet. At the southwest corner of the market, the plan has been revised to provide an enclosed trash area and pallet storage area. This will eliminate the need for outdoor storage which is not permitted. ANALYSIS: In reviewing the proposed amendment, one of staffs concerns is that the setback between the market and the northern property line has been reduced from 60-feet to 40-feet. Due to the height of the market (±27-feet) it could create a visual obstruction and nuisance. Presently the property to the north is zoned C-P since it was originally a part of this project. However, the C-P zoned land has been made a part of the recently approved residential Jascorp project. The PCST.170 Jascorp project which was recently approved to the north of the subject property abuts this project. There are residential units within ten to 20-feet of the property line. Staff feels that this necessitates an amendment to Condition #6 regarding providing a block wall along the north property line and additional architectural treatment to the north end of the market. The wall of the market above the block wall will be readily visible from the residents of the adjacent residential project. Additionally, an emergency access point is shown on the Jascorp plans at the northern end of the market along the property line. A pedestrian gate is also shown near the property line adjacent to Pad "D". Conditions have been included to address these items. Staff has routed this amendment request to various agencies and other City departments. The Engineering Department has recommended several minor changes to the conditions. RECOMMENDATION: By adoption of Minute Motion 94- approve Amendment #2 to Plot Plan 91-456, subject to the amended attached conditions. Attachments: 1. Location map 2. Previous approved site plan (small scale) 3. Amended site plan and elevations (large scale) 4. Draft Conditions of Approval PCST.170 CAI. L t TAMP/C0F� • CASE MAP CASE No. GPA 91-035 PP 91-456 CZ 91-063 LOCATION MAP NTS ORTH SCALE: NTS 'll I LACUKM CAUFUM CONDITIONS OF APPROVAL - DRAFT PLOT PLAN 91-456 - AMENDMENT #2 - KOENIG COMPANIES MARCH 22, 1994 * Amended by Planning Commission 4-28-92 ** Amendment #1 + Amended by City Council 12-1-92 ++ Amended by Planning Commission 1-25-94 +++ Deleted by Planning Commission 1-25-94 • Amended by Planning Commission 3-22-94 • • Added by Planning Commission 3-22-94 GENERAL L • The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91-456, Amendment #2, unless amended otherwise by the following conditions. 2. + + The approved plot plan shall be used within one year of the final approval date (November 24, 19,94); otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. There shall be no outdoor storage or sales displays without specific approval of the Planning Commission. 4. ** All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Alternative parking lot lighting plans utilizing light: pole standards varying in height from 20 feet to 35 feet shall be submitted to the Planning Director for review and approval prior to issuance of a building permit. Light standard type and height with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and Off -Street Parking requirements. 5.** Adequate trash enclosures shall be provided for all structures and provided with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact the local waste management company to insure that enclosure size is adequate. Should recycling be required, recycling bins with enclosure shall be provided to the satisfaction of the Planning and Development Director. CONAPRVL.116 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 6.**® A six foot high decorative masonry wall shall be provided adjacent to the north and west • property lines except within ten feet of the Washington Street and Calle Tampico street right-of-way line the where wall shall be reduced in height to 30 inches. Adjaeeflt toe ��„n ��e�e--eE-s-pF The wall is to be installed if and when the "net a paft" afea is fezened to a fien eemrner-eizl zone. , the wall shall be instaRed en th be fequif;ed by . 7. Handicapped parking spaces and facilities shall be provided per Municipal Code and State requirements. 8. As required by the General plan, the applicant shall provide a noise study by a qualified engineer to determine the impacts on the surrounding residential zones and uses. The noise study shall suggest mitigation measures which the City can require. 9. The screen wall height adjacent to loading docks shall be determined by the required noise study. Should the noise problems from the use of the loading areas arise, the Planning Commission shall retain the right to limit the hours of loading and unloading. Surrounding property owners and residents which could be affected by noise shall be notified of the Planning Commission consideration of limitations on delivery hours. 10. The project shall comply with all existing Off -Street Parking requirements including but not limited to shading of parking lot areas, shopping cart storage, and bicycle parking spaces. l l . ** Decorative screen walls provided adjacent to street shall be high enough to screen the parking lot surface and the majority of parked cars from view of the street. Determination, location, design, and of height of walls shall be made after review of landscaping and grading plans by the City. 12. Landscaping planters along the north and west property lines shall be provided at maximum width possible with all unusable areas adjacent to property lines provided in landscaping. 13. The project shall comply with applicable Arts in Public Places Ordinance requirements. 14. ++ A meandering six foot wide sidewalk shall be provided on Calle Tampico. On Washington Street the sidewalk shall be a meandering eight foot sidewalk with the sidewalk not touching the curb at any point except at the driveways and intersection of Washington Street and Calle Tampico. Sidewalks shall be in the parkway and landscaped setback lot. CONAPRVL.116 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 15. ** Tower structures shall be a maximum 50 foot high from the finish grade. 16. ++ Prior to issuance of grading or building permits, whichever occurs first, or lot line adjustment or parcel map shall be approved and recorded to separate the subject property from properties to the north. 17. The City shall retain a qualified archaeologist, with the developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary results show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval.. Prior to the issuance of a grading permit, the developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant(s)/representative(s) shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. 'The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the planning and development Department. CONAPRVL.116 3 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 18.** Prior to issuance of a building permit for construction of any building or use contemplated by this use, the applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o California Regional Water Quality Control board (NPDES Permit) Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 19. Provisions shall be made to comply with the terms and requirements of the City adopted Infrastructure Fee Program in effect at the time of issuance of building permit. 20. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners Office and the Coachella Valley Water District. 21. • Bus turnout and bias waiting shelters shall be pr-evided constructed as requested by Sunline Transit prior to issuance of Certificates of Occupancy for any structures within the development. 22. Prior to issuance of any grading or building permits, the applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: A. The use of irrigation during all construction activities; B. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. CONAPRVL.116 4 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 D, Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a ]Fugitive Dust (PM10) 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. 23. ** Construction shall comply with all local and State building Code requirements in effect at time of issuance of building permit as determined by the Building Official. 24. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval which must be satisfied prior to issuance of a building permit. 25. If shopping carts are stored outside, they shall be screened from view of the parking lot in a manner which is approved by the Planning and Development Director. 26. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. Construction of pad buildings shall be subject to approval of a non-public hearing plot plan and approval by the Planning Commission. 27. All compact spaces shall be clearly marked "compact cars only". 28. That all conditions of the Design Review board shall be complied with as follows: A. ++ A detailed complete sign program shall be approved by the Planning Commission prior to completion of the construction of the shopping center. The sign program shall include; any identification signs for the shopping center. B. The architecture, materials, and colors of the pad buildings shall be architecturally compatible, (i.e., identical architecture, materials, and colors) with the main shopping center buildings. C. Cement plaster texture used on the buildings shall be of a decorative nature. D. ++ Additional architectural treatment including a tile roof shall be provided around the west side of Shop #1. Revisions shall be approved by the Planning Commission prior to issuance of a building permit. CONAPRVL.116 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 E. Between the street curbs and meandering sidewalks, no lawn shall be used within 5-feet of the: street curb. Irrigation systems between the curb and sidewalk or lawn shall be bubbler emitter type (no spaghetti tubing). F. The landscaping shall comply with the requirements as indicated in the Off -Street Parking Requirements. This includes the requirement of 50 % shading of the parking lot area. G. The Off -Street Parking requirements also require established shopping cart return areas. These will have to be provided on the site. H. ++ A preliminary landscaping plan indicating specific tree, shrub, and ground cover (including sizes) shall be reviewed and approved by the Planning and Development Department prior to preparation of final landscaping plans. The landscaping is to be water efficient and utilize drip or emitter irrigation (no spaghetti tubing) as much as possible. Along the south or front side of Shop #2, planting areas shall be provided. Landscaping; adjacent to the northern and western property lines shall be heavily planted to provide screening and buffering with the adjacent residentially zoned properties. J. Additional tree wells and canopy trees shall be provided in the following areas: 1. • In the eight 14 parking space area west of Shop #1. 2. In the two 14-space parking areas between pads "B" and "C". 3. In the 12-parking space area between pads "C" and "D". K. Planting, mounding, and walls shall be provided in such a manner to provide screening of the parking lot area from perimeter streets. L. A decorative driveway pattern and colors shall be approved with final working plans. CITY FIRE MARSHAL: 29. The water mains shall be capable of providing a fire flow of 5000 gpm and an actual fire flow available from any two adjacent hydrants of 2500 gpm for a two hour duration at 20 psi. CONAPRVL.116 6 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 30. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 21/2 "), will be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 31. Prior to issuance of a building permit, the applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. The plans shall conform to the fire hydrant types, location, and spacing, and the system shall meet the fir flow requirements. Plans shall be signed/approved by a registered civil engineer and the 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. " 32. ** The required water system including fire hydrants shall be installed and accepted by the Coachella Valley Water District prior to the start of construction. 33. Buildings shall be constructed so that the fire flow required for any individual building or unseparated area does not exceed 3500 gpm. 34. Install a complete fire sprinkler system per NFPA 13. 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 building(s). System plans must be submitted with a plan check/inspection fee to the Fire Department for review. The approved plans, with the Fire Department job card must be at the job site for all inspectors. 35. If the building is used for high piled/rack storage, the building construction and fire sprinkler system must meet NFPA 231C and Article 81 of the 1991 Uniform Fire Code. 36. Install a supervised waterflow fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 37. Install a manual pull smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 38. 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 and Engineering Departments office for submittal requirements. 39. Install panic hardware and exit signs as per Chapter 33 of the Uniform Building Code. CONAPRVL.116 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 40. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 41. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact a certified extinguisher company for proper placement of equipment. 42. Installl Knox Lock Boxes, Model 4400, 3200, or 1300, mounted per recommended standard of the Know Company. Plans must be submitted to the Fire Department for approval of mounting location/opposition 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. 43. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 44. 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. 45. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning and Engineering staff at (619)863-8886. ENGINEERING DEPARTMENT: 46. ** 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 if any, and as required by the City Engineer, as follows: A. Washington Street: Major Arterial, 60-foot half width; the Washington Street Specific Plan applies; B. Calle Tampico: Primary Arterial, 50-foot half width; the Calle Tampico Specific Alignment applies. The applicant shall execute right-of-way conveyance documents and return them to the City within 30 days after they are furnished to the applicant by the City. The applicant shall dedicate any easements necessary for placement of and access to, utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. The applicant shall acquire an easement for the portion of the north Washington Street access drive encroaching to the north of the property subject to this plot plan. CONAPRVL.116 8 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. 47. The applicant shall vacate vehicle access rights to Calle Tampico and Washington Street from the site except as specifically provided in these Conditions of Approval. 48.+** Access locations to the site and the character of the turning movements at those locations shall be as follows unless otherwise approved by the City Engineer: A. Washington Street (approximately 440 feet north of Calle Tampico centerline), the driveway shall be 30 feet wide with the turning movements limited to right turn -in and out only. B., Washington Street (750 feet north of Calle Tampico centerline), the driveway shall be 344ee � 52 feet (14'42'42'44' lanes) wide with no restrictions placed on the turning movements. This drive will function as a shared -access with the property to the north. The applicant shall redesign the interior street intersection for safe movement of traffic from both properties as well as Washington Street. The design presented for approval of the City Engineer should have the previous approval of the property owner to the north. C. • Calle Tampico (the driveway shall align with the Civic Center driveway), the driveway shall be ' tufnirg-fnevemen 60 feet wide (14'-12'-20' with 14' median) with no restrictions on turning movements. The west edge of the drive shall align with the west edge of the Civic Center drive. D. • Calle Tampico (the west edge of the dfiveway shall be five feet east of the site y) (centered approximately 45' east of the east property boundary), the driveway shall be 30 35 feet wide with turning movements limited to right turn -in and out only. 49. The applicant shall, provide a fully improved landscaped setback lot of noted width adjacent to the following street right-of-way(s): A. Calle Tampico, 20 feet wide; B. Washington Street; 20 feet wide. 50. The applicant shall form a merchant's association and obligate the association with the fiscal and operational maintenance responsibility for the maintenance and continued upkeep of the landscape setback lot and parkway area adjacent to the roadway along the segments of Calle Tampico and Washington Street that are contiguous to the site boundary. As an alternative, the applicant may choose to maintain the above areas. CONAPRVL.116 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 51. ** 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. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 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. 52. • The applicant shall construct, or enter into an agreement to construct the site grading, off -site public improvements, and on -site common area improvements before the issuance of a site grading permit. The appheant sha4l pay eash, in lieu of and equive4ent t by the applieant an 4 City Engineer-, provided seeufity for- said fiater-e payment is Pes by the- iea�. 53. The on -site grading, plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of the grading permit. 54. ** The applicant shall retain a California registered civil engineer or geotechnical engineer, or surveyor, as appropriate, or designate one who is on the applicant's staff, to exercise sufficient supervision and quality control during grading of the site and construction of the improvements to insure compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the applicant and charged with the compliance responsibility shall make the following certifications upon completion of construction: A. All grading and improvements were properly monitored by qualified personnel during construction for compliance with the plans, specifications, applicable codes, and ordinances and thereby certify the grading to be in full compliance with those documents. B. The finished building pad elevations conform with the approved grading plans. 55...+ The applicant shall design and construct a storm drainage system to the satisfaction of the City Engineer. If the applicant elects to participate in a regional storm drainage system, the applicant shall pay a fair -share cost of the regional system as determined by the City. If the regional system is not yet available when this parcel develops, the CONAPRVL.116 10 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 applicant shall design and construct interim facilities capable of storing or carrying the flows determined through the study required in Condition #56 herein. If the applicant elects or is required to utilize permanent on -site facilities, those facilities shall comply with the following requirements. Storm water run -oft produced in 24-hours by a 100 year storm, shall be retained on -site in landscaped retention basin(s) designed for a maximum water depth not to exceed six feet. The basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless the applicant provides site specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. 56. The applicant shall have a focused master drainage plan prepared by a registered civil engineer to determine what storm water disposal facilities are needed to protect the site from flooding by off -site storm water. If the drainage study recommends the construction of off -site storm water disposal facilities, the applicant shall participate in the cost of the facilities, on a fair share basis. The tributary area to be studied includes all tributary land south of the La Quinta Evacuation Channel, east of Bear Creek Channel and west of Washington Street. 57. If the applicant utilizes a permanent on -site stormwater retention basin, the applicant shall install a trickling sand filter and leach field in the retention basin to percolate nuisance water in conformance with requirements of the City Engineer. The sand filter and leach field shall be sized to percolate 160 gallons per day per 5000 s.f. of landscaping. 58. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plans. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 59. ** The applicant shall complete improvements to streets fronting the development site. This ++• may include work beyond the site boundaries to provide a finished product that conforms with City standards and practices. The applicant shall construct a left turn pocket in the Calle Tampico median island to allow eastbound traffic to access the main entry drive to this development. CONAPRVL.116 11 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 Prior to issuance c f a grading permit, the applicant shall reimburse the City for the City's cost of improvements to the applicant's half of Washington Street and Calle Tampico fronting the site of this development including a 25 % share of the traffic signal at Washington and Tampico. This requirement may be supplanted by other arrangements mutually acceptable, to the applicant and the City. The following specific street width shall be constructed to conform with the General Plan street type noted therewith: A. OFF -SITE STREETS 1. Washington Street (Calle Tampico to the northerly boundary of the site) - Install half -width Major Arterial, refer to La Quinta General Plan Figure VII 2. 2. Calle; Tampico (Washington Street to the westerly boundary of the site) - Install half -width Primary Arterial (100 feet right-of-way option) refer to La Quinta General Plan Figure VII-2. 60. The applicant shall participate in the cost, noted as follows, of designing and installing traffic signals at the following locations: A. Washington Street at Calle Tampico, 25 % cost participation. B. Calle Tampico, approximately 550 feet west of Washington Street, 50% cost participation. C.• Washington Street, approximately 750 feet north of Calle Tampico, 100% initial cost participation flesh- de ekVs. The applicant may enter a reimbursement agreement with the City for reimbursement of up to 50% of the cost by the property to the north when it develops. 61. The applieant hall +++ let along GeNe T-a Rpiee (6 feet wide) and Washington Stfeet (8 feet wid - 62. ** The applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose; of a meandering public sidewalk. 63. The applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. CONAPRVL.116 12 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 64, 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. 65. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by the applicant shall provide certified reports of soil compaction texts for review by the City Engineer. 66. The site shall be graded in a manner that permits storm flow in excess of the retention basin capacity, caused by a storm event greater than the 100 year 24 hour event, to flow out of the tract through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that have historically received flow for those occasions when a storm greater than the 100 year 24 hour event occurs. 67. The applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work in undertaken and accomplished by the City. 68. The applicant shall design and construct the parking lot in accordance with the La Quinta Municipal Code Off -Street Parking Ordinance. If the pad locations are proposed to be utilized by eating establishments, the Planning Commission during plot plan review, shall consider whether adequate off-street parking exists. If it is determined that additional parking is needed, the Planning Commission may require an unused pad to be converted to off-street parking. 69. ** Grading, drainage, street lighting, landscaping and irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. 70. ** The City is contemplating adoption of a quality -assurance program for privately -funded construction. If the: program is adopted prior to the issuance of permits for construction of the improvements required of this map, the applicant shall fully comply with the quality assurance program. If the quality -assurance program has not been adopted, the applicant shall adopt a construction quality -assurance program which meets the approval of the City Engineer. 71.** The applicant shall employ or retain a California registered civil engineers, geotechnical ++ engineers, or surveyor, 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, and applicable codes. CONAPRVL.116 13 Conditions of Approval Plot Plan 91-456 - Koenig Companies March 22, 1994 72. ** 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," or "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. PUBLIC UTILITIES (IM[PERIAL IRRIGATION DISTRIC 73.** The Imperial Irrigation District will need a ten (10) foot Public Utility Easement (PUE) ++ along the entire eastern and southern perimeters of this project, bordering Washington Street and Calle Tampico. The easement can be incorporated into areas designated for landscape or buffer zones. 74. ** Other easements will be required to provide electrical service to whatever type of facilities are constructed on the site. The width and location of the easements will be determined upon receipt of final plans for the project. 75.** All existing overhead conductors will be replaced with underground conductors at the developer's expense. They will be located in concrete encased duct banks constructed at the developer's expense. The number and size of these duck banks will be determined by the location of the load centers of the development. 76. ** Transformers and distribution switches will be of the padmount variety and range in height above ground from 36 inches to 72 inches. Details of required clearances around these devices will be furnished at a later date. MISCELLANEOUS: 77. • o Prior to issuance of a building permit, the applicant shall provide a recorded easement to allow an emergency access north of the supermarket and pedestrian access west of pad "D" from the adjacent Jascorp project. Should the subject wall required by this project be constructed prior to the residential project, the cost incurred to modify the wall and adjacent planting and/or curbs shall be incurred by the residential project. CONAPRVL.116 14 PH #2 STAFF REPORT PLANNING COMMISSION MEETING DATE: MARCH 22, 1994 CASE NOS.: PLOT PLAN 91-473 (AMENDMENT #1), EXTENSION OF TIME #2 REQUESTS: 1. APPROVAL OF A ONE YEAR TIME EXTENSION (#2) FOR A PLOT PLAN WHICH ALLOWS CONSTRUCTION AND OPERATION OF AN OUT -PATIENT MEDICAL FACILITY (PHASE I) ON A PORTION OF THE WASHINGTON SQUARE SITE LOCATED SOUTH OF HIGHWAY 111, EAST OF WASHINTON STREET, AND NORTH OF 47TH AVENUE. 2. REVISION OF THE APPROVED SITE/FLOOR PLANS BY RELOCATING THE THREE STORY MEDICAL COMPLEX FROM THE ORIGINAL SITE TO THE NORTHEAST CORNER OF WASHINGTON STREET AND 47TH AVENUE. APPLICANT: DESERT HOSPITAL (EL MIRADOR MEDICAL PLAZA) REPRESENTATIVE: MC MATTON/OLIPHANT PROPERTIES (MS. CYNTHIA DAVIS) ARCHITECT: HDR NEW OWNER: AQUILA, LTD (MR. E. GEORGE MARZICOLA, PRESIDENT) PREVIOUS OWNER: JAMIE L. DAVIDSON, ET. AL. NEW LOCATION: NORTHEAST CORNER OF 47TH AVENUE AND WASHINGTON STREET WITHIN THE WASHINGTON SQUARE PROJECT. ENVIRONMENTAL CONSIDERATION: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT WAS APPROVED FOR THE OVERALL WASHINGTON SQUARE PROJECT BY THE CITY COUNCIL AT THEIR MEETING OF MARCH 19, 1989. THEREFORE, NO FURTHER ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. BACKGROUND: Case History This plot plan request was approved by the Planning Commission on February 11, 1992, and accepted by the City Council on February 18, 1992. The original plan proposed a three story medical complex (see attached reduced plans) on a portion of a +19 acre site. The +83, 000 square foot facility was designed for out -patient surgery and medical offices. The original plans are attached (Attachment 4) . PCST.103 1 The applicant's first one year time extension of time was approved by the Planning Commission on February 9, 1993. The Planning Commission's approval was appealed by JFK Hospital on February 24, 1993. On March 16, 1993, the City Council reviewed the appeal and on a 4-0-1 vote upheld the Planning Commission's February 9th approval. Construction Plan Check The Applicant has prepared final construction working drawings and landscaping plans for the original project. However, a building permit was not issued and no on -site construction work was done except grading. The grading work was completed in 1992. Other work which has been completed to date is the on -site archaeological work, Noise Study, Photometric Light Study, paid their Fringe -Toed Lizard fees, and relocated the existing overhead utility lines. The six-foot high acoustic wall along the west side of Washington Street has also been built between 47th Avenue and Singing Palms Drive. Public Hearing In 1993, staff began requiring that all time extensions be a public hearing in order to inform the general public and surrounding property owners of the time extension request. This case was advertised in the Desert Sun newspaper on March 1, 1994, and notices were mailed to the abutting property owners within 300-feet of the project. Prior to the meeting, staff received no letters in support or in opposition to the one year extension request. Modification Request The applicant is requesting an amendment to the approved site/floor plans for the project. The new drawings are attached. The 19 acre site has been reduced to 6 acres and as such the applicant has requested that the Phase I building be relocated to the south portion of the original +19 acres site (originally plotted for the Phase II project) . The Phase I building was originally plotted in the center of the site with access planned from all three adjoining streets. A summary of the plan revisions are noted below: REVISION ORIGINAL Site Area +6 ac . +19 ac . Building Square Footage +65 524 s . ft. (net) +68 634 s . ft. (net) Proximity to Washington Street +176 ft. (Building) +20 ft. (Parking) +200 ft. (Building) +20 ft. (Parkin ) Proximity to 47th Avenue +85 ft. (Building) +20 ft. (Parking) +430 ft. (Building) +10 ft. (Parking) Parkin +456 spaces +405 spaces Project Access The approved specific :plan document for this area allows only one point of access onto Washington Street between 47th Avenue and Via El Mirador. In the original plan the right-in/right-out driveway for the Desert Hospital project was centrally located between these two streets. However, in the new plan the driveway access point will be located +180 feet north of 47th Avenue. This new location is not a problem, but it will PCST.103 necessitate that Desert Hospital provide reciprocal access to the other parcels to the north and east of their six acre site. The applicant is proposing two access driveways onto 47th Avenue. One is located +130 feet east of Washington Street and the other is located 440 feet. Both driveways are not allowed by the approved specific plan. The only driveway allowed is located at the intersection of Caleo Bay and 47th Avenue. Staff would support one temporary driveway onto 47th Avenue, but the City cannot approve a permanent driveway based on Specific Plan 87-011 (Amended) . The driveway farthest from Washington Street would be acceptable on a temporary basis until additional development occurs to the east of the proposed Desert Hospital project. Truck Loading The three story medical facility is required to have loading and unloading areas of sufficient size to accommodate the numbers and types of vehicles that are likely to use the medical facility independent of general patrons. The City may require more or less loading and unloading areas if reasonably necessary to satisfy the Off -Street Parking Ordinance. This facility requires a minimum of two loading areas (e. g. , 12-feet by 45- feet for each space) which shall be designed so that it does not interfere with the on - site parking program. The proposed plan has one loading space on the east side of the building parallel to one of the two-way parking lot aisleways . The Planning Commission should discuss whether or not two loading spaces should be provided. Staff supports the applicant's request for one loading space, but we question whether or not service vehicles will be able to maneuver adequately around the building using the proposed two-way drive aisles. We recommend that a single loading bay be built to support on - site service deliveries. The service bay can be in -ground or at -grade but shall be screened by landscaping and a minimum six-foot high wall. Lastly, written clearances shall be obtained from the Fire Department and Waste Management of the Desert stating that their vehicles can maneuver on -site and service trucks can come to and from the loading area without impacting the on -site parking program. General Comments The Planning Commission should be advised that this new project is very similar to the original plan except foi° the placement of the building and its ancillary parking. The integrity of the original plan shall be met and be consistent with the previously adopted Specific Plan for this site. Staff will assure that this occurs during plan check. For example, staff will require sidewalks along each public street, and other elements such as decorative street entries, a bus stop with shelter, and other required improvements. The concept landscape plan has been submitted. The plan is generally consistent with the requirements of Specific Plan 87-011 (Amended) . Condition Modifications Staff has modified some of the original Conditions of Approval for the project to conform with the City's newly adopted ordinances and/or regulations. A revised set of conditions is attached. CONCLUSION: Staff would recommend approval of a one year extension of time and the request to amend the original Phase I plans based on the Applicant's desire to begin construction PCST.103 of the facility in 1994, based on the recommended amendments to the approved set of conditions of February, 1993. RECOMMENDATION: By Minute Motion approve a one year extension of time and request to modify the original site/architectural plans for Plot Plan 91-473 (Amendment #1) subject to the attached Findings and amended Conditions. Attachments: 1. Location map 2. Planning Commission Minutes 3. Applicant's status report (1993) 4. Original Plans (Reduced) 5. Revised Draft Conditions of Approval 6. Large revised plans (Planning Commission only) PCST.103 4 W C ix LU NOLL OM i33roaa L-n 3anow Q Z w U LU x m zz Q c � y �.; O ? O LL boa u O fA LU F D �-� cc Z u �. Q R H CD w a:y? LIJc m U Q W 4Q ic a W —JP-- 133HIS SMIVGV s@WOH RLPPJ @Lbws 6uLgSLx3 yOanuo 6u.4SLx3 Planning Commission Minutes February 11, 1992 B. Tentative Parcel Map 27399, Minor Change to Vesting Tract Map 27031, and Plot Plan 91-473; a request of Desert Hospital, El Mirador Medical Complex and Birtcher to create four parcels on 19 acres, minor amendment to a previously approved Vesting Tract Map and Plot Plan application to permit a three story medical/office complex on a portion of a 65.4 acre site. 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. There being no questions of Staff, Chairwoman Barrows opened the Public Hearing. Mr. Peter Bergman, Chief Financial officer for Desert Hospital, presented the information pertaining to the project. He asked that Condition #16 relating to the Tentative Parcel Map and Condition #49 relative to the Plot Plan be amended to read "four feet" rather than three feet. 3. Chairwoman Barrows inquired about what type of vegetation would be used for the remaining phases. Mr. Bergman stated that primarily it would be planted with a wildflower mix. 4. Mr. 'Lee Redmond, Birtcher representative, stated his approval of the project and that he had no objections to any of the conditions. 5. Mr. Gary Avise, resident in Pare La Quinta, stated he was in favor of the project and felt it would be an asset to the community. 6. Mr. Bristowe Pitts, resident, spoke in favor of the project. 7. Mrs. Glenda Bangerter, resident stated her approval of the project and that it would be an asset to have a medical facility in the community . 8. Mr. Seyed Safavian, resident questioned the site location, service access, the request of Sunline Transit for a full signal, traffic flow, how parking will be handled, and off -site improvements. He further stated the project was an asset to the community and hoped these questions would be answered. 9. Mr. Phil Pead, representative of Simon Plaza, spoke in favor of the project. 10. Mr. George Berkey, Jr., property owner, spoke in favor of the project. PMIN2-11 2 Planning commission Minutes February 11, 1992 11. Ms. Linda McClintock, resident and Desert Hospital employee, spoke on behalf of integrity of the Hospital and her hope to see the project come to fruition. 12. Dr. John Lake, Palm Springs resident and possible tenant of the building, spoke on behalf of the Hospital and his support of the project. 13. Mr. David Hanamen, resident, spoke in favor of the project. 14. There being no further public comment, Chairwoman Barrows closed the Public Hearing. 15. Commissioner Ellson asked Assistant City Engineer Steve Speer to address the questions raised by Mr. Safavian. 10. Commission Ellson then asked Mr. Speer to explain the off -set of the Via El Mirador. Discussion followed relative to the access. 17. Commissioner Ellson asked if there would be right and left turns at 47th Avenue. Staff stated there would be full turning movement with a signal. 18. Commissioner Ladner asked Mr. Bergman what his plans were for future parking with the project at build out. Mr. Bergman stated there may be a need for a parking structure. 19. There being no further questions, Commissioner Mosher moved to adopt Planning Commission Resolution 92-004 approving Tentative Parcel Map 27399 with Condition #16 being amended to read "four (4) feet". Commissioner Ellson seconded the motion. ROLL CALL VOTE: AYES: Commissioners Mosher, Ladner, Ellson, Marrs, & Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAINING: None. 20. Commissioner Mosher moved to adopt Planning Commission Resolution 92-005 approving Vesting Tentative Tract 27031 (Minor Change, Amendment #1) . Commissioner Ellson seconded the motion. ROLL CALL VOTE: AYES: Commissioners Mosher, Ladner, Ellson, Marrs, & Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAINING: None. 21. Commissioner Mosher moved to adopt Minute Motion 92-005 approving Plot Plan 91-473 with Condition #49 being amended to PMIN2-11 read "four (4) feet". Commissioner Ladner seconded the motion and it carried unanimously. Planning Commission Minutes February 9, 1993 M 11. Commissioners di with Staff methods of protecti t' he property owners without. sting undue conditions on the eloper. It was suggested th a condition be deleted and trust t ct sales persons to disclose problem. It was noted that the partment of Real Estate requi disclosure of school locations to biers. 12. oo^ere being no further discussion, 04as moved by Commissioner Mosher and seconded by Commissio E11son to adopt Planning Commission Resolution 92-004, reco riding approval of Tentative Tract 25384 Extension �2, with th letion of Condition #28, to the City Cou ROLL CALL X06TE: AYES: Commissioners UoAer, Ellson, Marrs, Ad & Chairwoman Barrow NOES: None. ABS None. ABSTAINING: one. IV. PUBLIC COMMENT: - None V. BUSINESS SESSION: A. Plot Plan 91473. a request of Desert Hospital (Peter Bergmann) for approval of a one year extension for a plot plan which allows construction and operation of an out -patient medical facility. 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. Staff noted a modification to Condition #60 from the Engineering Department. 2. Commissioner Mosher asked Staff if all the amended conditions from the Engineering Department had been incorporated into the conditions before the Commission. Staff stated they were. 3. Mr. Peter Bergmann, Desert Hospital, stated he had no objections to the conditions as amended and their plans were to pull building permits within the next 30 days. 4. Commissioner Adolph asked Mr. Bergmann if they anticipated any problems with construction continuing to completion as his concern was for blowing sand during any down time of construction. Mr. Bergmann stated they did not anticipate any problems once construction began. Staff stated they would be required to comply with any codes regarding blowing sand„ PC2-9 3 Planning Commission Minutes February 9, 1993 5. There being no further questions, Commissioner Ellson moved and Commissioner Mosher seconded a motion to adopt Minute Motion 93-009 approving Plot Plan 91-473, extension of time. Unanimously approved. B. Plot Plan 92-484. Amendment #1; alAuest of Anchslj�e ovie'staurant to modify the take out pizza restaurant to it on -site dining. 1. Planning Director J r Herman presented nformation contained in the Staff report, a y of which is on file i e Planning and Development Department. Staff noted a modifi on to the conditions regarding vrovisio a second restroom. o 2. CgOihissioner Ellson asked ' e applicant would be contributin e F / wntown Parking Distri und. Staff stated they would be. Ms. Lisa Hicks, app,Ji ' t, concurred with the recommend conditions. 4. There being norther questions, it was moved by Co issioner Mosher and second ay Commissioner Marrs to ado;Aect t nu te Motion 93-010 approving of Plan 92-484, Amendment #1 to conditions as amend , Unanimously approved. C. Sign AppliAtion 93-195, a request of Baskin RAbins for approval of a deviation from th ign program for the One Eleven,16 Ouinta Center. 1. , Principal Planner Stan Sawa pc&nted the information regarding additional requested show dates contaAd in the Staff report, a copy of which is on file in the Planning and evelopment Department. 2. Commissioners d' 4,ussed with Staff the sign on the west elevatio Staff explained the dition requiring the two signs be 20 t apart. Commissio were concerned that the west sign needed be centered on the fa ' surface for appearances rather than meet t 0 foot distance requir'ent. 10 3. . Chris Kimpel, Award Signage represe ' g the applicant, stated she ad no objections to centering the sign not centering, as long as they ,A obtained the two signs. There being no further discussi ,pit was moved by Commissioner Mosher and seconded by Commiss' er Marrs to adopt Minute Motion 93-011 recommending approv Plot Plan 93-195, subject to conditions with the modification of dition requiring the 20 feet distance between the two signs being ged so that the sign on the west elevation facia is centered. Un mously approved. PC2-9 4 t 4W;04d$" M E D I P L I X •98ICOI WII9196 CaIIPIIIQTION January 27, 1993 Mr. Jerry Herman Director, Planning & Development Department City of la Quints P.O. Box 1504 78-105 Celle Estadlo La Quinta, CA 92253 RE: El Mirador Medical Plaza Dear Jerry: t i, : JAN 2 8 i993 147S5 POS/OM ROAD SUITC W. I.Or K eox 15 DALLAS. IfxAS 7S240 The following is an update of the sta" of the city required conditions of approval for our project. plot Ptah 91-4 hem Numba Stems 11 Complies 2 Pendinn Extension application submitted to city 1/15/93 i 31 Approved 4) NIA 51 Approved 81 Pending in plan check 71 N/ANo retention basins on sce 81 Future, Requirement 91 Complies 101 Complete I1I pendt' 00'-'eJc Wso Study Being Amended Mr. Jerry Herman January 27, 1992 Page Three Item Nurnw 121 Complies 131 Approved 141 Complies 151 Complies lei Completed 171 Pending 181 Pending 191 Pending 201 Approved 21 ] Approved 221 Pending 231 Complete 241 Pending 251 Approved 261 A. Complies B. N/A C. Complies D. Pending E. Betiding F. Future Requirement G. Complies H. Complies I. Completed J. Complies K. Pending L. Approved M. Complies 271 Compfaes 281 Complies Status Rau, &wwj b1 Desert Hospital to commission an for site �� '" ea.1 ' 1 a., Birtcher Desert Hospital - in plan check To be paid at issuance of building permit In plan check To be constructed after completion of street improvements Birtcher - Desert Hospital In pion check process Birtcher - Desert Hospital Desert Hospital Desert Hospital Desert Hospital Desert Hospital Mr. Jerry Herman January 27, 1992 Page Four hem Number 291 Complies 301 I. Complete II. Complies 311 321 331 341 361 361 371 381 391 401 411 421 431 441 451 461 471 481 491 501 511 521 531 54) 551 561 Approved Complies Complies Complies Complies Complies Complies Complies Complies Complies Pending Complete Complies Complies Pending Complete Complete Approved Complies Complies Complies Pcnding Complete Complies Complies Complies Status Fire Marshal has imdicated 'Start of Construction" to mean bringing combustibles on she In drawings In drawings In drawings In drawings In drawings To be done with porccl map Birtcher Butcher - Desert Hospital Birtcher Birtcher Birtcher Sirtcher Birtcher Birtcher - Desert Hospital Birtcher Birtcher Ron Gregory & Associates - in plan Check Ron Gregory & Associates - ESCO Birtcher - Desert Hospital Birtcher - Desert Hospital &rtcher Mr. Jerry Herman January 27, 1992 Page Five Item Number Stow 571 Pending Birtcher 581 Pending Birtcher 59) Pending In process 601 Complete 611 Complies 621 Complete Birtcher 631 Complete Birtcher 641 Complies 651 Pending Birtcher If you have any questions regarding to above items. I can be reached at 800/433-1005. Sincerely, 9q�,�:4 Jeffrey P. Sobczyk Vice President Development JPSUI: ®� 0 " EM (DQ< 8.0 g zu �c a o = w z CA 0 mLU Z 0Um � m a 8 u 133HIS swvcv p v V E v O U d. a12 0 wo W Q m I iewwo0 OUIOd AddvH) 1VI1NNISM . Additional,Washingtori Square Property VIA EL MIRADOR 1 Future Expansion fD t m � q�rrM.WrfM raMM . _ �N�nn�RN rNar � 1 . (-1 ! PHASE 1 Site Ca Q Vacant (n-a-p) aCt 47th AVENUE JAN 15 1992 �J Improv y- y72 o� cme Q S o cme (� CQ c� 9 d 9 �` GJ O O Additional Washington Square Property - ELL •-MTRADOK- - --=--' e ��7- (+ 0 I� Iv (A y N f fDJ. Future Expansion 111111.IIITIITIIIlIT11�IITIIiIj71171�711�1li � �o10 OY:V► /.OPIYr ,o: �o, - e► or — - lei a ' 1 0 r� c r _ -a ;o i• ,fir �1s.o� e 'e Future Expansion Future 0 a7th --AVENUE-- Vacant _ ODD JAN 15 1992 EXHIBIT Concept Landscape Pla .. _?_tASE N0. >i i VIA EL MIRADOR — --_ -- -- 1 t c. 30 1 111 _ ►t cil t (�u�tlM��j� � I O 1, 47th AVENUE I JAN 15 1992 Nt�H/M.,IM ..NM p��ina Man .CASE N0 `L ■ ■ ■ a CONDITIONS OF APPROVAL - RECOMMENDED PLOT PLAN 91-473 (AMENDMENT #1), EXTENSION #2 MARCH 22, 1994 DESERT HOSPITAL + Modified by the Planning Commission on February 9, 1993 + + Modified by the Planning Commission on March 22, 1994 FINDINGS: The revised project has been determined that it will not impose any significant additional impact on the environment based on the previously adopted Mitigated Negative Declaration which was adopted by the City Council in March, 1989, regarding the ultimate development of the Washington Square project. 2. The revised project and time extension request are consistent with the provisions of the La Quinta Municipal Code and the Washington Square Specific Plan. 3. The project will not have an adverse environmental impact on the surrounding properties based on the proposed Conditions of Approval. 4. The project is a logical progression of development for this commercially zoned area. 5. The proposed project is consistent with the intent and purpose of the General Plan. GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91-473 (Amendment #1) unless amended otherwise by the following conditions. 2, The approved plot plan shall be used by February 11, 1995; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. Approval of this plot plan shall be subject to final approval of Vesting Tract Map 27031 (Amendment #1) and all applicable provisions of previously approved Specific Plan 87- 011 (Amendment #1). 4. There shall be no outdoor storage or sales displays without specific approval of the Planning Commission. CONAPRVL.046 1 Conditions of Approval Plot Plan 91-473 March 22, 1994 5. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. All parking lot lighting plans utilizing light pole standards shall be a maximum 20 feet and shall be submitted to the Planning Director for review and approval prior to issuance of a building permit. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and Off -Street Parking requirements. 6. Adequate trash enclosures and recycling enclosures shall be provided. Each trash receptacle shall be equipped with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact local waste management company to insure that the enclosure size is adequate. 7. Decorative enclosures may be required by the City around any retention basins depending on -site grading requirements and the color, location, and placement of said fence shall be approved by the Planning and Development Department. 8. Future expansion of the property shall be subject to Planning Commission review. Parking demand shall be reviewed at that time to insure adequate parking is provided. 9. Handicapped parking spaces and facilities shall be provided per Municipal Code and State requirements. 10. As required by the General Plan, Applicant shall provide noise study by qualified engineer to determine impacts on surrounding residential zones and uses. The noise study shall suggest. mitigation measures which the City can require concerning the development of Phase I. 11. Screen wall heights adjacent to loading areas shall be determined by the required noise study. Should noise problems from the use of loading areas arise, the Planning Commission shall retain the right to limit the hours of loading and unloading. Surrounding property owners and residents which could be affected by noise shall be notified of Planning; Commission consideration of limitations on delivery hours. 12. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas and bicycle parking spaces. 13. Screening (i.e., berms with landscaping, etc.) provided adjacent to street shall be high enough to screen parking lot surfaces and a majority of parked cars from view of the street. Determination of height of walls shall be made after review of landscaping and grading plans by the City. CONAPRVL.046 2 Conditions of Approval Plot Plan 91-473 March 22, 1994 14. Landscaping planters along the north, south and east property lines shall be provided at maximum width possible with all unusable areas adjacent to property lines provided in landscaping. 15. The project shall comply with applicable Arts in Public Places Ordinance. _�. CONAPRVL.046 Conditions of Approval Plot Plan 91-473 March 22, 1994 17. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o++ Palm Beset -Disposal Waste Management of the Desert o Sunline Transit Agency o U. S. Postal Office o California Regional Water Quality Control Board (NPDES Permit) Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 18. 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 building permits. 19. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and the Coachella Valley Water District. 20. A bus waiting shelter shall be provided as requested by Sunline Transit on the Washington Street and bus turn out lane when street improvements are installed. Pedestrian crosswalks and traffic safety devices shall be installed as required. 21. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind and erosion and dust control. The land owner shall institute blow sand and dust control measures during grading and site development. These shall include but not be limited to: a.) use of irrigation during construction and grading activities; b.) areas not constructed on during first phase shall be planted in temporary ground cover or wildflowers and provided with temporary irrigation system; and c.) provision of wind breaks or wind rolls, fencing, and or landscaping to reduce the effects upon adjacent properties and property owners. The landowner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blow sand. CONAPRVL.046 Conditions of Approval Plot Plan 91-473 March 22, 1994 22. Construction shall comply with all local and State Building Code requirements in effect at time of issuance of building permit as determined by the Building Official. 23. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development Director may require inspection or other monitoring; to assure such compliance. 24. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 25. All compact spaces shall be clearly marked "compact cars only" 26. ++ That all conditions of the Design Reyiew Beffd Planning Commission shall be complied with as follows: A. The landscape program for Washington Street shall include a variation of planting materials, such as Palm trees, accent shade trees, lawn, shrubs, and groundcover. The material listed in the specific plan shall be utilized. Uplighted trees or palms shall be considered along Washington Street. Incandescent light fixtures will be required (less than 160 watts). B. The proposed retention areas on -site shall be landscaped with materials which will support growth even though they are accepting water run-off from paved surfaces. C. A meandering eight foot wide sidewalk shall be installed along Washington Street along the frontage of the site. If the sidewalk is to be located on a portion of private property an on -site easement shall be offered. Lawn should not be used between the street curbs and meandering sidewalk except in those areas where it can be kept five feet from the curb, planting adjacent to curb shall utilize emitter irrigation. D. ++ A public art piece(s) shall be installed on the property along Washington Street at eaeh of the pr-e*t entries. The primary art featufe sheuld piece shetld shall be located at the Washington Street access point. CONAPRVL.046 Conditions of Approval Plot Plan 91-473 March 22, 1994 E, A public easement shall be offered to the City for the intersection of Washington Street/47th Avenue to permit the City the option of placing public art object(s) on this corner in the future, in case the property owner4deve4eper- does not opt to install art object(s) in this location per the City's Art in Public Places Ordinance. F, All future buildings will be subject to further study by the Planning Commission through Plot Plan applications. G. All trash and loading area facilities shall be located so that they cannot be seen from any public thoroughfare. The areas should be screened by using masonry wall enclosures and landscaping. H. All windows on the second and third floor shall be included in a minimum 4 inch stuccoed plant -on "eyebrow" to reduce the sun exposure on the areas which are susceptible to mid -afternoon heating. I. ++ Prior to preparation of final landscaping/irrigation plans, preliminary landscaping plans shall be submitted and approved by the Design Review Boafd Director of Planning and Development. J. Landscape design, planting, and screening shall comply with the specific plan approval and applicable City codes. K, A master sign program shall be reviewed/approved by the Design Re -view Beafd Planning Commission prior to the issuance of any permits for permanent signs at this location. L. Design measures shall be examined to minimize the exposure of the proposed parking lot(s) as they relate to Washington Street, a public thoroughfare as required in the Specific Plan. M, Decorative paved entryways shall be included into the project design to enhance the development. The specific plan standards should shall be met. 27. The courtyard areas as shown on the approved site plan shall be developed into shaded lounging areas with permanent seating provided. Said plans to be approved by the City at the time of landscaping plan review. CONAPRVL.046 Conditions of Approval Plot Plan 91-473 March 22, 1994 CITY FIRE MARSHAL 28. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 29. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2-1/2" X 2-1/2"), will be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 30. 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 the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the 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." The required water system including fire hydrants shall be installed and operational prior to start of construction. 31. Install a complete fire sprinkler system per NFPA 13. 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 building(s). System plans must be submitted with a plan check/inspection fee to the Fire Department for review. A statement that the building(s) will be automatically fire sprinklered must be included on the title page of the building plans. 32. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. 33. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. 34. Certain designated areas will be required to be maintained as fire lanes. 35. Provide fire apparatus road to within 150 feet of any portion of the exterior wall of the first floor. Such road shall have a minimum of 20 feet of unobstructed width and a minimum of 13 feet 6 inches of vertical clearance. 36. Center divider in entrance way shall be set back a minimum of 20 feet from curb line. 37. Provide valve supervision and 24 hour monitoring of the waterflow alarm at the automatic fire sprinkler system. CONAPRVL.046 Conditions of Approval Plot Plan 91-473 March 22, 1994 38. Approved building numbers or address shall be placed in such a position as to be plainly visible and legible from the street or road. Said numbers shall contrast with their background. 39. This project may require licensing and/or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the Office of the State Fire Marshal (818) 960-6441 for an opinion and classification of occupancy tee -type. This information and a copy of the letter of intent should be submitted to the Fire Department so that property requirements may be specified during the. review process. ENGINEERING DEPARTMENT: 40. Applicant shall provide a fully improved landscaped setback area of noted minimum width adjacent to the following street right of way: A. Washington Street, 20 feet wide; B. 47th Avenue, 10 feet wide; and C. Via El Mirador, 10 feet wide 41. Applicant shall provide a 10-foot wide public utility easement outside, and adjacent to, the Washington Street and Avenue 47 right of ways. 42. Applicant shall vacate vehicle access rights to Washington Street and Avenue 47 f0em ++ Pafeel #1 except for the access location(s) approved on Plot Plan 91-473 (Amendment #1). The easterly -roost access driveway on Avenue 47 will be allowed on a temporary basis until future development occurs to the east of the site. No other driveways will be allowed on 47th Avenue. 43. Access to Washington Street from the site shall be limited to right turns in and out efi4y at all leeafiefts--�Yashingten Stfeet of the site. 44. + 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. CONAPRVL.046 8 Conditions of Approval Plot Plan 91-473 March 22, 1994 1,61i WIN- c� 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 section shall be as follows: Residential 3. 0" a. e.14.50 a. b. Collector 4. 0 "15. 00" Secondary Arterial 4.0"16.00" Primary Arterial 4.5"16.00" Major Arterial 5.5 "16.50" If the applicant proposes to construct a partial pavement section for use during development of the tract, the partial section shall be designed with a strength equivalent to the 20-year design strength. 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 miry include, but is not limited to, street width transitions extending beyond tract boundaries. Enhancements to existing improvements may be required. Improvements may be required beyond the tract boundaries. 45. Applicant shall construct a full width landscaped raised median in Washington Street from Avenue 47 to the centerline Lot E (VTM 27031). The City will pay for 50% of the design and construction cost. 46. + Applicant shall construct, or enter into a secured agreement to construct, the site ++ grading, off -site public improvements and utilities, and on -site common area improvements before the grading permit is issued. The Applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. 47.+ 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. CONAPRVL.046 9 Conditions of Approval Plot Plan 91-473 March 22, 1994 48. + A grading plan shall be prepared by a registered civil engineer. The plan must meet the ++ approval of the City Engineer prior to approval of any final map(s). 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) that a soils report has been prepared for the tract 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 elevation(s). The document shall, for each building pad in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. 49. The site shall be designed and graded in a manner so the building pad elevations are not more than four (4.0) feet higher than Washington Street. 50. The development shall be graded in a manner that permits storm flow in excess of the retention basin capacity to flow out off the site through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the site shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. 51. Storm water run-off produced on -site in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or discharged to an approved off -site storm water facility. If the retention basin option is selected, the water depth in the basin shall not exceed six feet and the basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The City will consider and may approve other ground cover/slope stabilization plant life in lieu of grass on a case by case basis. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of Washington Street, Avenue 47 and Lot E (VTM 27031). 52. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped setback area and median island. The landscape and sidewalk improvements shall be coordinated with the electric power facilities to facilitate landscape masking of power vaults and to eliminate clearance conflicts with the sidewalk. CONAPRVL.046 10 Conditions of Approval. Plot Plan 91-473 March 22, 1994 The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District. The plans shall be signed by these officials or agencies prior to construction. 53. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 54. Applicant shall landscape and maintain the landscaped setback area and right of way area located between the curbs on Washington Street and Avenue 47 and the property line. 55. Applicant shall construct an eight -foot wide meandering bike path in the easterly parkway and landscaped setback area along Washington Street. A six-foot wide sidewalk shall be constructed adjacent to the curb in Lot E (VTM 27031). 56. Applicant shall provide a blanket easement for sidewalk purposes in the landscape setback areas along Washington Street and Avenue 47. 57. All existing and proposed telecommunication, television cable, and electric power lines with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 58. Underground utilities that lie directly under street improvements or portions thereof shall be installed, with trenches compacted to city standards, prior to installation of that portion of the street improvement. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 59. Applicant shall pay all fees charged by the city as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 60. + The City is contemplating adoption of a quality -assurance program for privately -funded ++ construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, the Applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, the Applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 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 CONAPRVL.046 11 Conditions of Approval Plot Plan 91-473 March 22, 1994 provide, sufficient supervision and verification of the construction to be able to furnish and sign as -burl record drawings and certify compliance of all work with approved plans, specifications and applicable codes. Upon completion of construction, the applicant shall furnish the City reproducible as -bolt record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "mil" ",Record" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the as -built condition. Prior to issuance of Certificates of Occupancy for buildings within the tract, Applicant shall install traffic control devices and street name signs along access roads to those buildings. SPECIAL: 62. All required improvements shall be completed prior to site occupancy of the proposed development. 63. ++ Reciprocal access agreements shall be prepared and approved by the City Engineering and Director of Planning and Development which secures common on -site access systems between the property and the abutting properties to the east and north. 64. ++ ' 65. All mitigation measures of previously approved Environmental Assessment 91-207 shall be complied with. s• '-: .: :. .:. 67. ++ All on -site advertising billboards on the Washington Square site shall be removed prior to the issuance of a building permit for the medical facility. CONAPRVL.046 12 Conditions of Approval. Plot Plan 91-473 March 22, 1994 68. ++ A Transportation Demand Management (TDM) plan shall be submitted to the Director of Planning and Development pursuant to Chapter 9.162 if more than 100 people are employed at the project site. 69. ++ The provisions of the City's Water Conservation Ordinance (Ordinance 220) shall be met during plan check. 70, Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust (PM10) Control Plan prepared in accordance with Chapter 6.16 of the 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 this permit. CONAPRVL.046 13 PH #3 STAFF REPORT PLANNING COMMISSION MEETING DATE: MARCH 22, 1994 CASE NOS: PLOT PLAN 92-490 (REVISED) AND SPECIFIC PLAN 92-022; EXTENSION OF TIME #1 - JEFFERSON SQUARE APPLICANT: MIC:HAEL HURST, ARCHITECT FOR EFP CORPORATION PROPERTY OWNER: E.F.P. CORPORATION (MS. LESLIE REEDER, PRESIDENT) REQUEST: APPROVAL OF A TIME EXTENSION FOR A PREVIOUSLY APPROVED COMMERCIAL SHOPPING CENTER CONSISTING OF ±251,550 SQUARE FEET ON ±21.3 DEVELOPABLE ACRES LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND JEFFERSON STREET ENVIRONMENTAL CONSIDERATION: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT WAS APPROVED IN CONJUNCTION WITH THIS APPLICATION DURING THE ORIGINAL APPROVAL IN 1993. NO CHANGES ARE PROPOSED THAT WOULD INCREASE IMPACTS. THEREFORE, NO ADDITIONAL ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. BACKGROUND: Project History This project was originally approved in February, 1993. The approved project consists of a +251,550 square foot shopping center on a ±21.3 acre site. The original concept was to market the site as an "off -price" retail center similar to the Cabazon "Desert Hills Factory Outlet" center. The project was recommended for approval by the Design Review Board on November 18, 1992, and approved by the; Planning Commission on November 24, 1992, subject to the final plans being reviewed by both groups prior to construction plan check. The City Council reviewed the proposal at its meeting of December 15, 1992, as a public hearing. The City Council felt that the project architect and developer should provide a final preliminary design of the shopping center prior to acquiring approval of the project. PCST.165 1 The City Council voted to continue the case and requested that the project be re-examined by the Design Review Board and the Planning Commission. The City Council concerns or questions on the case were: 1. Could the roof lint; on Building "B" be redesigned so that it is similar in design to the rest of the shopping center? 2. Could the architect refine or upgrade the pedestrian arcade along the south side of the building, mainly Buildings "C" and "F"? 3. Was the exposed neon tubing necessary? 4. Would a more traditional Spanish design theme be more appropriate for this location? The City Council discussed other elements of the project. However, their directive to the Planning Commission was, that they would like the Commission and the architect to refine the project architecture so that everybody involved knows exactly how the design of the shopping center will look. In January, the Design Review Board recommended approval of the revised project. The Planning Commission reapproved the project with new Conditions of Approval on January 26, 1993, and the City Council approved both applications on February 2, 1993. Description of Site The project site is approximately 23 acres but 1.7 acres are in the existing flood control channel. The channel to the north of this site is not lined at this time. The property is presently vacant and void of any significant vegetation. The parcel has approximately 1,450 feet of frontage on Highway 111 and approximately 860 feet on Jefferson Street. Site Design The applicant has proposed an "L" shaped shopping center with a majority of the site facing Highway 111, a major arterial. Future pad sites have been proposed along Highway I I I and Jefferson Street (Pads "A"°, "H", "I", "J", and "K"). Various access driveways have been proposed which provide two-way traffic into the site. The applicant proposed two access driveways on Highway 111 and two driveways on Jefferson Street. One driveway (Jefferson Street) is limited to right -in only traffic movement. Parking is interspersed along the south side of the building and intertwined with the on -site landscaping. The parking lot design proposes groups of 15 to 30 parking spaces per parking area (double -sided). Statistical Data Land: Approximately 21.3 acres (developable) Building Area: Approximately 251,550 square feet Parking Provided: Approximately 950 spaces Parking Ratio: 1 /264 square feet PCST.165 2 Architecture The architect has proposed a primarily single story contemporary Spanish shopping center with portions that are two story. Various architectural elements have been used which include stain - glass accent windows, stucco walls, and other textures. Tile roofing has been included on the building to create diversity for the main entrance (Buildings "D" and "E") and along portions of the pedestrian arcade. Desert hues will be used on the building. However, a soffited rose and blue neon tubing will accent the upper area of the building parapet pursuant to approved drawings on file with the Planning and Development Department. In order to lend variety to the building architecture, the store -front areas have included a stair - step window pattern which is accented by a speckled, rose-colored tile (Megara or Delphi Rose). A pedestrian arcade (covered or latticed) would be developed along the south side of the shopping center. Specific Plan Required A specific plan was required pursuant to C-P-S Zoning Code standards, which require that all properties greater than 151 acres have a specific plan document approved prior to any project approval for the site. Image Corridor The General Plan designates the frontage streets along the exterior portion of the site as "Primary Image Corridor" thoroughfares, and the signalized intersection is a "gateway" image intersection. The primary function of the program is to provide boulevard streets with raised, landscaped medians and heavily landscaped areas within and contiguous to the street rights -of - way. The General Plan states that "Primary Image Corridors shall include landscape themes which are reminiscent of La Quinta's agricultural past and desert environment". Overall, the applicant's request is generally consistent with the intent of the General Plan. The Conditions of Approval require the intersection of Highway 111 and Jefferson Street to include an area for a public art piece surrounded by citrus trees. The citrus trees are required in order to preserve the City's agricultural past. A geometric type design might be appropriate for Jefferson Street and Highway 111. Highway 111 Corridor Treatment The General Plan was updated in 1992. The new plan requires the applicant to dedicate and improve 86-feet (1/2 street:) of property along Highway 111. The new requirement is 26-feet larger than the City's past requirement of 60 feet. The larger width requirement was requested by Caltrans. The 26-feet is to be reserved for future highway widening in the event that PCST.165 3 additional travel lanes are. needed in the next 20 to 30 years. The City's Off -Street Parking Code and General Plan require a 50 foot landscape buffer on Highway 111. The setback can be varied, if certain design standards can be written into the proposed specific plan. The approved site/landscape plan has a varied setback for the on -site parking and a 50-foot setback for the pad buildings. TIME EXTENSION REQUEST: The applicant has requested a one year time extension for his plot plan and specific plan. The applicant has indicated that this request is needed in order to keep the project entitlements alive during the sluggish economy. ANALYSIS: The Planning Department has recommended minor changes to several Conditions of Approval. The changes bring the conditions up to current City requirements including replacing the Design Review Board with the Planning Commission. Condition 24Y was added to the recommended conditions because the City is considering installing City entry signs at various locations throughout the City to announce the primary entrances into the City. This site has been chosen by the City Council as a future site. The design of the sign has been finished and approved by the City Council on March 15, 1994. CONCLUSION: The Planning Department feels that this request is acceptable. Staff would like to note to the applicant that a number of conditions do require studies and/or other items to be completed prior to the issuance of a building permit. RECOMMENDATIONS: Staff recommends that by the adoption of Resolution 94- , the Planning Commission recommend approval of a, one year time extension to February 2, 1995, to the City Council, subject to the attached amended conditions. Attachments: 1. Location map 2. Planning Commission Minutes of January 26, 1993 and November 24, 1992 3. Letter from Michael Hurst 4. Draft Conditions of Approval 5. Plan exhibits (Planning Commission only) PCST.165 4@8u4s uosaa c / N N O S IN- - IL woV O s u �o z SWLPd aunp Planning Commission Minutes November 24, 1992 ROLL CALL VAYES: Commissioners , 10 Marrs, Adolph, & airwoman Barrows. NOES: ne. ABSENT: Commis her Mosher AB T G: None. D. Svecific Plan 92-022 and Plot Plan 92-490; a request of E.F.P. Corporation (Ed ` Carnes) to establish development standards for a future shopping center and a ±260,000 sq. ft. commercial shopping center on a portion of a ±23 acre site. 1. Associate Planner Greg Trousdell presented the information contained in the Staff report, and noted the changes in the size of the project from 260,000 square feet to 265,000 square feet and a modification in the two way entrance on Jefferson Street. A copy of the file can be viewed in the Planning and Development Department. 2. Commissioner Adolph asked if the developer was asking for architectural approval. Staff explained that they were asking for a conceptual approval and that the Design Review Board would review the final architectural drawings. Commissioner Adolph stated he would like to see final architectural drawings. Commissioner Barrows stated that Condition #22 could be changed to require the project to come back before the Planning Commission. 3. Commissioner Ellson asked Staff to clarify when sections were two story. Staff stated the applicant would describe the project. Commissioner Ellson further inquired if the theater traffic would have to cross the traffic area. She suggested that the theater be switched with Building #B. 4. There being no further questions of Staff, Chairwoman Barrows opened the public hearing. Mr. Michael Hurst, architect for the project, gave a detailed report of the project. 5. Commissioner Adolph asked if the overhead power poles would be put underground. Mr. Hurst stated he would comply with the Conditions of Approval. Commissioner Adolph stated his concern that Building "I" would be to close to the corner. Mr. Hurst explained that the building would be recessed back. 6. Commissioner Filson inquired if the flood control channel would be covered in concrete. She was concerned about the aesthetics. Mr. Hurst stated he had a proposal to present to the Water District. PC11-24 4 Planning Commission Minutes November 24, 1992 7. Chairwoman Barrows asked for clarification on the use of the neon lighting. Mr. Hurst stated it was to be used as an accent to buildings "C", °F", and "E". It would be hooded so only the lighting would be seen. Discussion followed regarding the lighting. 8. Commissioner Ellson asked about the window shading and if angle parking would be provided. Staff stated that angle parking would be required north of the center street. 9. Mr.. Bud Melkesian, neighbor to the north, stated his concern about the view of the north elevation, as well as the noise, traffic, lighting, buffers, and graffiti on the walls. Commissioner Marrs stated that the Commission had discussed most of these issues in study session and felt they would be addressed in the Conditions of Approval. 10. Mr. Wally Reynolds, property owner to the east, stated that the Indian Springs golf community to the north was concerned about the amount of noise, traffic, lighting, buffering, and graffiti on the walls. Commissioner Marrs stated that the issue of graffiti was addressed by the Commission in their study session and stated that in the Conditions of Approval #20 the noise issue would be addressed. 11. Mr. Ed Cams, Project Manager for the project, stated that the project would maintain its own security force and would be patrolling the project for any problems including graffiti. 12. Ms. Pam Serabian, property owner to the north, asked if the City had any plans in the near future for a bridge over Jefferson Street at the channel. Assistant City Engineer Steve Speer stated that the City had no plans for the immediate future for a bridge on Jefferson Street. 13. Commissioner Marrs inquired if the north entrance to the project would line up with Vista Grande. Staff replied it would. 14. Commissioner Ellson asked Staff if the utilities would be undergrounded and if the parking would be angled. Staff stated the utilities would be undergrounded and angle parking would be provided. 15. There being no further public comment, Chairwoman Barrows closed the public hearing and opened the matter for Commission discussion. PC11-24 5 Planning Commission Minutes November 24, 1992 16. Following discussion regarding the location of the theater and parking, Commissioner Adolph moved and Commissioner Ellson seconded a motion to adopt Planning Commission Resolution 92-045 recommending to the City Council approval of Specific Plan 92-022 and Plot Plan 92-490 subject to the amended conditions and confirmation of the Environmental Determination. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. E. Plot Plan 91-456 AmAdment 1; a request of th Koenig Companies for approval of an ame ent to allow the reduction a size of the project from 116,600 square f to 85,650 square feet on 9. cres reduced from 11.8 acres. 1. Pripe$al Planner Stan Sawa pre ted the information contain in the report, a copy of which ' on file in the Planning and lopment /'D�epfartment. 2. There being no ques ' s of Staff, Chairwoman Barro opened the public hearing. Mr. J Koenig, applicant, stated his ncurrence with the Staff s recom ndations but added his conce ut being able to meet the 50% ng lot shading. He further 4ent on to explain the art project posed for the project. 3. Comissioner Adolph asked if theellis proposed on the Tampico side uld be scre/en oeni ted there would be a screened wall on the south sid' lot would be sheltered from the street. Discussion fong the west wall. 4. Commissioneed his concern that the delivery truc ouldnot be able toto exit onto Washington Street.. Koenig stated the prodesigned to be sure they could,* Discussion followed r4rding shop #2 north elevation and potentih problems. 5. There ° no further public discussion, Chairw an Barrows closed the PC11-24 6 Planning Commission Minutes January 26, 1993 on property would go and the police power of the City .would undoubsedly prov illegal. a 10 16. ChairA ows stated her support of th P T for this area and the con rural lifestyle that exists. 17. ere being no further discussion moved by Commissioner Mosher and seconded by Commissi son to adopt Planning Commission Resolution 93-002 r ending approval of the Environmental Determination and a on of Change of Zone 92-073, as proposed. ROLL CAL `TE: AYES: Commissioners Qosher, Ellson, XNone. olph, & ChairwomS. NOES: None. None. ABSTAI Planning Commissioners took a break 8:57-9:04 P.M. C. Continued Public Hearing on Specific Plan 92-022 and Plot Plan 92490 - Jefferson u---e; a request of EFP Corporation (Ed Carnes) for approval of development sandards for a future shopping center and to develop a +251,550 sq. ft. commercial shopping center on a portion of a ±23 acre site. 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 Mosher asked if the items Council and the Design Review Board required to be addressed had been answered. Staff stated that with the new drawings they had been addressed. 3. Commissioner Ellson asked Staff to clarify the southerly access right turn - in only on Jefferson Street. Staff stated that the Engineering Department had made a change and that in the Conditions of Approval 41.C. should be deleted and 42.C. should be changed to read, "Applicant shall provide signage and traffic control devices along entry drives as required by the City Engineer." 4. Commissioner Adolph asked Staff if the driveways on Highway 111 had been approved by Caltrans. Staff stated they had been approved. PC1-26 Planning Commission Minutes January 26, 1993 S. There being no further questions of Staff Chairwoman Barrows opened the public hearing. Mr. Michael Hurst, architect for the project, addressed the Commission regarding each of the issues raised by the City Council and the Design Review Board. 6. Following the discussion regarding each of the issues, Commissioner Mosher asked Mr. Hurst if they had any objections to the Staffs Conditions of Approval. Mr. Hurst replied they did not. 7. Commissioner Ellson stated her concern for the signage colors. Mr. Hurst stated that their plans were to require standarization of signs. She further asked if the neon tubing would be exposed. Mr. Hurst stated it would not be exposed. 8. Commissioner Adolph stated his concern regarding the blue tile on the columns. He felt it was too strong and should be made smaller so as not to dominate. 9. There being no further public comment, Chairwoman Barrows closed the public hearing. 10. Commissioners discussed with Staff the wording in the Conditions of Approval regarding the "exposed" neon tubing. Following the discussion, it was determined that the word "exposed" would be eliminated from the conditions. In addition, Condition 41.C.1. would be eliminated and renumbered, and Condition 42.C. would be changed to read as stated above. 11. Following the discussion, Commissioner Mosher moved and Commissioner Ellson seconded a motion to adopt Planning Commission Resolution 93-003 recommending to the City Council approval of the Environmental Declaration and approving Specific Plan 92-022 and Plot Plan 92-490 subject to the revised conditions as stated above. ROIL CALL VOTE: AYES: Commissioners Mosher, Marrs, & Chairwoman Barrows. NOES: Commissioners Ellson & Adolph. ABSENT: None. ABSTAINING: None. D. 1 Pl -494 - The Lube Shy; a r of The Lube Shop efWcar�wash geon) for val of building plans for shop and coin ope in e Eleven Shopping building,; PC1-26 lAicl-iznel Hurst / A Architect Jan. 25, 1994 Planning Department City of La Quinta, Calif. Att. Greg Trousdell, Associate Planner Re. Specific Plan 92-022 Plot Plan 92-490 Dear Greg, As you and I are both aware, the approvals for Specific Plan 92-022 and Plot Plan 92-490, which concern the 22 acre(`approx) site on the corner of Jefferson Street and Highway SR 111, proposed for a Factory Outlet Center, are about to expire. It is for this reason that I am directing this letter to you at this time. As the Architect of record for the aforementioned project and as a representative of the developer and owner of same, I would like at this time to request a one year (1) extension of the approvals for PP-92-490_, and SP--92-022. The project has been delayed because of various reasons, among those being the instability of the real estate market this past year, and also the developer, owner and investor were not as ready to proceed with the project as soon as they had hoped to be. There is at this time additional interest at persuing the development of the property and it would be to the advantage of all. parties involved to retain the approvals for a planned Factory Outlet Center at the site. I am including with this request the required property owners list and mailing labels (300 ft. radius) and the required fee for processing of the request for an extension. Thank you for your attention in this matter. I await your reply�. Slins{ere1r , —�- Michael urst, Architect P.O.Box 1362 Palm Desert, CA, 92261 ` JAN 3 1 1994 -r Post Office Box 1362 • Palm Desert, CA 92261 RESOLUTION 94- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECERTIFYING THE PREVIOUSLY APPROVED ENVIRONMENTAL ASSESSMENT 92-241 AND RECOMMENDED APPROVAL OF SPECIFIC PLAN 92- 022 AND PLOT PLAN 92-490 (REVISED) 1ST TIME EXTENSION. CASE NOS.: SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490 (REVISED) 1ST TIME EXTENSION EFP CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 24th day of November, 1992, and January 26, 1993, hold duly -noticed Public Hearings to consider the request of E . F . P . Corp. to develop a commercial shopping center on a portion of a 23 acre site bounded by the Whitewater Storm Channel on the north, Highway 111 on the south, and Jefferson Street on the east. WHEREAS, the City Council of the City of La Quinta, California, did, on the 15th day of December, 1992, and February 2, 1993, did hold duly -noticed Public Hearings to consider the request of E . F . P . Corp. and recommendation of the Planning Commission to develop a +251,550 square foot commercial shopping center on a portion of a 23 acre site bounded by the Whitewater Storm Channel on the north, Highway 111 on the south, and Jefferson Street on the east, more particularly described as: A PORTION OF THE NORTH HALF OF SECTION 29, TSS, R7E, SBBM (APN: 649-020-007 & 010) WHEREAS, prior to the expiration of the case on February 2, 1994, the applicant's representative filed a written request to extend the 1993 approval for another one year period. WHEREAS, on March 1, 1994, the project was readvertised in the Desert Sun, and notices were sent to property owners within 300-feet of the site notifying them of the extension request. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 22nd day of March, 1994, hold a duly -noticed Public Hearing to consider the request of E . F . P . Corp. to extend the 1993 approval for another one year period. WHEREAS, a Negative Declaration of Environmental Impact was approved in conjunction with this application during the original project approval in 1993. No changes are proposed that would increase those impacts identified earlier. Therefore, no additional Environmental Review is deemed necessary. WHEREAS, mitigation of various physical impact have been identified and incorporated into the approval conditions for Specific Plan 92-022 & RESOCC.012 Plot Plan 92-490 (Revised) 1st time extension, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, 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 recommending of approval of said time extension: 1. The adopted Specific Plan and Plot Plan are consistent with the goals and policies of the La Quinta General Plan. 2. The adopted Specific Plan and Plot Plan are compatible with the existing and anticipated area development. 3. The project will 'be provided with adequate utilities and public services to ensure public health and safety. 4. That the project will not impact the abutting streets as they will be fully improved along the frontage of the site as required by the adopted General Plan (Circulation Element) . 5. That the conditions imposed are deemed necessary to protect the health, safety, and welfare of the community. 6. The use(s) is consistent with the provisions of the La Quinta Municipal Code. 7. That the project :is consistent with State Law Section 65450 (et. al.) . SPECIFIC PLAN GOALS/OBJECTIVES: 1. To create a shopping area to serve the City of La Quinta and adjoining cities. 2. To create a unique urban design environment that is appealing to the citizens of La Quinta. 3. To create a harmonious relationship with the adjacent residential neighborhoods (north and east) by buffering the project with streets, setbacks, landscaping, walls, and other architectural features. 4. To create a pedestrian -oriented environment. 5. To provide a balanced transportation system to conserve and reduce air pollution. 6. To provide an adequate supply of on -site parking and landscaping. 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 Commission in this case; RESOCC.012 2. That it does hereby reconfirm the conclusion of Environmental Assessment No. 92-241, indicating; that the proposed Specific Plan and Plot Plan will not result in any significant environmental impacts as mitigated by the recommended Conditions of Approval; and, 3. That the Planning Commission does hereby recommend approval to the City Council of above -described Specific Plan and Plot Plan time extension request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of March, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 94- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 92-022 & PLOT PLAN 92-490 (REVISED); TIME EXTENSION #1 MARCH 22, 1994 * Modified by Planning Commission on November 24, 1992 ** Added by Planning Commission on November 24, 1992 + Revised by Design Review Board on 1/13/93 + + Added by Design Review Board on 1/ 13/93 + + + Modified by Planning Commission 1 /26/93 • Recommended for Amendment, 3/22/94 GENERAL: 1. Specific Plan 92-022 and Plot Plan 92-490 shall comply with the requirements and standards of the City of La Quints Municipal Code, unless otherwise modified by the following conditions. 02. This approval shall expire and become void on February 2, 1995, unless extended pursuant to the City's Municipal Code. 3. Phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior building permit issuance. 4. 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: - City Fire Marshal - Public Works Department - Planning and Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) - Caltrans District II 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. CONAPRVL.071 1 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 5. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. 6. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. FEES AND DEPOSITS 7. In order to mitigate impacts on public schools, applicant shall comply with the following: Prior to the issuance of any building permits, the applicant shall provide the Planning and Development Department with written clearance from the DSUSD stating that their impact fees have been paid. ME W .... ... •Nils �4F4 9. Applicant shall pay all fees and deposits required by the City for processing, plan checking, and construction inspection. The fee and deposit amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 10. Prior to issuance of any land disturbance permit, the applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. IMPROVEMENT AGREEMENT 11. Applicant shall construct, or enter into an 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 before approval of the final map. 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.071 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 If improvements are phased, off -site improvements and property -wide improvements such as perimeter walls and landscaping, common drainage basins or mains, and perimeter landscaping shall be constructed or secured prior to issuance of a building permit. 12. The applicant shall develop phases in the order of the approved phasing plan so that improvements required of each phase are complete prior to issuance of Certificates of Occupancy within any subsequent phases. The City Engineer may consider proposals by the applicant to stage the installation of off -site and property -wide improvements normally secured with the first phase (i.e., off -site improvements, perimeter walls and perimeter landscaping) with the orderly development of all phases within the plot plan. 13. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans if any, and as required by Caltrans and the City Engineer. Right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs for State Route 111 improvements shall conform with Caltrans requirements or as approved by the City Engineer. Right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs for all other improvements shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. Dedications shall include: A. Jefferson Street - 60-foot half width, plus additional to accommodate any right turn refuges and dual left turn lanes and an exclusive right turn lane at SR 111, plus additional as required by the intersection alignment study required herein. B. State Route 111 - 86-foot half width, exclusive bus turnout, additional width as necessary to accommodate exclusive left and right turn lanes and alignment changes resulting from the intersection alignment study required below. C. Right-of-way or easements as required to provide access for emergency service equipment. D. Mutual access easement to adjacent property to the west over the most westerly access drive:. E. Parcels and easements as required by CVWD. 14. Applicant shall create, and offer to dedicate, common area setback lots, of minimum width as noted, adjacent to the following street rights of way: CONAPRVL.071 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 A. Highway 111 - 50 feet wide; and B. Jefferson Street - 20 feet wide. 15. Applicant shall dedicate blanket easements over the setback lots for the purpose of sidewalks and/or bikepaths. 16. The applicant shall vacate vehicle access rights to abutting public streets. Access to those streets shall be restricted to street intersections and approved emergency access locations. 17. Applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, common areas, and centralized mail delivery units. PROTECT DESIGIyT: 18. Development of the project site shall comply with Specific Plan 92-022 and Plot Plan 92- 490 and the following conditions, which conditions shall take precedence in the event of any conflict with the plans and exhibits. 19. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning & Development Department for review and approval prior to issuance of a grading permit. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the project design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (terming, walls, and landscaping, etc.), and other techniques. • *20. A six -foot -high masonry wall or chain link fence (living fence) shall be provided along the north side of the project. The exact location, design, and materials shall be subject to review and approval by the Design Review Board Planning and Development Department in conjunction with the noise study and approved by the Planning Commission. Landscaping shall be provided on both sides of the future wall or fence. 21. The requirements of the City's Off -Street Parking Ordinance shall be met for each development phase of the project. 922. This approval does not authorize the construction of the pad sites. These buildings' specific locations, design, height, and size shall be subject to separate plot plan review and approval by the Planning Commission. CONAPRVL.071 4 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 23. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed to minimize light and glare impacts to surrounding property. All lighting to be installed shall be subject to review and approval by the Planning and Development Department. Applicant shall submit plans for street lighting along roads, if any, for review and approval by the Planning and Development Department. BUILDING AND SITE DESIGN 24. The development shall be governed by the following: A. All ground -mounted mechanical equipment shall be screened from view by methods approved by the Planning and Development Department. B. No two-story buildings shall be allowed within 150-feet of Jefferson Street or Highway 111. C. All roofing material within the project shall be clay or concrete barrel tile. The color of the roof tiles shall consist of desert hues and be approved by the Staff. D. A building addressing plan shall be submitted to the Building and Safety and Fire Departments for review during plan check. The minimum building address size lettering shall be eight inches. E. Screening of the parking lot surface shall be provided from all adjacent streets through use of berming, landscaping and/or short decorative walls. The minimum vertical height shall be 42 inches. F. Handicap access, facilities and parking shall be provided per Federal, State, and local requirements. G. No overhead or similar door shall open to the north or towards any residentially zoned property unless adequate screened from noise and visibility to the satisfaction of the Planning and Development Director. •H. Variety in setbacks and siting shall occur in development of the future pad sites, but in no case shall the building setback line be less than the minimum buildi'II sethaek feqtAfeffient 50 feet excluding architectural projections. I. No outside cart or other storage shall be permitted unless completely screened in a City approved area, excluding cart return areas within parking lot area. CONAPRVL.071 5 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 J. Parking lot striping plan including directional arrows, stop signs, no parking areas, parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of building permits. +K. Plot plan or conditional use permit applications, as deemed necessary by C-P-S Zone requirements, shall be processed for each pad site. The architectural features of the pad sites shall be consistent with the design theme of the main structure. L. The Planning Commission shall conduct annual reviews of this specific plan until the project is completed. During each annual review by the Commission, the developer/applicant shall be required to demonstrate good faith compliance with the terms of the specific plan. The applicant/developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith compliance with the requirements of the specific plan. Upon conclusion of the annual review, the Commission may extend the approval period for 12 months at a time. M. The final landscape plan shall utilize trees and palms along Highway 111 and Jefferson Street and the entry drives into the project. Palms should not be used as shade trees for the parking lot areas unless they are massed because the applicant will not be able to meet the City's landscape shading requirements which call for 50 % of the parking shall be shaded. Canopy shade trees may be used in the parking lot. N. Accent tree uplighting shall be used along 'both major streets and along the main entry drives. • +O. A master sign program shall be reviewed and approved by the Design Rev Beffd Planning Commission prior to any on -site building construction. The program should include uniform materials and colors for each tenant space. +P. A trellised or tiled roofed pedestrian arcade shall be built along the front of the shopping center to shield the customers and store owners from the intense summer sun. The location and design of the arcade shall be approved by Staff during plan check. The maroon canvas awnings may be used under the trellis or roofed arcade as an accent treatment to the overall design of the shopping complex. The awning color shall be a softer color. CONAPRVL.071 6 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 +++Q. The neon tubing which is mounted to the top of the building complex should be used sparingly throughout the shopping center because the neon will distract from the architectural elements of the center plus it could be a distraction to Highway 111 traffic. The neon tubing may be used on buildings C, F, and G on the sides of the building which face the shopping complexes primary parking lot (south side). The neon tubing shall be mounted in a recessed stucco channel and the location and/or color shall be approved by the Staff prior to construction plan check. The neon tubing should create a "soft" light accent on the building but should not create glare. OR. A special landscape design shall be submitted for the intersection of Highway 111 and Jefferson Street because it is a "gateway" intersection. The applicant should prepare a formal landscape plan which uses citrus trees, decorative hardscape, desert landscape, uplighting, and public art as a focal point for this primary intersection. The landscape area should be approximately 50 feet by 100 feet (5,000 square feet). The plan shall be approved by the Arts in Public Places Committee. •S. All roof mounted mechanical equipment shed shall be screened by the building wall parapet (e.g., 32-inch parapet). T. The minimum dimension for a parking lot planter sheer shall be seven feet wide. +U. The final concept building plans shall be reviewed by the Staff during plan check. • ++V. A trellised pedestrian cover between Buildings A & B is not necessary unless the applicant desires the facility for his or her patrons. If desired, the height of the structure shall be approved by the City Fire Marshal during plan check. The design and its location shall be approved by the Planning and Development Department Director. ++W. The building parapet heights throughout the project shall be continual around each respective building mass to assure architectural continuity for the project. ++X. The design features of the south elevation should be reflective in the north elevations, where appropriate. CONAPRVL.071 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 • Y The develepeF-or- property owner shall dedicate to the City an easement (in perpetuity) at the southeast corner of the site in conjunction with Condition 24.R. for the installation of a City entry sign. The sign shall be built by the City and maintained by the City at no cost to the property owner. The size and location of the easement shall be determined by the City. The easement shall be offered to the City within three months after formal review of this ease time extension by the Planning Commission and City Council. The City shall prepare the legal paperwork necessary to complete this requirement. GRADING :: Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust (PM10) Control Plan prepared in accordance with Chapter 6.16 of the 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 this permit. These shall include but not be limited to: A. The use of irrigation during all construction activities; B. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 26. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either 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. 27. Applicant shall comply with provisions of the Master Plan of Drainage, including payment of fees required therewith, and the City's Flood Protection Ordinance. CONAPRVL.071 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 28. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of Environmental Assessment 92-241, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 92-241, Specific Plan 92-022 and Plot Plan 92-490 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining Conditions of Approval and mitigating measures of Environmental Assessment 92-241, Specific Plan 92-022 and Plot Plan 92-490. The Planning and Development Director may require inspections or other monitoring to assure such compliance. 29. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to issuance of a building permit. The grading plan shall conform with the recommendations of the soils report. The soils engineer and/or the: engineering geologist shall certify to the adequacy of the grading plan. DRAINAGE 30. The project shall be graded to permit storm flow in excess of retention capacity to flow into the Whitewater River Channel. Pipes shall be sized to prevent ponding in parking areas from exceeding six inches during a one hundred year storm event. The project shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 31. The tributary drainage area for which the applicant is responsible shall extend to the centerline of any public street contiguous to the site. 32. In design of retention facilities, the percolation rate shall be considered to be zero unless Applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield shall be installed to percolate nuisance water in conformance with requirements of the City Engineer. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 33. The design of the project shall not cause any change in flood boundaries, levels or frequencies in any area outside the project. CONAPRVL.071 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 34. Applicant shall construct storm water facilities along the north side of Highway 111 as required by the City Engineer. UTILITIES 35. All existing and proposed utilities adjacent to or on the proposed site or shall be installed in underground facilities. Electric power lines over 12,500 volts are not subject to this requirement. 36. Underground utilities in areas where hardscape surface improvements are planned shall be installed prior to construction of the surface improvements. Applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. 37. The applicant shall comply with the requirements of the Coachella Valley Water District including dedication of parcels, lining of the Whitewater River Channel and other requirements of their letter of October 2, 1992. STREET AND TRAFFIC IMPROVEMENTS 38. The City is contemplating adoption of a Major Thoroughfare Improvements Ordinance. The Ordinance is :intended to distribute the cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the Ordinance is adopted at least 60 days prior to the issuance of a building permit, this project shall be subject to the provisions of the ordinance. If the Ordinance is not adopted the Applicant shall construct street improvements within and contiguous to the project as listed below. 39. Improvement plans for all on- and off -site streets shall be prepared by a registered civil engineer. Improvements to State Route 111 shall be designed and constructed in accordance with 'the requirements of Caltrans and the City Engineer. Other improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings and as approved by the City Engineer. The applicant shall perform an alignment study of S.R. 111 and Jefferson Street to determine the design of the Jefferson/S.R. 111 intersection. The study shall extend 500- feet in all directions beyond the boundaries of the applicant's site. If total required improvements to S.R. 111 exceed $300,000, the applicant shall perform a Project Study Report if and as required by Caltrans. CONAPRVL.071 10 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 Pavement design shall consider soil strength, anticipated traffic loading and design life. The minimum pavement section shall be 3" AC/4" Class 2 base for on -site work and 41h"/6" for arterial and collector streets. 40. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and centralized mail delivery units approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. Enhancements to existing improvements may be required to integrate the proposed improvements with existing conditions. This includes street width transitions extending beyond tract boundaries. 41. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1. Jefferson Street - Three travel lanes on west side (39' curb to curb) plus required turn lanes. Install 8-foot sidewalk. 2. S.R. 111 - Install three travel lanes and shoulder on north side (estimated 46' curb to curb), median island, required turn lanes, exclusive bus turnout with pedestrian walkway to site, and 8-foot sidewalk. B. ON -SITE STREETS 1. As required by the City Engineer. Shall include at least one 24' access road each to Jefferson Street and S.R. 111. + + C. TRAFFIC SIGNALS 1. S.R. 111 at West Entry Drive - Full traffic signal. If the signal is warranted when this development occurs (as determined by the City Engineer), the applicant shall design and construct the signal at the applicant's expense. If the signal is deferred until warranted at a later date, the applicant shall pay cash or provide security in guarantee of cash payment for 25 % of the cost to design and construct the signal. CONAPRVL.071 11 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 2. S.R. 111 at Jefferson - Traffic signal modifications as determined by the alignment study and as approved by the City Engineer. If the modifications are warranted when this development occurs (as determined by the City Engineer), the applicant shall design and construct the modifications at the applicant's expense. If the modifications are deferred until warranted at a later date, the applicant shall pay cash or provide security in guarantee of cash payment for 25 % of the cost to design and construct the modifications. 42•+++Access points and turning movements of traffic shall be restricted as follows: A. S.R. 111 - Unrestricted at most westerly access drive. Right-in/right-out at drive approximately midway between the west property line and Jefferson Street. B. Jefferson Street - Unrestricted at intersection with Vista Grande. Right -in only at drive between this intersection and S.R. 111. C. Applicant shall provide signage and traffic control devices along entry drives as required by the City Engineer. LANDSCAPING 43. The applicant shall provide landscape improvements in the setback lots along Jefferson Street and State Route 111. Design of these setbacks shall be reviewed by the Design Review Board and approved by the Planning Commission. The applicant is encouraged to minimize steep slope designs. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of street curb. 44. Prior to approval of building permits, the applicant shall prepare a water conservation plan which shall include consideration of: A. Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low- water usage landscaping materials, and programs to increase the effectiveness of landscape, as recommended by Coachella Valley Water District and the State Department of Water Resources. B. Methods for maximizing groundwater recharge, including the construction of groundwater recharge facilities. CONAPRVL.071 12 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 C. Methods for minimizing the amount of water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City :Engineer. 45. Applicant/developer shall submit a landscape and irrigation plan which is in compliance with Ordinance 220, pertaining to water efficient landscaping, and which shall be designated to feature drought tolerant plant species, and the latest water conserving irrigation technology. The plan(s) shall be subject to initial review by the Design Review Board and the Planning Commission, with subsequent final review and acceptance by Coachella Valley Water District prior to landscape construction. Evidence of CVWD acceptance shall be submitted to the Planning and Development Department. 46. Desert or native plant species and drought resistant planning materials shall be encouraged. Provision shall also be made for planting materials which provide forage and nesting areas for nearby wildlife. 47. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. The plans and proposed landscaping improvements shall be in conformance with requirements of, and be signed by, the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 48. Applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 49. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. PUBLIC SERVICES 50. The applicant shall comply with the requirements of the City Fire Marshal, who may approve alternate means of compliance where deemed appropriate and equivalent to these standards: A. The access road proposed along the northern boundary of the project shall be completed during Phase I to provide through circulation. CONAPRVL.071 13 Conditions of Approval specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 B. All future building expansions shall be subject to a site plan review/approval prior to issuance of building permits. C. A minimum unobstructed width of 24 feet shall be maintained for all access roads, with certain areas designated as fire lanes. D. The water mains shall be capable of providing a fire flow of 5000 gpm and an actual fire flow available from any two adjacent hydrants shall be 2500 gpm for two hours duration at 20 psi. E. A combination of on -site and off -site Super hydrants (6" X 4" X 2-1/2" X 2-1/2") shall be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. F. The required water system including fire hydrants shall be installed and accepted by the Coachella Valley Water District prior to any combustible building material being placed on the site. G. Prior to issuance of building permits, the applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location spacing, and the system shall be designed to meet the fire flow requirements. Plans shall be designed to meet the fire flow requirements. Plans shall be signed/approved by the local water company and a registered civil engineer 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. H. Buildings shall be constructed so that the fire flow required for any individual building or unseparated area does not exceed 3500 gpm. Final conditions and requirements with regards to type of construction, area separations, or built-in fire protection systems will be addressed when the building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. 51. Applicant/developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The applicant/developer is required to work with Waste Management in setting up the following programs for this project: CONAPRVL.071 14 conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and steel & aluminum cans. B. All on -site recycling bins shall be enclosed by approved masonry walls or other architectural features. 52. Applicant/developer shall provide for transit amenities as may be necessary. These amenities shall include, at a minimum, a bus turnout location and passenger waiting shelter along Highway 111, the precise location of which shall be determined by Sunline Transit. QUALITY ASSURANCE 53. The City is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, applicant shall fully comply with the quality - assurance program. If the quality -assurance program has not been adopted, applicant shall employ or retain a California registered civil engineer, geotechnical engineer or land surveyor, as appropriate, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer shall provide the following certifications and documents upon completion of construction: A. Upon completion of the improvements, a statement on the "as built" plans as follows: "The construction of all improvements on these plans was properly monitored by qualified personnel under my supervision for compliance with the plans and specifications. The work shown hereon was constructed as approved except as otherwise noted. Noted exceptions have been approved by the City Engineer. " B. Prior to issuance of any building permit, a separate document bearing the engineer's or surveyor's seal and signature, that lists actual building pad elevations. The document shall, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be; organized by phase and shall be cumulative if the data is submitted at different times. CONAPRVL.071 15 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 54. Applicant shall provide the City a set of "as built" reproducible drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer certifying to the as -built condition. MAINTENANCE 55. Adequate provision shall be made for continuous maintenance of all landscaping and related features. 56. Applicant shall maintain the landscaped areas of the project such as the landscaped setback lots and retention basins. Applicant shall maintain all off -site improvements until final acceptance of the improvements by the City. MISCELLANEOUS 57. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. 58. Appropriate approvals shall be secured prior to establishing any construction or sales facilities, and/or signs on the subject property. 959. The applicant shall retain a qualified archaeologist to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information shall be analyzed prior to the preparation of the plan. At a minimum, the plan shall: (1) identify the means for digging test pits; and (2) provide for further testing if the preliminary results show significant material are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the archaeologist(s) shall complete the testing and data recovery as noted in the plan. The archaeologist shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistants)/representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. CONAPRVL.071 16 Conditions of Approval Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1 March 22, 1994 The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation, or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analyses to be prepared and published and submitted to the Planning and Development Department. 60. All on -site billboards shall be removed prior to the issuance of a building permit. 61. The on -site parking spaces fronting Highway 111 will be allowed to be within 25 feet of the new property line provided visual screening is constructed. 62. A parking analysis shall be submitted to the Planning and Development Department prior to any developer of the freestanding pad buildings in the future. The study shall be presented to the Planning Commission for their review and approval. In each study, building size adjustments shall be made if it is determined that a parking deficiency exists. **63. Angled parking stalls shall be used for the northerly one-half of the parking lot to the south of the shopping center complex. • 64 A Transportation Demand Management (TDM) plan shall be submitted to the Director of Planning and Development pursuant to Chapter 9.162 if more than 100 people are employed at the project site. • 65. The provisions of the City's Water Conservation Ordinance (Ordinance 220) shall be met during plan check. CONAPRVL.071 17 PH #4 STAFF REPORT PLANNING COMMISSION MEETING DATE: MARCH 22, 1994 CASE NO: CONDITIONAL USE PERMIT 93-009, DESERT GARDENS REQUEST: TO ESTABLISH A TEMPORARY RETAIL NURSERY WITH OUTDOOR STORAGE ON A PORTION OF A 2.7 ACRE PROPERTY AT 79-410 HIGHWAY 111, A SCENIC HIGHWAY COMMERCIAL DISTRICT. APPLICANT: MR. MIKE PINO (BUSINESS OWNER) REPRESENTATIVE: MR. BRENT KITTLE (BUSINESS MANAGER) OWNERS: MR. & MRS. SUITT AND MR. & MRS. ART BLOCK LOCATION: 79-410 HIGHWAY 111 (NORTH SIDE OF HIGHWAY 111, 300 FEET WEST OF DUNE PALMS ROAD) ENVIRONMENTAL CONSIDERATION: THE NURSERY BUSINESS IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21084 AND STATE CEQA GUIDELINES SECTION 15303(C) BECAUSE THE NEW BUSINESS IS A MINOR MODIFICATION TO THE PREVIOUS BUSINESS (I.E., REAL ESTATE OFFICE). SURROUNDING LAND USES: SITE: EXISTING NURSERY (OPENED WITHOUT PROPER PERMITS) NORTH: VACANT SOUTH: VACANT EAST: VACANT WEST: VACANT SURROUNDING ZONING: SITE: SCENIC HIGHWAY COMMERCIAL (C-P-S) NORTH: C-P-S SOUTH: C-P-S EAST: C-P-S WEST: C-P-S PCST.166 1 BACKGROUND: The existing building was built prior to the City's incorporation. In the early 1990's, the site was used as a real estate office for Mr. Robert Krauss, the property owner until recently. In September, 1993, Mr. Pino opened a commercial nursery at the site. The existing building is used as his office and the outdoor areas are used for plant display and parking. In September and October, 1993, the owner was informed that he would need a Conditional Use Permit to operate at the site if he displayed more than 200 square feet of merchandise outside. The business has approximately 10,000 square feet of outdoor storage in various portions of the site. In November, 1993, a Conditional Use Permit application was filed with staff. However, the application was determined to be incomplete despite several letters and conversations informing Mr. Pino and Mr. Kittle of the need to submit additional information. No action was taken by the business owner to complete the application. In addition, several criminal citations were issued regarding the operation of the business due to violation of the Code. However, no action was taken by the applicant. Therefore, a civil complaint for injunctive relief was filed against the business and Mr. Pino seeking to prevent the operation of the business until the defendants complied with the La Quinta Municipal Code. On February 2, 1994, a temporary restraining order was entered. On February 7, 1994, the order prevented the further operation of the business in question until the defendants complied with the Municipal Code by receiving a Conditional Use Permit and business license and removing an unpermitted sign. On February 28, 1994, upon a stipulation by the parties, the Court extended the order until April 29, 1994, in order to allow the defendants application for a Conditional Use Permit to be considered by the City. The defendants complied with the Court order by removing the excess stock during the second week of February. The application for a Conditional Use Permit was completed on February 22, 1994. Site Improvements The project site has 200 feet of frontage on Highway 111. The property, until February 7, 1994, was used as a retail nursery, and enclosed with a six foot high chain link fence. Imperial Irrigation District (IID) utility poles exist along the south side of the site. Rolling gates allow access to the site during business hours. The site has two points of access onto State Highway ill. Statistical Data Land Area: 2.7 acres Building Area: 1,200 square feet (existing) Parking Provided: Nine + one handicap space (existing) *Parking Required: ±9 Parking Ratio: Outdoor Storage Area: ± 10,000 square feet Property Dimensions: 200 feet by +600 feet * Noted: 1/300 (indoor) plus 1/2,000 (outdoor) PCST.166 2 Project Description The existing office building is located approximately 90 feet from Highway 111, and a circular driveway provides access to the facility from Highway 111. The on -site parking area is located to the south and east of the existing building. The applicant's landscape displays abut the existing building. A shade structure was built on the west side of the site to shelter a large portion of the landscape merchandise. Public Hearing This application was advertised in the Desert Sun newspaper on March 1, 1994, and notices were mailed to the abutting property owners within 300 feet of the project on this same date. Prior to the meeting, staff received no letters in support or in opposition to the request. Zoning Code Requirements Section 9.88.020(B21) of the Municipal Zoning Code requires any outdoor use greater than 200 square feet to have a conditional use permit in order to operate a business in the City. Agency Comments Staff mailed an informational notice to all public agencies on February 10, 1994, notifying them of the development request and giving them until February 18, 1994, to respond to Mr. Pino's application. No negative responses were received. Temporary Use The applicant has requested that the City permit his business to remain in operation with outdoor displays of his landscape products for the next 24 months. The applicant is currently leasing the site for his business, and the lease will expire in 1995. The reason for the 24 month approval is to allow the applicant sufficient time to ascertain if his business will be profitable at this site. In addition to this request, the applicant would like to defer any on- or off -site improvements until he has time to evaluate his business needs. Illegal Grading - The applicant has illegally graded the northerly half of the property in anticipation that he will expand his business in the future. The site should not have been graded without prior approval by the Planning and Engineering Departments because the City requires the site to be analyzed by a qualified archaeologist prior to any site disturbance pursuant to State requirements (i.e., CEQA). Since prior approval was not obtained, the applicant shall be required to perform the work now and incur all costs associated with the review of the site. It should be noted that the site is in close proximity to other known prehistoric sites; therefore, staff believes a thorough on -site study should be required. Staff can provide the necessary professional contacts for the applicant if he is unfamiliar with this type of requirement. Condition #8 addresses this topic. PCST.166 The subject site is located in an area defined as a Fringe -Toed Lizard Habitat area (a Federally protected species) and it has been determined that a mitigation fee shall be paid to the City of La Quinta if the site is developed, disturbed, or graded. The City is required to forward the money to the Valley's Nature Conservancy, and the Conservancy is required to use the money at their Thousand Palms Preserve (1,300 acres) to protect and maintain this endangered species. All the Valley cities contribute to this preserve through contractual arrangements which were made in the early 1980's. Although all properties in the City do not pay toward this fund at such time as they are developed, this project is required to contribute funds towards the continued preservation of this Federally protected species since the property is designated as property that might have (or currently is) supported refuge for the lizard in the past. The applicant/developer shall contribute for any portion of the site which has been graded. See Condition #5. A copy of the city's adopted environment constraints map is attached. The applicant shall also submit a fugitive dust plan for the project now that the site is disturbed. The plan shall meet the requirements of Ordinance 219. The plan shall address ways to reduce blowsand migration from the disturbed area. Staff is recommending that the area be sprayed with a native wildflower mixture and watered until the flowers are established. See Condition #6. Highway 111 Corridor The General Plan was updated in 1992. The new plan requires property owners/applicants to dedicate 86 feet ('/2 street width) of property along Highway 111. The new requirement is 26- feet larger than the City's past requirement of 60 feet. The larger width requirement was requested by Caltrans. The 26-feet is to be reserved for future highway widening in the event that additional travel lanes are needed in the next 20 to 30 years. The Engineering Department has requested that this applicant offer the necessary right-of-way to the City should the City or Caltrans choose to install the improvements on Highway 111 in the future (see Condition #23). The condition does not require any improvements to Highway 111 at this time, but will allow either the City or Caltrans the authority to install improvements to the area without purchasing the 26-feet from the present or future owner. An assessment district is being discussed for this area, and quite possibly if adopted, the improvements would be installed in the next three to five years. On February 23, 1994, staff spoke with Mr. Kris Cutler of Caltrans about the Desert Gardens application. Mr. Cutler stated his department supported the recommended conditions proposed by the City's Engineering Department. ANALYSIS: Staff supports the applicant's request to begin operation upon the receipt of a Conditional Use Permit and business license and to thereafter remain open for business until September, 1995. However, prior to the expiration of the temporary Conditional Use Permit, the applicant may file with staff the necessary paperwork to make the business use permanent. PCST.166 4 RECOMMENDATION: The Planning Commission should certify the Categorical Exemption and adopt Planning Commission Resolution 94- , approving a temporary nursery at 79-410 Highway 111, subject to the attached Findings and Conditions of Approval. Attachments: 1. Location map 2. Site plan 3. Environmental Constraints Map 4. Draft Resolution with Conditions 5. Large map (Planning Commissioners only) PCST.166 T — — J/f1 , tat/I. U_t.10/o4-v taJ/JJ AW II.R/Y /II oas/sa evero or aal./sa /oo' lots Jaou �/lJ wall /a >r.l..I/a,.,. M.R.I/lI -Lf ASSESSORS AL9P BK.649 PS . A? WEBS/OE COUNTY, CALIF 0R CASE Na APN: 649-020-012 N1/2 SEC. 29, T5S, R7E CASE MAP Conditional Use Permit 93-009 Desert Gardens (Nursery) 79-410 Highway 111 60,Rds. per Ins/ 52692 4159 EU Westward Ho Dr. I TH SCALE: 1'' Is �' � R 6 G F I U! 1 c I I GEM OF THE DESERT GENERAL PLAN MASTER ElWTAR ORAL ASSESSMENT/ EW#VKPRSNTAL IMPACT ROWT EMS 1110.1 BKXDG CAL RESOURCES HAWAT Q PRAIRIE FALCON QVERMILION FLYCATCHER oC BLACK -TAILED ONATCATCHER El pNSM THRASHER QLa CDNrn THRASHER O COAOELLA VALLEY PRNNU TOW LQAID rO FLAT TAILED HORNED LIZARD OM CALIFORNIA DITA M OLORA) C1 COAC1ERLA BURY MID TREADEII CRICKET ®BANTA ROtA MOUNTAINS STATE GAME REFUSE BOUNDARY .©.. SANTA RD" WLDWVMU STUDY AREA Q PENINSULAR SKINOIBI DEiP - HABITAT AMA 000 MAGIC OEKO- POSSIBLE MAW►AT COACHE LA VALLEY PRISON TOW LIZARD HAINTAT CONSERVATION 01.BLOPL , FB AREAS ,004. CN/01,M DW%RnW V M & ONE oomposN.IUIIL a.Een. uMl.A.aN1. R w+ea IM o ceAm oM oNaw nri emoo F LN O AMAIME . HM eueeu a I.vo ww.o1,ABR s.,o, moo NO. . m 0 6- 3 ON - IA Y. 1 Ik NK � 1 ONIG y I,A ,H.0 n SCALE: RTS PLANNING COMMISSION RESOLUTION 94- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING A CONDITIONAL USE PERMIT TO ALLOW A TEMPORARY OUTDOOR NURSERY AT 79-410 HIGHWAY 111 CONDITIONAL USE PERMIT 93-009 MR. MIKE PINO (DESERT GARDENS) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22nd day of March, 1994, hold a duly noticed Public Hearing to consider the request of Mr. Mike Pino for approval of a Conditional Use Permit to allow a temporary outdoor nursery in conjunction with the existing office on a portion of a 2.7 acre site, pursuant to Chapter 9.88.020(B21) of the La Quinta Municipal Code located at 79-410 Highway 111, more particularly described as: A PORTION OF THE NORTH HALF OF SECTION 29 T5S, R7E, S.B.B.M. (APN 649-020-012) WHEREAS, said Conditional Use Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (Resolution 83-63), in that the Planning Director has determined that the project will not have a significant adverse effect on the environment per Public Resources Code Section 21084 and Section 15303c (Categorical Exemption) of the State CEQA Guidelines; and, WHEREAS;, 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, findings, and reasons to justify approval of said Conditional Use Permit: 1. The proposed use will not be detrimental to the health, safety, or general welfare of the community. 2. The Conditional Use Permit, as conditioned, is consistent with the approval and conditions of which this site is a part of. 3. The Conditional Use Permit, as conditioned, is consistent with the zoning requirements of the City. 4. That the proposed project is exempt from the provisions of the California Environmental Quality Act Public Resources Code Section 21084 and State CEQA Guidelines (Section 15303c), but mitigation measures have been included to address the Fringe -Toed Lizard Habitat Conservation Plan and Archaeological Impacts (Appendix "K") which have occurred because a portion of the site was graded without City approval. RESOPC.130 Planning Commission Resolution 94- 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 Commission in this case. 2. That it does hereby approve Conditional Use Permit 93-009 for the reasons set forth in this Resolution and subject to the attached conditions, labeled Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of March, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.130 2 PLANNING COMMISSION RESOLUTION 94- CONDITIONS OF APPROVAL - RECOMMENDED EXHIBIT "A" CONDITIONAL USE PERMIT 93-009 - MR. MIKE PINO MARCH 22, 1994 PLANNING & DEVELOPMENT DEPARTMENT: 1. The development of this site shall be generally in conformance with the exhibits contained in the file for Conditional Use Permit 93-009, unless otherwise amended by the following conditions. 2. The approved Conditional Use Permit shall expire on September 22, 1995. The applicant may request an extension of the permit provided the information is received two months prior to its expiration. An extension request shall identify all improvements proposed for the site, and the time frame necessary to complete each task. 3. That all the provisions of Chapter 9.88 of the Municipal Code shall be met or adhered to during the operation of the business. A City business license shall be obtained to conduct business from the existing on -site building. 4. Any on -site construction shall comply with all local and State building code requirements in effect at the time of issuance of a building permit. 5. Within 72 hours after review of the case by the City Council, the applicant or owner shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City in the amount of $600 per acre of distributed land (i.e., ±$1,200). If the fee is not paid, the City will have the authority to revoke the applicant's business license. 6. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either 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. The applicant shall prepare a Fugitive Dust Control Plan (FDCP) and submit it along with any grading plan(s). The FDCP will be required irregardless of any grading requirements. 7. Applicant/developer shall work with Waste Management of the Desert and City staff to implement provisions of AB 939 and AB 1462. The applicant/developer is required to work with Waste Management and/or City staff in setting up the following programs for this project: CONAPRVL.118 Conditions of Approval Conditional Use Permit 93-009 March 22, 1994 A. Developer shall prepare a plan to provide trash enclosures for green waste generated from business activities which shall be recycled at a State licensed facility so that the City receives division credits. Contact Mr. Fred Baker, the City's recycling coordinator, at 619-777-7065 for more information. B. All on -site recycling or trash bins shall be enclosed by approved masonry walls or other architectural features. 8. The applicant shall retain a qualified archaeologist to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded, information shall be analyzed prior to the preparation of the plan. At a minimum, the plan shall: (1) identify the means for digging test pits; and (2) provide for further testing if the preliminary results show significant material are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. The archaeologist(s) shall complete the testing and data recovery as noted in the plan. The archaeologist shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and an), assistants)/representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation, or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analyses to be prepared and published and submitted to the Planning and Development Department. Failure to begin the plan or work activities within three Q months of the above approval date will be grounds to begin revocation proceedings of the Conditional Use Permit. CONAPRVL.118 Conditions of Approval Conditional Use Permit 93-009 March 22, 1994 9. Parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by the Planning and Development and Engineering Departments. The plan shall be submitted within two weeks. One handicap parking space shall be provided (e.g., 16-feet wide by 19-feet). 10. All display merchandise which is not stored within the temporary shade structure (greenhouse) shall be located a minimum distance of 100 feet from the front property line. 11. A sign program shall be reviewed and approved by the Planing Director for any on -site sign(s) within 30 days of this Conditional Use Permit approval. 12. The applicant shall be limited to 10,000 square feet of outdoor areas devoted to landscape merchandise. The temporary shade structure/greenhouse is included in this area calculation. 13. All dry goods or landscape flat displays shall not be stacked any higher than 42-inches if located outside the shade structure enclosure. 14. The temporary shade structure/greenhouse shall not be expanded or enlarged unless approved by the Director of the Planning and Development Department. 15. All required on -site parking spaces shall remain open for use by employees or patrons during regular business hours of operation. 16. A chain link fence shall be installed between the existing improvements and the graded, undeveloped area to the rear of the site. No improvements shall be made to this area (e.g., nursery storage, parking, etc.) unless approved by the Planning Commission. FIRE DEPARTMENT: 17. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. 18. A durable sign stating "This door to remain unlocked during business hours" shall be placed on or adjacent to the front exit doors. The sign shall be in letters not less than one inch high on a contrasting background. ENGINEERING DEPARTMENT: 19. The requirements of the City's Off -Street Parking Ordinance shall be met. CONAPRVL.118 3 Conditions of Approval Conditional Use Permit 93-009 March 22, 1994 20. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed to minimize light and glare impacts to surrounding property. All lighting to be installed shall be subject to review and approval by the Planning and Development Department. 21. Traffic flow along the existing "U" shaped drive shall be restricted to one-way in a westerly direction. The applicant shall post appropriate signs, as approved by the City Engineer, at the interior and exterior ends of each access point to Highway 111. 22. Landscaping along the Highway 111 perimeter shall be maintained to extend no further than 30-inches from the ground surface. 23. The applicant shall, through an appropriate legal instrument, make an irrevocable offer to dedicate to the City sufficient Highway 111 right-of-way to effect an 86-foot half width from the existing centerline of the street. 24. The applicant acknowledges that future improvements on Highway 111 will restrict access to this development to right-in/right-out access. CONAPRVL.118 4 BI #1 STAFF REPORT PLANNING COMMISSION MEETING DATE: MARCH 22, 1994 CASE NO.: SIGN APPLICATION 94-244 REQUEST: CANVAS ENTRY AWNING WITH LETTERING APPLICANT: PALMS TO PINES CANVAS LOCATION: 78-073 CALLE BARCELONA - MARIO'S GARDEN CAFE ENVIRONMENTAL CONSIDERATIONS: THIS APPLICATION IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15311 (A) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT WHICH EXEMPTS ACCESSORY STRUCTURES. BACKGROUND: On March 8, 1994, Palms to Pines Canvas made application for review and approval of a proposed canvas porticochere awning to be added to the front entry of Mario's La Quinta Garden Cafe (Attachment 1) . The awning requires Planning Commission approval prior to installation. The awning would be "Victoria Green" in color and made of Firesist brand canvas manufactured by Sunbrella/Glen Raven Mills, Inc. The applicant has submitted a brochure illustrating the fabric and color, as well as a colored elevation. The total height of the awning will be approximately 10 feet at its' highest point, and the width is 7 feet 3 inches. It will have five chrome finished posts for support that will be bolted into the concrete walkway with plates. The awning will not be connected to the building, but will abut up to it. At the end of the awning will be the wording "MARIO'S La Quinta Garden Cafe" in white painted lettering. The awning will extend from the edge of the roof overhang and bend around the walkway to the edge of the concrete for a distance of approximately 15 feet. The green awning will match existing window awnings at the restaurant. Existing signage consists of a freestanding monument sign located at the entrance of the property on Calle Barcelona. The proposed awning with signage is within that amount permitted by ordinance. Staff has reviewed this request and does not see any reason to deny the application. The awning will provide compatible architectural interest to an entry that is otherwise plain. It will also provide a sheltered approach to the restaurant that is serviced by valet parking. RECOMMENDATION: By Minute Motion 94-__ approve Sign Application 94-244 to install a canvas awning with signage at Mario's La Quinta Garden Cafe, subject to the attached Conditions of Approval. STAFFRPT.031 Attachments: 1. Exhibit A 2. Exhibit B 3. Draft Conditions of Approval STAFFRPT.031 CONDITIONS OF APPROVAL SIGN APPLICATION 94-244 - MARIO'S GENERAL CONDITIONS 1. This approval is for one canvas porticochere awning as depicted in Exhibits A and B, to be located at 78-073 Calle Barcelona - Mario's La Quinta Garden Cafe. 2. A building permit is required prior to any on -site construction. 3. No lighting is a part of this approval. CONAPRVL.046 Attaoment vwiv►iv, r��wry i HkIM !t. it •-6hWAOS - IpmOj $, -pets 4(2aw A", wtruns, � �►=nr��fi-' i�i►�iiw:`a�iiii�i�i:��.i��=i Aff f �' l �'�►.,� f ,,.4. s -cat .i.ii� Y.v. -1 �n� ,,......_ / / kit a i r 1''.`'I III• '� � a r� y �; % �I. �_ `� \ 1 \I% /� .,.��': r i i .1 1 r_ _ 4��. �� ►'s#fit+' ( __ i i �,_ �� 3 STAFF REPORT PLANNING COMMISSION MEETING DATE: MARCH 22, 1994 CASE NO.: SIGN APPLICATION 94-246 REQUEST: DEVIATION FROM SIGN PROGRAM FOR ONE ELEVEN LA QUINTA SHOPPING CENTER TO ALLOW CORPORATE SIGNAGE APPLICANT: BLOCKBUSTER VIDEO SIGN COMPANY: CHANDLER SIGNS LOCATION: ONE ELEVEN LA QUINTA CENTER ON THE NORTH SIDE OF HIGHWAY 111 BETWEEN WASHINGTON STREET AND ADAMS STREET EAST OF CARL'S JR. BACKGROUND: Blockbuster Video is proposing to lease in the Stonington Properties pad building (PP 93-498) which was approved by the Planning Commission on July 13, 1993. The 7,000 square foot building contains 100 foot of frontage along the north and south (Highway 111) sides of the building and 70 feet of frontage (along the west end of the building) along the east and west sides of the building. Blockbuster Video is proposing to lease 70 feet of frontage for a total of 4,900 square feet. The applicant will have frontage along the north side facing the parking lot, south side facing Highway 111, and west side facing the driveway across from Carl's Jr. Recently, at the request of the applicant, staff approved a minor elevation change to the exterior of the building. Along the north side of the building, the tower element was approved slightly east of the center of the building. Staff has allowed the tower element to be centered in the middle of the building front. Additionally, some glass has been added on the south and west elevation of the building with a small amount of glass area deleted from the east elevation near the tower. SIGN PROPOSAL: The applicant has requested signage on the north, south, and west elevations of the building. On the south elevation, the applicant is proposing 24-inch high plexi-glass face channel letters. The overall length of this sign will be 23'2" with a total size of approximately 46 square feet. The sign face will be a bright blue with matching returns. This sign will be mounted on the 3'6" tall stucco facia and be centered over the westerly trellis structure which faces the rear of the building. PCST.171 On the north elevation, the applicant is proposing their torn ticket logo sign mounted on the tower structure which is in the center of the building front. The sign is approximately 5-feet wide by 10-feet long and is placed at a slight angle. Additionally, can show an illuminated awning between the tower structure and the west end of the building is proposed. This awning is proposed to be a bright blue with a thin yellow stripe to match the colors used in their torn ticket sign. The awnings height would be the same as the facia which it is mounted to and extend out from the wall approximately two feet. The applicant indicates that this awning would be illuminated with three sets of horizontal fluorescent tubes on the inside of the entire awning. The overall length of this awning would be approximately 47-feet. Along the west elevation which fronts on the driveway leading to Highway 111, The applicants are proposing their torn ticket logo sign (5' X 10') placed on the tower structure which is in the center of the wall. This logo sign again would be angled slightly. On this elevation the awning, would continue around from the north side and be installed along the entire frontage except in the area of the tower structure. The overall length of this awning would be approximately 60- feet. ANALYSIS: As previously noted, national or regional tenants are allowed to utilize their standard sign if approved by the Planning Commission. Other users such as Carl's Jr., Red Robin, McDonald's have been permitted modifications to the sign program to allow corporate signage. With regards to the proposed signage, staff would offer the following comments: 1. The signage on the south elevation complies with the height and size of the sign program. The blue and yellow sign colors are an approved colors for use in the shopping center. 2. Staff has no major objection to the torn ticket logo sign provided there is a minimum 1-2 foot stucco border around all sides of the sign. The signs, especially on the west elevation do not seem to provide this. 3. With regards to the awning along the north elevation, staff feels that architecturally it does not provide a positive impact on the building. Because it is only on one side of the tower it throws the balance of the building off and the bright blue color is not compatible with the structure. 4. On the west elevation, the torn ticket sign over powers the size of the tower structure it is placed on. Additionally, staff feels that the awning along the entire frontage is not architecturally compatible with the building due to its color. RECOMMENDATION: Move to approve Sign Application 94-246 by Minute Motion 94- subject to the following conditions: PCST.171 2 That the torn ticket signs shall be provided with a minimum 1-foot stucco space around the entire sign. This can be achieved by reducing the size of the sign and/or turning the torn ticket horizontal. 2. That the blue awnings with yellow stripe on the west and north elevation shall be deleted. 3. Prior to issuance of a building permit for installation of the sign, the master developer shall review and approve said signs. Attachments: 1. Location map 2. Plot plan 3. Elevation plans 4. Proposed sign exhibits PCST.171 s LOCATION MAP cAniai i CASE NO. 0 s 4rifrsi ! :7'y��RM Z 3 Al fie e 7iii r iI I Ia 43 £ M r e i��, y s s a e I 0 c s T r le 0 z 0 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 75-495 Calle Tampico, La Quinta, California February 22, 1994 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:02 P.M. by Chairwoman Barrows and Commissioner Marrs led the flag salute. II. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Adolph, Ellson, Marrs, Abels, and Chairwoman Barrows. B. Staff Present: Planning Director Jerry Herman, City Attorney Dawn Honeywell, Principal Planner Stan Sawa, Associate Planner Leslie Mouriquand-Cherry, and Department Secretary Betty Sawyer. III. PUBLIC HEARINGS - A. Continued public hearing, on Plot Plan 93-495; a request of Simon Plaza, Mr. Phil Pead, for a modification to Condition #36 of the Conditions of Approval. 1. Planning Director Jerry Herman 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 opened the public hearing. Mr. Phil Pead, applicant, repeated his request for a continuance stating that his structural engineers requested more time to review the parking structure in light of the recent Northridge earthquake to see if any major modifications would be necessary. 3. Commissioner Adolph asked what type of modifications were being considered. Mr. Pead stated they would not know until the engineers completed their study, but he felt they would be structural only. PC2-22 1 Planning Commission Minutes February 22, 1994 4. There being no further public comment, Commissioners Ellson/Mans moved and seconded a motion to continue the public hearing on Plot Plan 93-495 to April 12, 1994. Unanimously approved. B. Tentative Tract 27840 Amendment #1; a request of TD Desert Development for approval of an amendment to a previously approved tentative tract map to add three single family lots and other miscellaneous lots on a 55 acre site. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on rile in the Planning and Development Department. Staff clarified Condition #12.G. to read, "Lot 60 of this tentative map shall be increased to a minimum frontage of 50 feet." 2. There being no questions of staff, Chairwoman Barrows opened the public hearing. Mr. Grady Sparks, applicant, stated he had no objections to staff's recommendations. 3. Commissioner Adolph asked the applicant if the homeowners' association maintenance people were completely divested from the golf course maintenance workers. He asked if there would be two different companies maintaining the landscaping. Commissioner Adolph stated his concern was relative to having restroom facilities available for the workers and if two companies would be doing the work then facilities would need to be provided for both. Mr. Sparks stated that comfort stations were planned for the golf course workers. Mr. Sparks stated that at present there were no plans as of yet for the homeowner association workers. Commissioner Adolph suggested that they might consider placing restroom facilities at the pool locations for the homeowner association workers. 4. There being no further public comment, Chairwoman Barrows closed the public hearing and opened the matter for Commission discussion. 5. There being no discussion, Commissioners Abels/Adolph moved to adopt Planning Commission Resolution 94-005 recommending approval of an amendment to Tentative Tract 27840, subject to the amended conditions. ROLL CALL: AYES: Commissioners Adolph, Ellson, Marrs, Abels, and Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAIN: None. PC2-22 Planning Commission Minutes February 22, 1994 C. Zoning Ordinance Amendment 93-035; a request of the City for proposed development standards for commercial communications towers and related structures to be added as Chapter 9.218 of the Zoning Code. 1. Associate Planner Leslie Mouriquand-Cherry 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 opened the public hearing. 3. Commissioner Adolph asked that staff eliminate any reference to a maximum height of a tower and allow the applicant to determine and justify the height needed and the Commission would evaluate it at that time., Further he suggested eliminating towers in the residential zones. Commercial zones should be required for the towers. Commissioners stated the setback requirement should be changed to be the same as the height of the tower. 4. Commissioner Marrs stated there should be an extra 25-feet added to the setback requirement as a safety zone in case the tower were to fall it would not endanger any other structure. The setback for a tower should be equal to the height of the tower plus a 25-foot safety margin. 5. Commissioner Abels asked if the requirements of the Federal Aviation Administration (FAA) needed to be included in the actual ordinance. Staff recommended that verbiage to the effect that the applicant must comply with the FAA requirements could be added and eliminate some of the context of the ordinance. 6. Commissioner Ellson asked that verbiage be added to not allow construction of towers in any view corridor established by the General Plan. Staff stated they would check into it. 7. Following discussion relative to statements made above, Commissioners Abels/Adolph moved to continue the public hearing on Zoning Ordinance Amendment 93-035 to April 12, 1994. Unanimously approved. IV. PUBLIC COIVIM]ENT: - None PC2-22 3 Planning Commission Minutes February 22, 1994 IV. BUSINESS SESSION A. Precise Plan 94-841; a request of Dennis and Gloria O'Malley for the establishment of a family day care home. 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. Staff asked that Condition #1 be modified to allow the operation hours to extend to 6:00 P.M. 2. Mr. ]Dennis O'Malley, applicant, addressed the Commission regarding the day care. He stated his reasons for the additional hours of operation. He further asked that the time allowed for outside play be made more flexible in light of the summer heat. 3. Ms. Mary Peterson, owner of the property to the rear of the applicant, stated her concerns to the Commission regarding the increased noise. Commissioner Adolph asked Ms. Peterson if she had any plans on replacing the wood fence at the rear of the property. Ms. Peterson stated she planned on putting a block wall up as her daughter would be living in the house after it was constructed. 4. Commissioner Ellson asked Ms. Peterson if she had any suggestions on how to mitigate the potential increase in noise. Ms. Peterson stated she did not live there so she was unsure as to what the noise will be. Ms. Peterson stated this could probably be controlled by the number of hours the children were allowed to play outside. 5. Commissioner Adolph asked Mr. O'Malley what the hours of outside play would be. Mr. O'Malley explained the daily schedule with the Commission. Mr. O'Malley stated his willingness to work with the neighbors to solve any noise problems that might arise. 6. Commission Adolph asked Mr. O'Malley if he anticipated having 12 children. Mr. O'Malley stated they did. 7. Commissioner Ellson stated her appreciation of those operating child care to get the proper licensing. Discussion followed regarding the hours of outside play. Following the discussion, Condition #2 was amended to stated that a total of four hours of outside play would be allowed after 9:00 A.M. PC2-22 Planning Commission Minutes February 22, 1994 8. There being no further discussion, Commissioners Abels/Adolph moved to adopt Minute Motion 94-006 approving Precise Plan 94-841, subject to the amended conditions. Unanimously approved. B. Plot Plan 92-494 - Time Extension #1; a request of The Lube Shop (Mr. Peter Sturgeon) for approval of a one year extension of time for a previously approved plot plan to allow construction and operation of an automotive lubrication shop and coin operated self car wash. 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 the staff or the applicant, Commissioners Adolph/Ellson moved to adopt Minute Motion 94-007 approving a one year time extension for Plot Plan 92-494, subject to the conditions. Unanimously approved. VI. CONSENT CALENDAR A. There being no corrections to the Minutes of February 8, 1994, it was moved and seconded by Commissioners Marrs/Ellson to adopt the minutes as submitted. Unanimously approved. VU. OTHER A. Planning Director Jerry Herman stated the Commissioners would receive their packets for the League of California Cities conference in the mail. B. Chairwoman Barrows stated she asked that energy efficient issues be placed on the agenda so the Commission could address having a standardization of energy requirements, such as 18-inch roof eaves. Staff stated that through the Zoning Ordinance update these issues would be addressed and the inconsistencies would be eliminated. C. Planning Director Jerry Herman stated this item was placed on the agenda to keep the Commission informed on Council issues. Commissioners stated the minutes of the meetings were indepth and this might not be necessary. PC2-22 Planning Commission Minutes February 22, 1994 VIH. ADT®URNMENT There being no further business, a motion was made and seconded by Commissioners Abels/Marrs to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission on March 22, 1994, at 7:00 P.M. at the La Quinta City Hall Council Chamber. This meeting of the La Quinta Planning Commission was adjourned at 7:52 P.M., February 22, 1994. PC2-22