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1989 07 25 PCA G E N D A PLANNING COMMISSION - CITY OF LA QUINTA PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California July 25, 1989 6:00 P.M. CALL TO ORDER - Flag Salute ROLL CALL **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution No. 89-0 HEARINGS 1. Item ............ PLOT PLAN NO. 89-417 Applicant ....... T S Enterprises Location ........ North side of Highway ill, approximately 1200 feet west of Washington Street Request ......... Approval of plot plan for a commercial complex consisting of a 10,250 square foot restaurant and 10,000 square foot office building in the C-P-S zone Action .......... Minute Action 2. Item ............ PARCEL MAP NO. 22596 (REVISED) Applicant ....... Shovlin/Fletcher Location ........ North side of Highway ill, approximately 700 feet west of Washington Street Request ......... Approval of a revision to a tentative parcel map to subdivide 6.2 acres into three parcels for commercial development in the C-P-S zone Action .......... Minute Action 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. BJ/AGENDA.725 -1- Persons wishing to address the Planning Commission under Public Comment and scheduled Agenda items should use the form provided. Please complete one form for each item you intend to address and submit the form to the Planning Director prior to the beginning of the meeting.. Your name will be called at the appropriate time. when addressing the Planning Commission, please state your name and address. The proceedings of the Planning Commission meeting are recorded on tape and comments of each person shall be limited. CONSENT CALENDAR None OTHER •- None ADJOURNMENT STUDY SESSION FOR JULY 25, 1989, HAS BEEN CANCELLED. BJ/AGENDA.725 -2- �- H 1 STAFF REPORT PLANNING COMMISSION MEETING DATE: JULY 25, 1989 APPLICANT: T S RESTAURANTS PROPOSAL PLOT PLAN NO. 89-417; APPROVAL OF A PLOT PLAN FOR A COMMERCIAL COMPLEX CONSISTING OF A 10,250 SQUARE FOOT RESTAURANT AND 10,000 SQUARE FOOT OFFICE BUILDING IN THE C-P-S ZONE. LOCATION: NORTH SIDE OF HIGHWAY 111, APPROXIMATELY 1,200 FEET WEST OF WASHINGTON STREET. GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL EXISTING ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL) ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT #89-129 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION. THE INITIAL STUDY INDICATED THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR IN THE FOLLOWING AREAS: EARTH, LIGHT AND GLARE, LAND USE, TRANSPORTATION, AND ARCHAEOLOGICAL REMAINS. MITIGATION MEASURES, PERTAINING TO THESE ITEMS HAVE BEEN MADE A PART OF THIS PROJECT AND WILL REDUCE THE IMPACTS TO AN INSIGNIFICANT LEVEL, AND THEREFORE, A NEGATIVE DECLARATION WILL BE PREPARED. BACKGROUND The site is the westerly most parcel proposed in Parcel Map #22596 (Revised), which is also on this agenda. That revised parcel map proposes to modify the approval from two parcels (one of which includes Point Happy) to three parcels (a separate parcel for Point Happy). PROPERTY DESCRIPTION The two acre site is unique in location in that immediately to the west and north is the Deep Canyon Stormwater Channel and Whitewater Fiver Stormwater Channel, respectively, and on the east is Point Happy, a rock outcropping that rises approximately 100 feet above the base of the site. The area between the stormwater channels and Point Happy is relatively flat. BJ/STAFFRPT.003 - 1 - PROJECT DESCRIPTION The proposed commercial complex consists of a two story restaurant and two story office building. The structures are constructed slightly into the base of the mountain side along the easterly property line. The restaurant is shown in the middle of the site with the office building at the rear. Parking is located between the buildings and west property line. A one-way drive at the first floor level is proposed beneath the second floor for valet parking. This (first floor) area is primarily open along the west side of the building. Access to the site is from a driveway to Highway 111 in approximately the middle of; the southern property line. A unique feature proposed as a part of the restaurant is a waterfall/pond constructed into the side of the mountain. This water feature is visible to the restaurant patrons at the second floor level (dining area) and at the first floor entry to the restaurant. The feature continues beneath the drive -through lanes emptying into a pond between the parking area and building. Architecture of the structure is Santa Fe/Southwest in nature utilizing beige stucco, tan wood trim, and a brownish concrete tile roof . Proposed preliminary landscaping indicates primarily a desert native low water use design following the architectural design of the buildings. According to the architect, the restaurant will be constructed first with the office building to follow when a major tenant is secured. A statistical breakdown of the project follows: Total Floor Area: Restaurant 10,250 sq. ft. (5,300 sq. ft. serving area) Office Building 10,000 sq. ft. Parking Space Analysis: Required Restaurant 5,300 sq. ft./ 45 sq. ft. = 118 cars Office 10,000 sq. ft./250 sq. ft. = 40 cars Required 158 Provided: Provided 126 (Shared parking is requested due to different operating hours -restaurant to open at 5:00 P.M. or later when the offices are normally closed.) BJ/STAFFRPT.003 - 2 - Landscaping: Required: 30 of interior parking area Provided: Exceeds 3% Building Heights: Restaurant: 33+ feet (measured per code requirements for sloping lots) 42+ feet (as viewed from west) ANALYSIS: Environmental (primary impacts and mitigation measures): 1. The proximity of the structures to the rock outcropping and the waterfalls/ponds proposed, create a landslide and erosion potential. Hold harmless agreements and protective walls should be utilized. 2. Coachella Valley Water District has indicated the Applicant will be required to provide concrete slope protection along the stormwater channels and provide facilities to prohibit access to the channels from the site. This should mitigate potential erosion of the stormwater channels. 3„ According to the Coachella Valley Archaeological Society, the property has an archaeological past which warrants further survey and research. This must be done prior to any grading or disruptions to the site. 4. The buildings have been architecturally designed and landscaped to maintain the integrity of the topography and blend with the desert environment. Prior to construction, exterior colors and materials (building and landscaping) must be reviewed by the City to insure that this is achieved. General: 5. As noted earlier, the site is a parcel being created from Parcel Map 22596. As such, the precise boundaries are not established. Staff prefers the waterfall on this parcel and not on the "Rock" parcel which is proposed to be dedicated to the City as part of Parcel Map 22596. 6. The project proposes shared parking for the restaurant and office building since their hours of operation do not overlap. Based on the parking provided and building sizes this .is acceptable. 7. The Applicant originally proposed all valet parking. They have agreed to provide some self parking to avoid self parking along Highway 111. BJ/STAFFRPT.003 - 3 8. Provisions for trash disposal for both buildings needs to be redesigned in order to assure adequate access. 9. The monument sign shown on the plans will need to be relocated out of the right-of-way of Highway 111. 10. Exterior lighting, including parking lot and mountain lighting will need to be shielded to insure a minimum amount of glare and overspill. 11. Staff's major concern with having the waterfall/ponds partially on the adjacent "Rock" parcel is liability due to landslides, maintenance, etc. Staff's preference would be to have the waterfall/ponds entirely on the restaurant site. However, if the City Attorney approves an alternative arrangement, that would be acceptable to Staff. 12. To facilitate access from the parking lot to the restaurant, a walkway through the lot and middle of the building is needed. 13. Some minor modification to the parking lot is necessary to comply with the City requirements. 14. Since the site is visible from the west properties (Indian Wells) and from Highway 111, a 4 foot high decorative wall and/or berm adjacent to the west property line should be installed. The Applicant has agreed to providing this. Adequate screening is shown along Highway 111 by existing topography and new berming. 15. Staff would like to see a minimum amount of disturbance to the rock adjacent to the restaurant. Therefore, any scarring of the: rock must be treated to restore them to their original appearance. lip. Signage will need to be approved by the Planning Commission. FINDINGS: 1. Plot Plan #89-417, as conditionally approved, is consistent with the adopted La Quinta General Plan, in that construction is being limited to the area below a 20o slope and Point Happy is being preserved. 2. Plot Plan #89-•417, as conditionally approved, is consistent with applicable La Quinta Zoning Ordinance requirements and State law. 3. Based on the plans submitted, the subject site is physically suitable for the proposed development, due to topography, zoning and proximity to other commercial development. BJ/STAFFRPT.003 - 4 - 4. The overall development of the land as conditionally approved, is designed for the protection of the public health, safety, and general welfare. 5. Plot Plan #89-417, as conditionally approved, is in substantial conformance with the "base plan" policies for the Highway 111 Specific Plan. 6. Environmental Assessment #89-129 has been prepared and reviewed for this project in accordance with the California Environmental Quality Act, and it has been been determined that the project will not result in any significant adverse impact on the environment, and therefore, a Negative Declaration shall be filed upon approval of this project. RECOMMENDATION: Based upon the findings and analysis, it is recommended that Plot Plan #89-417 be approved by minute motion, subject to the attached conditions and that the Commission confirm the environmental determination. Attachments: 1. Location Map 2. History of T S Restaurants received July 11, 1989 3. Plans of proposed development 4. Comments from applicable agencies and utilities 5. Initial study 6. Conditions of Approval for PP #89-417 BJ/STAFFRPT.003 - 5 - 77- C. V. W. '42. J,roRAI C/14AIMeZ 4I pp7q ,q 1-7 ............... " k 1 �C4 w cINI r Y AfA P Alrd. c'k'%w' PP 89---417 TS RESTAURANTS a�; m ORTH SCALE: NOT TO SCALE 0 0 TS RESTAURANTS Rob Thibaut and Sandy Saxten 13EFORE THE START OF TS RESTAURANTS Sandy Saxten started working for Chuck's Steak House of Hawaii as a waiter in 1966. After graduation from Stanford University in 1967, he opened his first restaurant called the Loft, in San Jose, California. Rob Thibaut, after graduating from the University of California at Santa Barbara, joined Sandy at the Loft as a Manager. In 1971, they opened the Symposium Restaurant in Lafayette, California as partners. In late 1971, Sandy and Rob merged their restaurant interests into Borel Restaurant Corp., which expanded to a 16 unit nationwide restaurant chain, operating under the name of Rusty Scupper in major metropolitan areas such as Boston, Philadelphia, Pittsburgh, Chicago, and San Francisco. During that period, Sandy and Rob ,qorked in Every phase of the restaurant business. In 1976 the Borel Restaurant Corporation was sold to Nestles of Switzerland, and Sandy and Rob left Borel to form their own privately held restaurant company, TS Restaurants. TS RESTAURANTS - 1977 to Present Sandy's and Rob's new goal was to develop, build, and personally operate a limited number of high quality restaurants in California and Hawaii. By growing at a slow pace, TS felt it could run superior restaurants: o by waiting for the best, unique real estate sites. o by both Rob and Sandy personally working on the architecture and restaurant concept of each new restaurant, and o by personally training each new General Manager. TS chose Lahaina, Maui, as their first area, where they were able to obtain the last waterfront parcel. They opened KIMO's Restaurant in the Spring of 1977. In the twelve years since its opening, k:IMO's has become nationally renowned. TIME Magazine tauted it as one of the five best restaurants on Maui. Equally glowing articles have appeared in GOURMET Magazine and newspapers from San Francisco to Boston. In a short period KIMO's has become an "institution" in Lahaina. 0 • In the summer of 1978, TS opened JAKE's LAKE TAHOE which was build overlooking the largest marina on the northwest shore of Lake Tahoe. JAKE's is the center of Tahoe's summer activities, and is ten minutes away from winter skiing at Squaw Valley and Alpine Meadows. JAKE's specializes in fresh seafood and features a seafood bar with a view of the lake. JAKE's is one of the most popular. spots in the area for locals and tourists alike. THE KAPALUA GRILL & BAR was opened by TS in March of 1979. Located at the exclusive Kapalua Resort, the restaurant has a sweeping view of the Maui Mountains and Kapalua Bay. This restaurant concept combines the informality of a New York or San Francisco "Grill" with. the sophisticated cooking of the California cuisine style. The restaurant has somewhat of a "country club" atmosphere, enhanced by the fact that it overlooks the 18th green and the Tennis Garden at Kapalua. JAKE's DEL MAR is right on the beach in Del Mar, California, a town famous for -its summer horse racing season. Since its opening in J+3nuary of '1981, the restaurant has been acclaimed as one of the t1op restaurants in North County San Diego by the San Diego Tribune and SAN DIEGO Magazine. Similar to the Grill & Bar, JAKE's offers a rather sophisticated menu in an informal dining atmosphere. In 1983 TS opened LEI LANI' s ON THE BEACH. The beautifully designed building with open air decks sits on the main beach at the center of the famous Kaanapali Resort on Maui, Hawaii. The upstairs dining area has distinctive specialties ranging from charbroiled local fresh fish to Kiawe wood smoked ribs, to Shrimp Polynesian style. The downstairs seafood bar and cocktail lanai are only a few feet from the sand. Opened also in 1983, CHARLIE's GRILL is located north of San Diego on the beach at Cardiff's Restaurant Row. In a 1930's architectural style building, the restaurant captures the spirit of a classy waterfront diner with a lively bar and excellent menu featuring fresh fish and ribs. In October '1984, TS opened CHICO's CANTINA at the Kaanapali Resort on Maui, Hawaii. The tropical Mexican restaurant offers a wide variety of authentic Mexican dishes in a casual atmosphere, sort of "Puerto Vallarta revisited". The bar itself is covered by a large palm frond palapa (umbrella) and seems to be set in a tropical Mexican village, complete with taco stand, '55 Chevy, and woody station wagon. In January of 1986, TS opened KEOKI's PARADISE in Poipu Beach, Kauai. This seafood restaurant has already been tauted as one of the most unique and tropical settings on the island. You enter over a bridge with waterfalls on both sides, crashing into a pond below. This pond forms a stream which flows through the building, surrounded by lush Hawaiian vegetation. 0 • In June 1987, TS remodeled and re -opened SUNNYSIDE RESTAURANT AND LODGE on the West Shore of Lake Tahoe. This mini -resort includes 23 rooms, a marina and a stunning view of Lake Tahoe from almost every seat in the restaurant. The new restaurant backed by forty years of dining tradition makes this location one of the classic spots in California. In May of 1989, TS opened DUKE's CANOE CLUB in Chris Hemmenter's Kauai Westin Resort. DUKE's is a named after the world famous and much loved Duke Kahanamoku. The dining room is filled with pictures of Duke plus his original wood surfboards and canoe. The dining room overlooks a 100 foot waterfall flowing through the open air building and Nawiliui Bay. FUTURE OF TS RESTAURANTS All ten TS Restaurants have shown steady increases in both sales and profit since their opening. TS Restaurants continues to look for unique locations in California and Hawaii which will meet the company standards of high quality restaurants and hopes to continue to expand at a moderate pace when such locations become available. 0 RESTAURANT VOLUMES In the 1988 calendar year TS Restaurant's gross volumes will be: Kirno's of Lahaina (165 seats) Kapalua Grill & Bar, Maui (145 seats) Jake's Del Mar (155 seats) Leilani's, Kaanapali Beach (180 seats) Charlie's, Cardiff -by -the -Sea (135 seats) Jake's, Tahoe (110 seats) Ch-ico's Cantina, Maui (140 seats) Keoki's Paradise, Kauai (130 seats) Sunnyside Resort, Tahoe (190 seats) 4.5 million 3.6 million 3.2 million 3.5 million 2.1 million 1.8 million 2.2 million 2.6 million 3.2 million 41 • fit y.-> INNr:s I E ■ a i� i . _ _-- a ■ I L RIVERSIDE COUNTY FIRE DEPARTMENT _RI t s H S/DE .... Planning & Engineering Office 46-209 Oasis Street, Suite 405 Indio, CA 92201 (61.9) 342-8886 To: City of La Quinta Planning Division Re: Plot Plan No,. 89-417 IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION GLEN NEWMAN FIRE CHIEF June 30, 1989 Planning & Engineering Office 4080 t inon Street, Suite i I Riveiside, CA 92501 (714) 787-6606 D JUL - 5 '19S9 CITY OF L.A QUiNTA PLANNING & DEVELOPMENT DEPT With respect to the condition of approval regarding the above referenced Plot Plan, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or recognized fire protection standards: 1. Provide or show there exists a water system capable.of delivering 3000 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. 2. A combination of on -site and off -site super fire hydrants (6" x 4" x 2}" x 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. 3. 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. 4. Install a Hood Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 5. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC in rating. Contact certified extinguisher company for proper placement of equipment. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 342-8886. Sincerely, RAY REGIS Chief Fire Department Planner By ��'tvh-.� cKJ • �dGv. Dennis D. Dawson Deputy Fire Marshal MEMORANDUM TO: Planning, Stan Sawa FROM: Engineering, Jerry Coffey DATE: July 6, 1989 SUBJECT: P.P. 89-417 (Restaurant Hwy. 111) The following are general comments as requested regarding the subject: (1) State Highway 111 is subject to Caltrans requirements and permit procedures: ( a ) dedication of rights of way (b) slope easement(s) (c) street construction and geometrics (d) access to and from Highway (e) status of roadway on south side of Highway at the channel (wash) (2) Preservatin of Happy Point (Rock -Public Dedication). (3) City must be held harmless from any adverse events originating with the waterfall arrangement (or other permitted use) on or adjacent to what is planned to be City property and from any adverse event occurring due to landslides from that area. qSTR ESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • CO'ACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398.2651 DIRECTORS OFFICERS TELLISCOCEKAS. PRESIDENT THOMASE LEVY, GENERAL MANAGER CHIEF ENGINEER RPYMOND R RUMMONDS. VICE PRESIDENT BERNARDINE SUTTON SECRETARY JCHNP ROWELL KEITH H.AINSWORTH, ASSISTANT GENERAL MANAGER DOROTHY M NICHOLS REDWINE AND SHERRILL, ATTORNEYS TI-EODORE J. FISH July 3, 1989 Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File: C163.I J UL 11 1989 CITY OF LA QUINTA PLANNING & DEVELOPMENT DEPT. Subject: Plot Plan 89-417, Portion of Southwest Quarter, Section 19, Township 5 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by the Whitewater River and Deep Canyon Stormwater Channels and may be considered safe from stormwater flows except in rare instan'.ces. There may be erosion of the banks of the Whitewater River and Deep Canyon Stormwater Channels during periods of unusual rainfall and discharge. The developer shall construct concrete slope protection on the banks of the stormwater channels to prevent erosion. Plans for concrete slope protection shall be submitted to the Coachella Valley Water District for review. A portion of this area is adjacent to the right-of-way of the Whitewater River and Deep Canyon Stormwater Channels. We request that the developer be required tc install suitable facilities to prohibit access to this right-of-way. The developer shall obtain an encroachment permit from the Coachella Valley Water District prior to any construction within the right-of-way of the Whitewater River and Deep Canyon Stormwater Channels. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. Thee district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. TRUE CONSERVATION USE WATER WISELY Planning Commission -2- July 3, 1989 Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Vallee Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy /.001 General Manager -Chief Engineer RF:ra cc: Don Park Riverside County Department of Public: Health 46-209 Oasis Street Indio, California 92201 COACHELLA VALLEY WATER DISTRICT COMMITTEE 11EQUEST F OR COMMENT ^d'M1a[•:�••— t's-�^.�_.e.rx. a -ens 9saft`•:.t�*_�.wm'Ae=_ s .amcn .3-.•,iF'.2o.�eeea.=ex�,aS,�?tes�e./ PLANNING DIVISION _ City Fanager Z ?ublic Works/Engineering �+ Fire Marshall CcMunity Safet]y� Department &,ia user of Cernsrlerce �L.._ CViiD Imperial Irrigation `_... Southern California Gas DSUSD _ CVUSD Property t�.rner's 14ssoci ation V _ Coachella Valley DATE: E W LA WkIA W 05 calls tAkft P.O. Tas 1504 to ON WA, CA PHONE: (E19) 564-2246 V Papa Desert Disposal ._ Ceneral Telephone Palzer Cable Vision _N;— Sunlins Transit Caltrans (District 11) Agricultural Commission µ,�L City of Indian Wells City of Indio Riverside County: _ Planning Department Environmental Health _ Sheriff's Department s Road Department .Archaeological Society SUBJECT: ComTrerlts, Findings and Conditions concerning subject project. TA QUINITA CASE NO(S). _ P $q --- PROJECT DESCRIP7IONia PROJECT LOClI'TI Cfi : (�r.1. ► _ If The City of La Qui�vi a Dev l'o '�"io e' environmental study pursuant torthe eCalifornia tTnviron ntaltQualityan i?ui�ta�l (CEQA) for the a_T�ove rafaa-enced project(+). Attached is the infoz-MatioA submitted by the proj&zt praopc,nent. Your ccients are requested with reppect to: 1. Physical impacts the project presents on public resources, facilities, and/or services, a. Reci:=r*nded condfitionss a.) that you or your agency believe would mitigate any potential adverse effects, b.) or should apply to the project design, c.) or improvements to satisfy other regulations and concerns which your agency is responsible, and 1. If you find that the identified impacts will have significant adverse effects on the enviro:.nent which cannot be avoided through conditions, Please recommend the scope and focus of additional study(ies) which may be helpful. B Please send your response by �y You are invited to attend the DEtiT.f3?FSFNT R. I841 Ct#7lYT`TEE meetng�attAe La Quinta City hall scheduled for: Date: ta2L� Contact Person: a�yl CsatoA � Prl»cl 1i RN law 131� ISM M INK M991 pa 24 :� Wa 70 M Iwo !AM WN Wo 6= Wa WN Z= =a .XG t#1 RM to U9 no 7W no %a IVII u8,1 '� �Y t♦ Coiranents made byTr�./hv� ____� _._�_,_ ._ Date___._.__ Tit Phone Agency/Division _ k5s��',�/ ��"2 / iP� vx6 �.-u� Gn®em s %t r r�'.rr' -�e1,c -r2 8/4 PIA �✓ I^[i 1��^ �n , i. , Y lJ-' /1! y� j /� 1 + I,� 1 f + I / L MEMBER AGENCIES Cathedral City Coachella Desert Not Springs Indio La Quinta Pala Desert Palm Springs Rancho Mirage Riverside County Mr. Stan Sawa Principal Planner CITY OF LA QUINTA P.O. Box 1504 La Quinta, CA 92253 RE: PP 89-417 Dear Mr. Sawa: June 27, 1989 c;ID JUL 5 f9F9 CITY OF LA QUINTA PLANNING & DEVELiUMENT DEPT. Thank you for the opportunity to review the plans for TS Restaurant. As you may ]snow, SunLine operates Line 19 on thirty -minute headways along Highway 111 in the vicinity of this project. Beginning in the fall, SunLine will operate Line 19 on 15 -minute frequencies during peak hours. We request that a bus turnout and a passenger shelter be included in the project to be located on Highway ill near the driveway entrance. The shelter could be designed by our standards or the developer may contact Sunrise Media to arrange placement of a shelter. The maintenance of the shelter is the responsibility of the property owner. SunLine has suggested standards for bus turnouts and passenger waiting shelters. We will be most happy to work with the City and with the developer to create a mutually acceptable design. Yours very truly, SUNLINE TRANSIT AGENCY Debra Astin Senior Planner DA/kh 32-505 Harry Oliver Trail • Thousand Palms, California 92276 • (619) 343-3456 y : J :. n J, . ,i 3A: rP q'�-'l' 7 h,n S',l':ir'C',: 1)rO'3p„+)� Si S_:'1:k iq :'r e Of 'd'1=i: •,,.iS ;�''•'.�''ir�ill`v .•�nJr.iP(i 'i� � d"'_'t7 l'ir ?� =i� C;11.�POZQi�:'�l S1�:A. •i�:'I-15^• �] S nA^pr•,7�.+,i_O7 11;ac '1'�^:°1 ^.1'a21�?j .O raflan+ pre i S 7'� 1 '7 _ S QrO^ - prp � 9 ("-- I)'Jr-,1-on 1,)-7 not ppt :i .O Pa' -_Tali 'I' Q i f'i.-1-it-inrl ript­r'i_✓1•i:i_C!1 Of -1r,,Of c'aI'L r1^ l �'a(',��Trr;llyl'� Y•�c.� arnYl/ �P^0Y`"iS 5'�`1'"':Y: . Zr ^O,_ 7 „-r,•*"r? .. P'1—F 1'� : S'.1'^`TP`T 11y gU`ilifi?C� parson "•.':�`r'�a� n�a VA ;l1oV >^�.�17 }oS ia.�.� L 3i. T'iI f j_ ,Sint if toi_3 ic. D,ir% ^f `.'Yc'i 'i11Pxpd IrOT'= COUrIty, County Pl'�n�i:1?ySj1011r1. :1=a'TP ^!o2,_PS+7Of tinv repo-ts t'PI]nr.1tpcl '1�r O'1of ;lr:arly _-P1p'_'•'1S Ori 1G Sa_ ;P *aq *of'PiH ^l"�;f tom) =rin: Happy '11�tm 7 'O11'jS 4i'P...`i C;P'.Aiory `-'i,:t of Point 'PP"..• ,1 r�o Cn1Y S.�`♦ how �.a r1 �t {•A^:' ;�'iSi• t ,T`°t` .on --01 , G'1l',cnr CVA3 07/ 1©/39 16.06 11 619 346 0407 CTY I ND I AN WELLS 44-OW hLWRADO DRIVE MIAN WELLS. CALIFORNIA W10 July lot 1999 Stan Sawa City Of La Qui.nt& 7 9 -105 Call* Estada 11. ®, Box 1504 T1a Quinta, CA 92253 FIE: PP 89-417 r)aa;r Mr. Sawa; (00 *�M PMe City of Indian Wells appreciates the opportunity to review the above referenced case. Due to the location of the property directly adjacent to Indian Wells' eastern limits, inhere is concern aver the development of this property. A Highway 111 specific Plan for Indian hells, in being pre- pared at this time. This document will provide specific development standards and design quidelines for all development along the Highway ill Corridor. As the location of this site is west of the rock formation, which forms a natural transition betwaan the Cities of La Quinta and Indian Wells, the City would eiinourage incorporation of the standards set forth in the Indian Wells highway 111 Specific Plan. The land west of the project site in the City of Indian Wells is designated Medium Density Residential, with a maximum height restriction of 25 feet. The height of the two story office building and the height of the restaurant pad need to be considered als to their impact on this future residential development. Addi- tionally, noise, light and glare, trash facilities and pickup alssociated with the project, have the potential to impact this adjacent future residential development and need to be considered. Thank you for your consideration of these issues. We would appreciate being kept apprised of future plans and reviews on this project. Very truly yours, RECEIVED J U L � 0 198tf CITY OF LA QUiNTA 11LS.-dMn PLANNING & DEVELOPMENT DEPT. BRENDA L. SCARCELLA ASSOCIATE PrJiNNER //+S -1 UQ`rr ,. • CITY OF IA QUINTA ►s f ENVIRONMENTAL CHECKLIST FORM I. BACKGROgD - L 1. Name of Proponent: 2. Address and Phone Number of Proponent: Owl 3. Date of Checklist: 4. Agency Requiring Checklist: 5. Name of Proposal, if applicable: II. ENVIRO.NWNTA.L IMPACTS (Explanation of all "Yes" and "Maybe" answers Is required on attached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? b. Disruptions, displacements, compaction or overcovering of the soil? �f c. Change in topography or ground surface relief features? d. The destruction, covering or modification of any unique geologic or physical features? _ e. Any increases in wind or water erosion of soils, either on or off the site? �y f. Changes in deposition or erosion of beach, sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- slides, ground failure, or similar hazards?- 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? _ y b. The creation of objectionable odors? v c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? .4 3. Water. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? b. Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff? c. Alterations to the course of flow of flood waters? d. Change in the amount of surface water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, dissolved oxygen or turbidity? _ — f. Alteration of the direction or rate of flow of ground waters? — — g. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an aquifer by cuts or excavations? — (3) Yes Maybe No c. Substantial impact upon existing transportation systems? d., Alterations to present patterns of circulation or movement of people and/or goods? e. Alterations to waterborne, rail or air traffic? f. Increase in traffic hazards to motor vehicles, � bicyclists or pedestrians? 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered govern- mental services in any of the following areas: a. Fire protection? V b. Police protection? — c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities, including roads? f. Other governmental services? 15. Energy.. Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development \ of new sources of energy? V 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? �y b. Comm--mications systems? c. Water? \ d. Sewer or septic tanks? _ v VV e. Storm water drainage? f. Solid waste and disposal? 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? b. Exposure of people to potential health hazards? _ 18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? IV 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recrea- tional opportunities? 20. Archeological/Historical. Will the proposal result in an alteration or a significant archeological or historical site, structure, object or building? IV. 21. Mandatory Finding of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (5) CITY OF LA QUINTA INITIAL STUDY PLOT PLAN #89-417 Responses to "Yes" and "Maybe" answers - mitigation measures II. Environmental Impacts 1. Earth a.& Due to construction at base of rock d. outcropping, unstable earth conditions and modification of physical features may result. b. Since the site is vacant at present time, it can be expected that the project will cover over a majority of the soil on the site. C. Grading of the site will modify natural grade of site. g. Due to rock outcroppings proximity to structures there is potential of damage or injury from landslides or earthquakes. Mitigation measures - compliance with City requirements, including but not limited to, grading, paving, landscaping will provide acceptable protection. 3. Water b. Construction and paving will increase run-off from site Mitigation measures - drainage of site will be directed to stormwater channels which abut site to west and north. i. Stormwater channels exist to west and north of site and could erode or overflow in rare instances. Mitigation measures - CVWD will require concreting of channel walls to eliminate potential for slope erosion. 7. Light and Glare There will be exterior lighting of parking lot, building and rock outcropping. Mitigation measures - lighting shall be required to be shielded to mitigate glare and overspill to adjacent properties and Highway 111. BVINST.001 - 1 - 8. Land Use Since site is vacant, implementation of project will change use of land. Mitigation measures - none are required since land is designated for commercial use by General Plan and Zoning classification. 13. Transportation/Circulation ia. Project will undoubtedly create new traffic d.& at and near site. This will create potential f. for new vehicular movement and increased traffic hazards. Mitigation measures - Highway 111 is a State highway and as such is controlled by Cal Trans. Their requirements for improvement and access will mitigate significant impacts created by the project. b. The project will create need for new parking facilities. Mitigation measures - the project is proposing adequate new parking facilities for the commercial complex. 14. Public Services a. & There will be an incremental increase in need b. for fire and police protection due to project. Mitigation measures - due to incremental increase expected, no mitigation measures are necessary since current staffing level should be adequate to maintain acceptable level of service. 18. Aesthetics Point Happy, the outcropping on the east side of the site is noted as a desirable natural feature by the General Plan, and is prominent as the west entrance to the City. Mitigation measures - construction of this project is limited to the base of Point Happy. Staff will carefully review plans to insure that impact on Point Happy is minimal. EIJ/INST.001 - 2 - 20. Archaeological/Historical Site has been identified by Coachella Valley ;krchaeological Society as having an archaeological past. Mitigation measures - survey and research of archaeological past with necessary mitigation is required prior -to any disruption or grading of site. BVINST.001 - 3 - CONDITIONS OF APPROVAL -PROPOSED PLOT PLAN NO. 89-417 JULY 25, 1989 PLANNING AND DEVELOPMENT DEPARTMENT 1. The development of the site shall generally be in conformance with the Exhibits "A" through "F" contained in the file for Plot Plan #89-417, unless otherwise amended by the following conditions. 2. The approved Plot Plan shall be used within one (1) year of the approval date; otherwise, it shall become nul:� 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 to completion. 3. Outside lighting shall be shielded and directed so as not to shine directly upon surrounding adjoining property or public rights -of -way. Lighting plans including light pole heights shall be reviewed and approved by the Planning Director. 4„ Waterfall/ponds shown on adjacent "Rock" parcel (proposed by Parcel Map #22596) shall be part of subject parcel unless City Attorney approves alternate arrangement. 5„ Parcel Map #22596 shall be recorded prior to issuance of any permits for this development. 6, A "hold harmless" agreement in favor of the City shall be recorded to release City and/or property owner of easterly parcel from liability caused by damages and/or injuries, etc., from landslides, falling rock, etc. Agreement shall be approved by City Attorney prior to issuance of any permits for this development. 7. Building heights shall be clarified prior to issuance of building permit to verify compliance with applicable zoning requirements. 8. Minimum 1/4 of parking spaces shall be provided during hours restaurant is open as self -parking areas. 9. Trash area for restaurant shall be relocated to provide acceptable access for trash company; separate trash area for office building shall be provided. 10. Monument sign shall be relocated so that it is not in street right-of-way. BJ/CONAPRVL.004 - 1 - 11. Along west property line a 4-foot high decorative masonry wall/berm shall be provided. 12. Any scarring of hillside caused by this development shall be treated chemically to match existing rocks. 13. No alterations or construction on hillside other than that allowed by this approval, shall occur without prior approval of Planning Director. 14. 11-foot wide spaces for end spaces with restricted back-up area and handicap spaces per City code requirements shall be provided. 15. A sign program for all signs shall be approved by the Planning Commission prior to construction of sign(s). 16. Exterior colors visible to Highway 111 shall "blend" with natural color of Point Happy. 17. Prior to issuance of any grading or building permits, developer shall cause City of La Quinta to retain a qualified archaeologist at developers expense, to review prior Archaeological Study RIV-150. If subject site is not completely covered by previous study, on -foot survey of site shall be done and mitigation and monitoring plan for artifact location and recovery shall be prepared. 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: a. Identify the means for digging test pits; b. Allow sharing the information with the CVAS; and C. 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 qualified archaeological monitor(s), cultural resources management firm employees, and any assist:ant(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 to the Planning and Development Department. BJ/CONAPRVL.004 - 2 - 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 recover, 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. 18. A pedestrian walkway shall be provided from parking lot through ground floor of building to entry of restaurant. 19. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o Cal Trans o City of La Quinta Public Works Department o Sunline Transit o Planning and Development Department, Planning and Building Divisions o Coachella Valley Water District o Desert Sands Unified School District 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. 20. 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. BV CONAPRVL.004 - 3 - MEMORANDUM CITY OF LA QUINTA TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: THE PLANNING AND DEVELOPMENT DEPARTMENT DATE: JULY 25, 1989 SUBJECT: ADDENDUM TO CONDITIONS OF APPROVAL FOR PP 89-417 Following are additional conditions which should be added should you approve Plot Plan 89-417: 1. Applicant shall improve or bond for his share of street improvements 41ong street frontage of site as required by pending Highway 111 Specific Plan. These improvements may include, but are not limited to: a. Landscaped median island. b. Curb, gutter, and sidewalk. 2. Applicant shall participate in installation of Riverside County bike path along Whitewater Storm Channel, as required by City of La Quinta, if deemed necessary. MR/MEMOPC.027 -1- H2 STAFF REPORT PLANNING COMMISSION MEETING DATE: JULY 25, 1989 APPLICANT: SHOVLIN/FLETCHER OWNER: SHOVLIN/FLETCHER PROJECT: REVISED PARCEL MAP #22596; REQUEST TO SUBDIVIDE 6.2 ACRES INTO THREE PARCELS FOR COMMERCIAL DEVELOPMENT. THIS PROPOSAL IS A REVISION TO PREVIOUSLY APPROVED PARCEL MAP #22596 (SEE ATTACHMENT W . LOCATION: NORTH SIDE OF HIGHWAY 111; +700 FEET WEST OF WASHINGTON STREET (SEE ATTACHMENT #2). GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL EXISTING ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL) ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT #89-129 WAS PREPARED IN CONJUNCTION WITH PLOT PLAN #89-417, ALSO BEING CONSIDERED AT THIS MEETING. ENVIRONMENTAL ASSESSMENT #87-083 WAS PREPARED FOR THE CURRENTLY APPROVED PARCEL MAP. ENVIRONMENTAL ASSESSMENT #89-129 CONSIDERS THE DEVELOPMENT OF THE WESTERLY MOST PARCEL, AS PROPOSED (REFER TO STAFF REPORT FOR PLOT PLAN #89-417). BACKGROUND: In October, 1981, Parcel Map #15473 was approved by Riverside County on the subject property. This split the property into two parcels to accommodate commercial structures on the flat, developable portions of the parcels. A first Extension of Time was approved, extending the expiration date to October 29, 1984. In February, 1984, the map was revised to create a separate parcel for Point Happy. This revised map was routed for comment, but never went to hearing; it is indicated in the file that an agreement could not be reached regarding retention cf Point Happy as Open Space. - 1 - BJ/STAFFRPT.001 PROJECT DESCRIPTION: On March 22, 1988, the Planning Commission approved Parcel Map #22596, subject to conditions, which limited the subdivision to a two -lot parcel split in -lieu of the Applicant's request of 3 parcels, one of which would incorporate Point Happy. This application proposes the same original 3 parcel concept; the Applicant has expressed his intent to convey the rock parcel to the City at a future date. The boundaries of the Parcel Map are identical to those of the original proposal. ANALYSIS: 1. The proposed revision to Parcel Map #22596 is identical to the original proposal, except that the rock parcel is now shown on the map as an "Open Space -non -buildable parcel.". The final map shall be required to give constructive notice as to this limitation. 2. This land division is consistent with the requirements of the La Quinta General Plan, the C-P-S Zone District, draft policies of the Highway 111 Specific Plan and the La Qui.nta Redevelopment Area #2 Plan/EIR. 3. Tentative approval of the Parcel Map boundary for Lots 2 and 3 as configured will affect the proposed Plot Plan, as a waterfall is located on Parcel 2 (refer to PP #89-43.7 report). At the present time, the Applicant is uncertain as to the ultimate waterfall configuration and location. There are two options here: a. The parcel boundary can be adjusted prior to final map approval/recordation; or, b. If the final map is recorded prior to establishing the location and configuration needs for the water fall, a lot line adjustment can be processed at such time as that is determined. 4. The Applicant will be required by Cal Trans to dedicate, if necessary, any right-of-way for Highway 111. The Parcel Map shows, at this time, adequate width for full improvement of the Highway. Additional conditions will be imposed upon Plot Plan #89-417 for installation and improvement requirements. 5. A "Hold -Harmless" agreement from liability, in favor of the City, shall be necessary to release the City of any responsibility for impacts to the adjacent commercial lots (i.e., landslide, falling rock, etc.). This would be recorded with the Parcel Map after approval of the agreement format by the City. 2 - EiJ/STAFFRPT.001 PROCEDURE: The Planning Director has deferred his review authority for this Parcel Map to the Planning Commission to be considered in conjunction with the commercial Plot Plan application. The Planning Commission may approve, conditionally approve, or deny the proposed Parcel Map separate from any action taken on Plot Plan #89-417. No report to, or action by, City Council is required, and the Planning Commission action is final unless the decision is appealed. FINDINGS: 1. That Revised Tentative Parcel Map #22596, as conditionally approved, is consistent with the goals, policies and intent of the La Quinta General Plan, the standards of the Municipal Land Division Ordinance and the La. Quinta Redevelopment Area #2 Plan and EIR. 2. That the subject site, as conditioned, is physically suitable for the proposed land division in that adequate rights -of -way, easements, and provisions for improvements have been provided for. 3. That the revised design of Revised Tentative Parcel Map #225961 will not cause substantial environmental damage or injury to fish or wildlife or their habitat. 4. That the revised design of the subdivision, as conditionally approved, will not cause serious public health problems. RECOMMENDATION: By minute motion approval of Tentative Parcel Map #22596, (Revised) subject to conditions. Attachments:. 1. Original approved Parcel Map #22596 2. Location Map 3. Revised Parcel Map #22596 4. Conditions of Approval 3 - BJ/STAFFRPT.001 N \ I � ^ LI� � ,1 • d Ili VLl V • 1 � rI ' A �O a ,II ll, fl�,l w, ,n>a •r•ne9e. W i V W i QI - - • Fes- I O 1 MILES WILn ma AVENUE 4 5 04 PIA ablEl Ys���\,l.��Ct�y, :�`-� b ::�'� a•�ae watt � � HIGH WAY of — t = i MS a AVENUE a 7Flar� L..o OC A-r' 1 O 1,-4 M A P ,CASE MAP HIM NORTH (uASE No. -�--�/i 2Z-T9 4o SCALE: NrS CONDITIONS OF APPROVAL -- PROPOSED TENTATIVE PARCEL MAP NO. 22596 JULY 25, 1989 *Mitigation as identified in Environmental Assessment #89-129 GENERAL 1. Revised Tentative Parcel Map No. 22596 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2„ This 'Tentative Parcel Map approval shall expire two years after the original date of approval by the La Quinta Planning Commission, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. SITE PLAN 3. The Final Map may delineate a revised parcel boundary for Parcel.'s 2 and 3 in the event that adjustment of that boundary should be necessary to accommodate amenities of Plot Plan #89-417. In all other respects, revised Tentative Parcel Map #22596 shall be in substantial conformance with approved Exhibit "A", except where said Exhibit is modified by these conditions. STREETS, DRAINAGE, AND GRADING 4. * The Applicant shall dedicate any necessary right-of-way for widening of Highway 111, as determined by Cal Trans. 5. * All offers of dedication and conveyances shall be submitted and recorded as directed by the City Engineer and/or Cal Trans. 6. * Easements, when required for roadway slopes, drainage facilities, utilities, etc., shall be shown on the Final Map if` within the land division boundary. Said easements shall be submitted and recorded as directed by the City Engineer and/or Cal Trans. 7. * Applicant shall provide the City with appropriate release of liability and hold the City of La Quinta harmless from any potential indemnity resulting from physical or other disturbance(s) from Parcel 2. Format of this requirement shall be subject to review by the Planning and Development Department and the City Attorney's office prior to approval of the Final Map by the City Council. 8. * The Final Map submitted shall give constructive notice, pursuant to the Subdivision Map Act and the La Quinta Municipal Code, that Parcel 2 has been knowingly subdivided and will be retained as a non -buildable parcel. - 1 - BJ/CONAPRVL.001 MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING AND DEVELOPMENT DEPARTMENT DATE: JULY 25, 1989 SUBJECT: SWEARING IN OF COMMISSIONER MORAN This if to officially notify you that Commissioner Moran was sworn in by the City Clerk on July 24, 1989. BJ/