2007 07 24 PC•
�4
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
PLANNING COMMISSION
AG E N DA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
JULY 24, 2007
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2007-032
Beginning Minute Motion 2007-012
I. CALL TO ORDER
A. Flag Salute
B. Pledge of Allegiance
C. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled
for public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
Ill. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes of the Regular Meeting of July 10, 2007.
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V. PUBLIC HEARING:
For all Public Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have requested
the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning Commission before a
public hearing, may appear and be heard in support of, or in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A. Item ................
Applicant.........
Location..........
Request ..........
Action ..............
B. Item ...............
Applicant.........
Location...........
Request ...........
Action ..............
C. Item ................
Applicant.........
Location...........
Request ...........
Action ..............
VI. BUSINESS ITEMS:
SITE DEVELOPMENT PERMIT 2007-887
Eisenhower Medical Center
Southeast corner of Washington Street and Seeley Drive,
within the Centre Pointe project
Consideration of development plans for an 85,655 square
foot three-story medical building (Phase 1).
Resolution 2007-
SITE DEVELOPMENT PERMIT 2007-889 AND SIGN
APPLICATION 2007-1165
Kerr Project Services for Applebee's Restaurant
Northeast corner of Washington Street and Seeley Drive
within the Centre Pointe project.
Consideration of development plans and Sign Program for
a 5,914 square foot restaurant.
Resolution 2007- and Minute Motion 2007-
SITE DEVELOPMENT PERMIT 2007-879
The Foundation Group.
La Quinta Village Shopping Center, on the northwest
corner of Washington Street and Calle Tampico
Consideration of architectural plans for a 6,200 square
foot retail building.
Resolution 2007-
A. Item ................ SIGN APPLICATION 2007-1136
Applicant......... Embassy Suites - Spa Hibiscus
Location........... North side of Calle Tampico, within the Embassy Suites
Request ........... Consideration of an Amendment to an approved Sign
Program for a business identification sign.
Action .............. Minute Motion 2007-
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VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONER ITEMS:
A. Discussion of Landscaping Policies in regards to water features and
turf usage.
B. Discussion of a Multi -use Trail on Madison Avenue south of Avenue
60.
C. Review of City Council meeting of July 17, 2007
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on August 28, 2007, at 7:00 p.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Planning Commission meeting of
Tuesday, July 24, 2007, was posted on the outside entry to the Council Chamber,
78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, on
Friday, July 20, 2007.
DATED: July 20, 2007
Wda
WYER, Executive Secretary
Cuinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7123, twenty-four (24) hours in advance of the meeting and accommodations
will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City
Clerk's office at 777-7123. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a
Planning Commission meeting, please be advised that eight (8) copies of all
documents, exhibits, etc., must be supplied to the Executive Secretary for
distribution. It is requested that this take place prior to the beginning of the 7:00
p.m. meeting.
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MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
July 10, 2007 7:00 P.M.
I. CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:00
p.m. by. Chairman Paul Quill who asked Commissioner Barrows to lead
the flag salute.
B. Present: Commissioners Ed Alderson, Katie Barrows, Rick Daniels, Jim
Engle, and Chairman Paul Quill.
C. Staff present: Planning Director Les Johnson, Assistant City Attorney
Michael Houston, Principal Engineer Ed Wimmer, Principal Planner
Andrew Mogensen, Assistant Planners Jay Wuu and Eric Ceja, and
Executive Secretary Betty Sawyer.
D. Election of Chair: It was moved and seconded by Commissioners
Daniels/Barrows to nominate Ed Alderson as Chair. There being no
further nominations, the nominations were closed. Ed Alderson was
unanimously elected as Chair.
E. Election. of Vice Chair: It was moved and seconded by Commissioners
Daniels/Alderson to nominate Katie Barrows as Vice Chair. There being
no further nominations, the nominations were closed. Katie Barrows was
unanimously elected as Vice Chair.
IL PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT ITEMS:
A. Chairman Alderson asked if there were any changes to the Minutes of
June 27, 2007. There being no changes, it was moved and seconded by
Commissioners Daniels/Barrows to approve the minutes as submitted.
Unanimously approved.
V. PUBLIC HEARINGS:
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Planning Commission Minutes
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A. Environmental Assessment 2007-584, Specific Plan 2007-082, and Site
Development Permit 2007-885; a request of La Quinta Country Club for
consideration of architectural and landscaping plans for construction of a
new clubhouse, cart barn, and maintenance building; the relocation of
lighted tennis courts and parking lot, and the redesign of the driving
range for the La Quinta Country Club located north of Avenue 50 and
east of Eisenhower Drive.
1. Chairman Alderson opened the public hearing and asked for the
staff report. Assistant Planner Jay Wuu presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
2. Chairman Alderson asked if there were any questions of staff.
Commissioner Quill asked about the parking lot lighting. Staff
explained lighting plan.
3. Commissioner Barrows asked if the parking lot would be lit and if
the lighting proposed is decorative; what is the reason for the
lighting plan. Staff stated their concern was that there would be
some type of effect as the wattage is greater than zero.
4. Commissioner Daniels asked what the distance was from the
closest point of the driving range to the street. Staff stated the
applicant would provide that information. Commissioner Daniels
asked if there was a possibility of backing the driving range further
to the north. Second, it appears the tennis courts are located in
close proximity to the golf course and players could potentially be
hit by balls. Staff clarified the applicant has stated it is back as far
as possible. In regard to the tennis court, the applicant believes
the tennis court fences have been proposed to prevent this from
happening and staff believes it is adequate.
5. Chairman Alderson stated the building height is above the
allowable height. Staff stated it is over the height, but the
applicant filed a Specific Plan which, if approved, will allow them
to deviate from the Code requirements.
6. Chairman Quill stated the tennis courts are proposed to be
submerged and there will be four and not two courts. In addition,
the lights will also be installed at the lower level with the tennis
courts. Staff stated the light sources will rise above the height of
the fence, but will be at the lower elevation with the courts.
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7. Chairman Alderson asked if the fertilizer storages buildings will
create any odors. Staff stated the building will be enclosed and all
chemicals contained inside. Chairman Alderson asked if within the
circular drive at the entrance, will there be a water feature. Staff
stated the plans have it called out as desert landscape. There is
no water feature proposed.
8. Commissioner Barrows asked if the lighting would be required
under the City's current standards. Staff stated it is optional and
the applicant has stated there is a need for it.
9. Commissioner Daniels stated the parking calculations are going
from 1 /35 to 1 /75; is this based upon practice that the City
standards are being reduced or has the need decreased. Staff
stated the project has a ballroom and other associated uses that
activities are not defined in the Code in regard to the number of
spaces needed. Staff took a conservative position in determining
the number needed. More parking is being provided than
previously existed with the larger clubhouse.
10. Commissioner Quill stated the coach lights,on the building have a
tendency to ,bleed; is there a way to use this type of fixture and
not let it bleed out. Planning Director Les Johnson stated you
could put a louvered insert over the bulb to diffuse the light.
Another option is to frost the glass. If the Commission is
concerned they could be conditioned to do one of the options.
11. Commissioner Engle stated he sees a shoebox light fixture as well
as the coach.
12. Commissioner Quill stated the shoebox will be used at the tennis
courts and the coach at the maintenance facility.
13. There being no further questions of staff, Chairman Alderson
asked if the applicant would like to address the Commission. Mr.
Heinz Hoffman, representing the La Quinta Country Club, gave a
presentation on the project. He stated he had no concerns with.
the conditions as proposed. He introduced Ron Sakahara,
architect, Ron Gregory, landscape architect, George Prine, MDS
Consulting, and Ron Kirk, President of HOA.
14. Commissioner Quill asked about the coach lights. Mr. Sakahara
stated they could be completely shielded. The lighting in the
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parking lot is for security purposes. They do not want the full
candle light, but will be using the shielded light source. This will
also apply to the tennis court lights. The current parking lot does
have lights.
15. Commissioner Barrows asked about decreasing the intensity of the
lights. Mr. Sakahara stated they would work with staff to reduce
the number and/or intensity.
16. Commissioner Daniels asked if the driving range could be moved
further north and whether or not they have concerns regarding
balls being hit in this direction. Mr. Hoffman stated they do have a
concern and have self imposed a condition on their members that
no drivers can be used on the driving range. The tennis courts
have been placed near the short game area to help off -set concern
about misdirected golf balls.
17. Chairman Alderson asked if they were agreeable with the
conditions as submitted tonight. Mr. Hoffman stated they were in
agreement. Chairman Alderson stated that with the added
berming and fencing at the south end of the driving range, he is
comfortable with the design.
18. Commissioner Barrows asked about the west and south elevation
of the clubhouse. The windows could be screened for energy
efficiency. Mr. Sakahara stated there may be some windows on
the south side, but they are administrative offices and those will
have shade covers and landscaping.
19. Chairman Alderson asked if there were any comments or questions
of the public. There being no further questions and no other public
comment, the public hearing was closed and open for Commission
discussion. Commissioner Barrows commended the applicant on
the project.
20. Commissioner Engle stated he has no objections and supports the
project as proposed and conditioned.
21. Commissioner Daniels stated this has been one of the most
prestigious country clubs in the Valley and the last two years have
been difficult on the members to use the temporary clubhouse. He
supports the project and believes his concerns are addressed.
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22. Commissioner Barrows asked if the ALRC concerns are covered in
the conditions and that the parking lot and tennis court lights will
be shielded. Staff stated they would be working with the
applicant and it is incorporated into the conditions. Commissioner
Barrows asked that the west and south elevation windows of the
clubhouse be addressed in regard to shading.
23. Chairman Alderson complemented the applicant on the design. He
stated he is pleased they did not incorporate a water feature.
24. It was moved and seconded by Commissioners Quill/Barrows to
adopt Planning Commission Resolution 2007-028 recommending
adoption of a Mitigated Negative Declaration for Environmental
Assessment 2007-082 as recommended.
ROLL CALL: AYES: Commissioners Barrows, Daniels, Engle, Quill, and
Chairman Alderson. NOES: None. ABSTAIN: None.
ABSENT: None.
25. It was moved and seconded by Commissioners Quill/Barrows to
adopt Planning Commission Resolution 2007-029 recommending
approval of Specific Plan 2007-082, as recommended.
ROLL CALL: AYES: Commissioners Barrows, Daniels, Engle, Quill, and
Chairman Alderson. NOES: None. ABSTAIN: None.
ABSENT: None.
26. It was moved and seconded by Commissioners Quill/Daniels'to
adopt Planning Commission Resolution 2007-030 recommending
approval of Site Development Permit 2007-885, as recommended
and amended:
a. Condition added: Parking lot lighting shall be shielded and
turned off during non-use of the clubhouse.
b. Condition added: The driving range shall be monitored to
see if stray golf balls land outside the driving range.
C. Delete Condition 6 in its entirety and replace it with the
following: "Prior to issuance of any permit(s), the applicant
shall acquire or confer easements and other property rights
necessary for the construction or proper functioning of the
proposed development. Conferred right shall include
irrevocable offers to dedicate or grant access easement to
the City for emergency service and for maintenance,
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construction and reconstruction of essential improvements.
Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti
removal by the City staff or assigned agent in perpetuity
and agreement to the method to remove graffiti and to paint
over to best match existing. The applicant shall establish
the aforementioned requirements in the 'La Quinta Country
Club, Rules and Regulations' as approved by the City
Engineer."
d. Delete Condition 7 in its entirety.
e. Delete Condition 10.A.1) in its entirety and replace it with
the following: "Private Entry Drive measured at gutter flow
line to gutter flow line shall be 28 feet with on -street
parking is prohibited, and provided there is adequate off-
street parking for residents and visitors, and the applicant
establishes provisions for ongoing enforcement of the
parking restriction in the 'La Quinta Country Club, Rules and
Regulations'. The 'La Quinta Country Club, Rules and
Regulations' shall be reviewed by the Engineering
Department prior to recordation."
f. Delete Condition 16 in its entirety and replace it with the
following: "The applicant shall design street pavement
sections using CalTrans' design procedure for 20-year life
pavement, and the site -specific data for soil strength and
anticipated traffic loading (including construction traffic).
Minimum structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
g'. Delete Condition 22.D. in its entirety and replace it with the
following:
"D. On -Site Commercial Precise Grading 1"= 20'
Horizontal
The Off Site r nt plans shall have
show the FneandeFing sidewalk, FAeundiAg, and
lanaieape setbaek aFea
h. Delete Condition 31 in its entirety and replace it with the
following: "Building pad elevations on the rough grading
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plan submitted for City Engineer's approval shall conform
with pad elevations shown on the Site Development Permit
site plan, unless the pad elevations have other requirements
imposed elsewhere in these Conditions of Approval.
Where compliance within the above stated limits is
impractical, the City may consider alternatives that are
shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the
grade differential."
i. Delete Condition 34 in its entirety.
j. Delete Condition 48 in its entirety and replace it with the
following: "The City will conduct final inspection of
habitable buildings only when the buildings have improved
street and (if required) sidewalk access to publicly -
maintained streets.
The improvements shall include required traffic control
devices, pavement markings and street name signs."
ROLL CALL: AYES: Commissioners Barrows, Daniels, Engle Quill and
Chairman Alderson. NOES: None. ABSTAIN: None. ABSENT:
None.
B. Site Development Permit 2007-891 and Sign Application 2007-1 150; a
request of Stamko Development Co., for consideration of development
plans for a ± 105,300 square foot commercial retail building (JC Penney),
landscaping, parking lot, and Sign Program for the Centre at La Quinta,
located south of Auto Centre Drive, east of Adams Street, and west of
La Quinta Drive.
1. Commissioners Daniels, Barrows and Chairman Alderson
disclosed they had met individually with the applicant in regard to
the project.
2. Chairman Alderson opened the public hearing and asked that the
Site Development Permit and Sign Application be heard at the
same time. He asked for, the staff report. Principal Planner
Andrew Mogensen presented the information contained in the
staff report, a copy of which is on file in the Community
Development Department. Staff reviewed the proposed condition
changes.
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3. Chairman Alderson asked if there were any questions of staff.
Commissioner Daniels asked the purpose of the turquoise pad.
Staff stated it was a future building pad. .
4. Commissioner Engle asked if the concerns raised in the e-mail
correspondence received were addressed. Staff stated the issues
were addressed through the previously approved Specific Plan.
5. Chairman Alderson asked if the proposed pedestrian crossing
recommended by staff on Adams Street went through the
retention basin. Staff stated it is intended to go around the
retention basin. Chairman Alderson asked if the south elevation
of the Penney's building had is a band of colored masonry
material where the future adjacent building will be built._ Staff
stated they were requesting the additional detail because all
elevations would be visible for some time.
6. Planning Director Les Johnson reviewed the changes to the
conditions that were made since the final report was given to the
Commission. He further stated the environmental review is
consistent with the development scenarios identified in the
Specific Plan. That is why staff has deemed the project to be
consistent with the previously approved Environmental
Assessment.
7. Assistant Planner Eric Ceja presented the information contained in
the staff report regarding the Sign Program; a copy of which is on
file in the Community Development Department. Planning
Director Les Johnson informed the Commission that staff's
presentation and recommendation is based on the revised
elevations that the applicant will be presenting to the
Commission.
8. Chairman Alderson asked if the applicant would like to address
the Commission. Ms. Chris Clarke, representing Stamko
Development Co., introduced her staff and gave a presentation on
the project. Richard Clark, construction Manager for JC Penney
and Mark Levin, Luden Architects, representing JC Penney, gave
a presentation on the new elevations.
9. Commissioner Quill asked if the details noted on the rear elevation
were lights. Mr. Levin stated they are security lights placed over
the rear doors. They were added to this elevation. Commissioner
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Quill asked the location of the loading dock. Mr. Levin stated it is
on the west elevation. Commissioner Quill asked the distance
from the south property line and the rear elevation. Ms. Clark
stated there was a ten foot landscaping setback from the wall
and an additional 60 foot fire lane to the rear of the building.
Commissioner Quill stated the new elevation colors appear to be
significantly different. Ms Clark stated it was a glitch with the
copying process. They are not proposing to change any of the
colors.
10. Chairman Alderson asked the total setback from the south
property line. Ms. Clarke stated 70 feet.
11. Commissioner Engle asked why not use a more contrasting color
such as a bronze or brown. Mr. Levin stated it was a decision
based on the contrasting materials and colors. They believe the
contrast is enough between the textures. As far as a more
drastic contrast, they wanted more contrast with textures rather
than with colors.
12. Commissioner Daniels noted the e-mail comments that had been
received in regard to the architecture being out of place with the
existing architecture in the area. Ms. Clark stated the Specific
Plan has a much more modern architecture. The Sam's Club
building was added to the Specific Plan at a later date. The Wal-
Mart building and the accessory buildings all have modern steel
and slate accents. The features on this building were to
incorporate the Specific Plan theme into the design. This is the
first JC Penney "green" building that will be LEED certified.
Commissioner Daniels asked how "wedded" Penney's was to the
red color. Ms. Clark stated it is their corporate color/logo. Mr.
Richard Clark stated the color comes out with the construction of
the block building. The red box is their logo/brand. They are
going to a more modern look with the use of the glass. Penney is
also looking to be more energy efficient and has received awards
for their energy conservation measures.
13. Commissioner Daniels asked about the access off of Adams
Street and the added traffic concerns raised by the Lake La
Quinta residents. Ms. Clarke stated she had met the HOA on
June 27' and concerns were voiced about the traffic concerns.
This access was approved under one of the scenarios identified in
a Specific Plan Amendment. The location of the access was
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dictated by the City. Commissioner Daniels asked about the
deletion of the round -a -bout. Ms. Clark stated that is a request of
the Washington Square owner and to take it out would require a
major change to the Specific Plan. Planning Director Les Johnson
explained that with the approval of this project the parking stalls
on one quarter of the round -a -bout would be eliminated. Staff
will address the other parking stalls when future entitlements ocur
14. Chairman Alderson stated the round -a -bout is a beautiful
landscape screen but it could be a traffic concern with the cars
parked in this area. Ms. Clarke stated the concern is the parking
stalls where the cars have to back out into moving traffic. The
parking stalls will be eliminated in the near future.
15. Chairman Alderson stated the large red sign is a gross violation of
the City's Sign Ordinance. Planning Director Les Johnson stated
that through the Sign Program process, the applicant can request
a deviation from the Sign Ordinance. That is the request being
presented to the Commission. Staff has prepared information as
a comparative to the other signs that have been approved along
Highway 111. Ms. Clarke stated that if you review the sign
applications that have been approved for the businesses along
Highway 1,11, you will see that they are not asking for much
more than what is approved. Their application is for the JC
Penney building only. The letters proposed by Penney's are six
feet (293 square feet) for the north elevation and five feet in
height (179 square feet) for the west elevation. She also did a
comparison of what was applied for by the other businesses. In
all instances the sign applications were for the sign letters only.
She went on to review the different signs. Chairman Alderson
asked about eliminating the sign on the west elevation. Ms.
Clarke stated they have already eliminated the signs on the east
and south elevations; anything further would be up to JC Penney.
16. Commissioner Quill asked if JC Penney will own the store. Ms.
Clarke stated they will own the store and she will have a ground
lease for a maximum of 100 years with a minimum of 25 years.
Commissioner Quill asked if there was any relationship of this
store to the store in Palm Desert. Mr. Clark stated none. Mr.
Clark stated they have tried to expand the Palm Desert store and
it isn't economically feasible for them to do that; therefore, they
looked at where they could build another store and this location
was determined to be the best. There is no intent to close the
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Palm Desert store. Commissioner Quill asked if there was a
parapet on the 26 foot elevation. Mr. Levin stated the roof line is
about 4-5 feet below. There is a parapet.
17. Commissioner Quill stated typically the retention basin and wells
site are deeded to the City. Ms. Clarke stated the well site was
deeded in 1999 to CVWD. CVWD has not given her any
intention that they will be building the. well site at this time. It
will be a requirement for the buildout of this site. Commissioner
Quill asked if she would have any objection to a condition being
added to require the walls to be constructed for the well site
before a Certificate of Occupancy is issued for the Penney's
building. The City does not want that site bare until CVWD builds
the well site. Mr. Dale Ross, Stantec Engineering, stated CVWD
as a normal procedure, will require improvement of the well site
which includes the walls. When they condition that, they will
build it. Commissioner Quill asked if they had any objection to
doing this upon the completion of the JC Penney building. Also,
the retention basin services water off of Adams Street and it does
not appear to be landscaped. Ms. Clarke stated the landscaping
does not go into the basin but will come up the sides. It is
beyond the 20-foot setback. Commissioner Quill stated he just
wants assurance that it will be landscaped. Ms. Clarke stated it
will be landscaped on all sides. Mr. Chuck Shepardson, landscape
architect, stated it is their intention to see that any part of the
retention basin that does not show landscaping will be
landscaped. The west side is currently landscaped and the
remainder will be done as this building is built. Commissioner
Quill asked for assurance that when the building is complete the
existing landscaping along Adams Street will be cleaned up. Ms.
Clarke stated the Auto Center controls this landscaping, but when
she builds this building she will regain control of this landscaping
and it will be maintained. As far as the well site, she is currently
in negotiations with CVWD to take the well site back. This has
not been finalized, but she would not want to be conditioned to
build a wall for a well that may not be built. Commissioner Quill
stated he would then like to see it landscaped as part of the entire
site. Ms. Clarke stated it would be required to be approved by
the Planning Director.
18. Commissioner Quill stated the proposed parking is more than
what is required and staff is requesting it,be downsized and the
landscaping increased. What he would like to see is a berm along
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Adams Street where the parking spaces face Adams Street. Ms.
Clarke stated they do have to meet the City requirements as well
as their users requirements. She would like to suggest that this
area be set aside as employee parking. Commissioner Quill stated
the concern is not only the headlights but the scenic corridor and
a berm with landscaping would help to hide the view of the cars
into the parking lot. Ms. Clarke reminded the Commission that
the pad to the north of this site is approved for an auto mall
which will be more intensely lighted.
19. Chairman Alderson asked if the retaining wall was going to be
constructed. Ms. Clarke stated not exactly as they still need to
determine how this could be done.
20. Commissioner Quill asked if the new technology for underground
retention basins will be used. Principal Engineer Ed Wimmer
stated it should work.
21. Commissioner Barrows commended the applicant on being a LEED
building and would like to see it advertised more. She asked
what architectural features emphasize the LEED standards. Mr.
Levin stated aesthetically there will be no mechanism you can
point to and say it is LEED certified, it will be included in the
functions of the building. Commissioner Barrows asked if the
building could be plumbed to be solar in the future. Mr. Clark
stated they are always looking to see how they can improve their
building, but as a company policy, it is not being considered
currently.
22. There being no further questions of the applicant, Chairman
Alderson asked if there was anyone else that would like to
address the Commission. Ms. Betty Frith, 47-760. Via Montana,
Lake La Quinta HOA, stated staff has addressed almost all of their
concerns. The only issue left is that they would like to see a
berm constructed along Adams Street. She would also like to ask
the distance of the left turn lane from the signal at Avenue 47.
23. Mr. Jay Arnoldas, 47-935 Via Opera, stated this architecture
does not meet La Quinta's standards. His concern is the traffic
pattern for this site. This entrance is going to. be a car magnet to
by-pass Highway 1 1 1 . Left turns out of their gate are going to be
made even more difficult. He would like to see the access off of
Adams Street eliminated and a requirement for the berm.
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24. Mr. Ron Dawson, 79-770 Rancho La Quinta, serves on the
Rancho La Quinta HOA, stated there should be different standard
for those who have commercial structures off of Highway 111.
Signage should be decreased as it is not on Highway 111. He
asked why the loading dock is proposed for the west elevation
facing residential. This is true for the sign as well. They both
should be put on the east side. The'future parcel on the
northwest parcel will back up to Adams Street and the rear
elevation will be unattractive.
25. Chairman Alderson asked if Ms. Clark had further conditions to
discuss. Ms. Clark stated she would like to clarify that with the
proposed Adams Street access it will not add any more stop signs
or signals. She asked about Condition No. 76, the approved
pedestrian access. She opposes this access because of the
retention basin. To go around the retention basin will cause a
pedestrian to enter the deceleration lane. Their ADA study has
already been prepared and approved for this site. The path
proposed by staff will not comply with the ADA requirements.
26. Mr. Jim Collins, 44-190 Monroe Street, Indio, stated he has done
several of the ADA plans for many of the projects in La Quinta.
He serves on several State boards for ADA compliance. In regard
to the path of travel for the sidewalk recommended by staff, it
would create a safety concern as well as being very difficult for a
wheelchair to maneuver. You cannot have a cross slope that
exceeds 2 percent. What is proposed by staff is not usable by
the handicapped. What is proposed by Stantec Consulting is a
workable plan and will meet ADA requirements.
27. Commissioner Quill stated he believes that people who live in the
apartment complex to the south of this project would rather have
a pedestrian access before the street access. Mr. Collins stated
this will encourage a mid -block crossing which is extremely
dangerous.
28. Chairman Alderson asked if staff could work this out with the
applicant. Planning Director Les Johnson stated the intent was
never to encourage a mid -block crossing. The intent was to
provide a connection into this project without going all the way
up to the street access. Ms. Clarke stated she proposed a
different access for the Aventine residents but was told by staff
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July 10, 2007
that the Sheriff's Department has asked that no access be
allowed to the rear of the building. Staff stated the intent of the
pedestrian access was not just for the Aventine residents, but for
everyone in this area. Ms. Clarke stated she believes an access
could be made at the southerly end of La Quinta Drive.
29. Commissioner Barrows stated she would like to see that both
options be considered. Staff stated they would like to pursue it
first with the Sheriff's Department.
30. Ms. Clark stated she also had a concern with Condition No. 75,
regarding the berms. She would like to recommend they add on
to the retention wall up to Lot B and increase the height two to
three feet, so that it runs the entire length from the Aventine
property line to Lot B. Planning Director Les Johnson stated the
condition is written to allow her to do as she is requesting. It
lists all the alternatives and would be identified on the landscape
plans that will come back to the Architecture and Landscape
Review Committee and Planning Director for final approval. Ms.
Clark asked to discuss Condition No. 72, requiring the lights in
the parking lot be dimmed or turning off at the close of business.
This is a 24-hour center so they do not turn their lights off.
Typically this is up to the tenant, and this has not been required
on any of their parking lots.
31. Chairman Alderson asked about the removal of the sign on the
west elevation. Since it is going to be behind another building
and the well site it potentially will not be seen. Mr. Clark stated
they opted to keep this sign because there is no time frame for
the development of the future building or well site. To them it is
an opportunity for recognition. In addition, the letters will be
illuminated.
32. Mr. Steve Holmes, Stantec Consulting, the left turn lane will
match the left turn at Avenue 47. The island will be modified to
continue on. Figure 2.1 on the plans is the preliminary grading
and drainage plan which does show the grade elevations.
33. Mr. Rob Dawson, Rancho La Quinta, stated that in regard to the
lights, Walgreens was conditioned by the City to reduce their
lights at the close of business.
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34. There being no further questions of the applicant and no other
public comment, the public hearing was closed and open for
Commission discussion. ;
35. Commissioner Quill asked for verification that Building Area 2 was
not being approved at this time. Planning Director Les Johnson
stated that is true. Commissioner Quill asked if it will require a
specific plan amendment. Staff stated no, it will be a site
development permit only. The 100 foot setback requirement in
the Specific Plan relates to auto center uses and not retail. Retail
must have a substantial setback with no measurement defined.
Staff is discussing with the applicant as to what distance
"substantial" means. It will be addressed before approval of the
future building pads. Commissioner Quill asked if this approval in
any way gives approval to the future building pad. Staff stated
no; the applicant was requested to remove the word
"permissible" from this application as the pads will require their
own site development permits. Commissioner Quill stated he
does not agree with any changes to Condition Nos. 72, 75, 76 as
requested by the applicant. In addition to the west side
pedestrian access he would like to have another added on the
eastern boundary. The future development vacant sites also need
to be landscaped in the interim as well as the well site. All
existing landscaped areas shall be cleaned up before a Certificate
of Occupancy is issued. He would also like a reduction in the
security lighting along the rear of the building. Lastly, they need
to-do something about the signage.
36. Commissioner Barrows stated she agrees with keeping Condition
No. 72 as written and does not agree that the parking lot lighting
cannot be decreased after the store closes. She would also like
to have language added that the wall will screen the parking lot
from view of vehicles driving on Adams Street. She would like to
see a condition added that the applicant shall work with staff and
to provide an improved pedestrian access.on the west and see if
there is the potential for an access at the eastern portion of the
site.
37. Commissioner Engle stated he has no problem with the two signs
as proposed.
38. Commissioner Daniels stated the applicant mentioned the
proposed Adams Street access has already been approved. Staff
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Planning Commission Minutes
July 10, 2007
stated Specific Plan in Amendment No. 4 approved this as well as
being identified in the Tentative Parcel Map. Commissioner
Daniels stated that if one of the pads becomes a 24-hour
business, it will keep all the parking lot lights on. He agrees with
removing the small amount of turf at the corner. He also has no
problem with the signs as proposed although the west sign
should be scaled down.
39. Chairman Alderson stated he has three concerns, one is traffic.
This is a shopping, retail shopping corridor. Most of the traffic for
this site will come down Highway 111 and not down Adams
Street. Second, on the building itself, he would like to see more
color variation so it is not so bland. Third, he does believe the
sign on the west side could be reduced in size, but he could live
with it as proposed.
40. There being no further discussion, it was moved and seconded by
Commissioners Quill/Barrows to adopt Planning Commission
Resolution 2007-031 approving Site Development Permit 2007-
891 as recommended and amended:
a: Condition 75: Add "...combination of berm and/or wall..."
b. Condition 76: The applicant shall work with staff to
provide pedestrian accesses on the west and east". Final
design shall be ADA compliant and approved by the
Planning Director.
C. Condition added: Future Building Pads 1 and 2, shall be
temporarily landscaped.
d. Condition added: The turf at the northwest corner of La
Quinta Drive along the access road shall be removed.
e. Condition added: A wall around the well site shall be
constructed or the land temporarily landscaped, with CVWD
approval.
f. Condition added: The applicant shall work with staff to
increase the contrast in the colors on the building exterior.
ROLL CALL: AYES: Commissioners Barrows, Daniels, Engle, Quill and
Chairman Alderson. NOES: None. ABSTAIN: None.
ABSENT: None.
41. It was moved and seconded by Commissioners Quill/Daniels to
adopt Minute Motion 2007-010 approving Sign Application 2007-
1 150 as recommended by staff and as amended
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July 10, 2007
a. Condition No. 1: Deleted.
b. Condition No. 2: "The east elevation sign shall be
eliminated in its entirety."
Unanimously approved.
BUSINESS ITEMS:
B. Sign Application 2007-1135; a request of Coast Signs, Inc. for Pacific
Western Bank, for consideration of a Sign Program to serve the Pacific
Western Bank building, located at 78-080 Calle Estado, approximately
280 feet from Desert Club Drive.
1 . Chairman Alderson asked for the staff report. Assistant Planner
Eric Ceja presented the information contained in the staff report, a
copy of which is on file in the Community Development
Department.
2. Chairman Alderson asked if there were any questions of staff.
Commissioner Engle asked why staff was recommending the
removal of the west sign. Staff stated because it is not seen by
any traffic.
3. Commissioner Daniels asked why staff was recommending a ten
percent decrease in the sign size. Staff stated to be consistent
with the other signs in the City.
4. Chairman Alderson asked if the applicant would like to address the
Commission. Ms. Roy Courtney, representing Coast Signs, Inc.,
gave a presentation on the project and requested they be allowed
to keep the west facing sign.
5. There being no further questions of the applicant and no other
public comment, the public comment portion was closed and open
for Commission discussion.
6. It was moved and seconded by Commissioners Daniels/Quill to
adopt Minute Motion 2007-01 1 approving Sign Application 2007-
1 150 as submitted by the applicant. Unanimously approved.
CORRESPONDENCE AND WRITTEN MATERIAL: None.
COMMISSIONER ITEMS:
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July 10, 2007
A. Staff gave a review of the City Council meeting of July 3, 2007.
ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Daniels/Barrows to adjourn this regular meeting of the Planning Commission to a
regular meeting to be held on July 24, 2007. This regular meeting was adjourned at
10:36 p.m. on July 10, 2007.
Respectfully submitted,
Betty Sawyer, Executive Secretary
City of La Quinta, California
G:\WPDOCS\PC Minutes\2007\7-10-07.doe _ 18
PH #A
PLANNING COMMISSION
STAFF REPORT
DATE: JULY 24, 2007
CASE NO: SITE DEVELOPMENT PERMIT 2007-887
APPLICANT: EISENHOWER MEDICAL CENTER (ALI TOURKAMAN)
ARCHITECT: BOULDER ASSOCIATES, INC.
LANDSCAPE
ARCHITECT: RGA, INC.
REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR AN 85,655
SQUARE FOOT THREE-STORY MEDICAL BUILDING (PHASE 1)
LOCATION: SOUTHEAST CORNER OF WASHINGTON STREET AND SEELEY
DRIVE, WITHIN THE CENTRE POINTE PROJECT
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED
THAT THIS SITE DEVELOPMENT PERMIT HAS BEEN
ASSESSED IN CONJUNCTION WITH ADDENDUMS TO THE
ORIGINALLY CERTIFIED ENVIRONMENTAL ASSESSMENT
2001-436, PREPARED FOR SPECIFIC PLAN 2001-055,
AMENDMENT NO. 1, CERTIFIED ON JUNE 3, 2003 AND
AMENDMENT NO. 2, CERTIFIED ON NOVEMBER 1, 2005. NO
CHANGED CIRCUMSTANCES OR CONDITIONS ARE
PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF
SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO
PUBLIC RESOURCES CODE SECTION 21166 SINCE THIS
PROJECT IMPLEMENTS APPROVED SPECIFIC PLAN 2001-055,
AMENDMENT NO. 1 AND NO. 2.
GENERAL PLAN/
SPECIFIC PLAN/
ZONING:
SURROUNDING
ZONING AND
LAND USE:
OFFICE COMMERCIAL / OFFICE COMMERCIAL
NORTH: TC/HOTEL, CASITAS AND RESTAURANT SITE
SOUTH: FP/WHITEWATER STORM CHANNEL
EAST: RL/RESIDENCES
WEST: VACANT COMMERCIAL LAND IN THE CITY OF
INDIAN WELLS
BACKGROUND:
The project is within Specific Plan 01-055, Amendment No. 2 a project area
generally known as Centre Pointe (Attachment 1). The Specific Plan area extends
east to the existing single-family residences, north to Miles Avenue; west to
Washington Street and south to the Whitewater Strom Channel. In addition to the
medical building, the balance of the Specific Plan property will be developed with a
hotel, two restaurants to the northwest, casita villa units to the northeast and
residential uses to the east. The Homewood Suite Hotel and a portion of the
adjacent casita villas are nearing completion to the north across Seeley Drive.
The 14.5 acre project site for this request is located at the southeast corner of
Washington Street and Seeley Drive immediately north of and adjacent to the
Whitewater Storm Channel. The project site has been rough graded to its
approximate finish grade and sits approximately 18-feet higher than Washington
Street at the north end of the adjacent bridge. For comparison, the hotel pad
elevation is approximately nine feet higher and the closest Desert Villas east of the
hotel are approximately three feet five inches higher than the project site pad
elevation.
PROJECT PROPOSAL:
General -
This building is Phase 1 of what has been identified to be a two phase medical
office complex project that is approved via the Specific Plan for up to 195,000
square feet of floor space on the irregularly shaped 14.5 acre site. A one-half acre
well site required by CVWD is proposed adjacent to the Whitewater Storm Channel
just southeast of the proposed Phase 1 building. The building will include an
entrance lobby, medical labs, and urgent care center, a radiation/oncology center,
imagining rooms, a health and wellness center and a number of medical offices.
Site Design:
The first phase of this project proposes to develop the west part of the property
near Washington Street. The three-story 85,655 square foot building is located
southeast of the intersection of Washington Street and Seeley Drive, which is a new
road between Washington Street and Miles Avenue. The building is proposed
approximately 2307feet from Washington Street, 725-feet from the existing
residences to the east and 425-feet from the under construction Desert Villas to the
north.
The buildings main entrance is oriented to the northeast with parking areas located
to the north, west, and south sides of the building. Two vehicular access points are
provided to Seeley Drive, the westerly of which leads to the main building entry and
aligns with a driveway to the villas and hotel to the north. There will be no direct
access to Washington Street.
A delivery and outdoor mechanical and trash enclosure area will be located on the
east side of the building. Trash bins and mechanical equipment will be enclosed by
a decorative screen wall, which will also act as a screen for the delivery area to the
south. An urgent care facility will have access from. the exterior of the building as
well as through the building lobby.
Architecture:
The proposed building is of a desert contemporary design, utilizing a flat roof. Two
shades of earth tone plaster, tan terra cotta tile, painted metal, and aluminum metal
wall panels with a flat light grey finish are proposed for portions of the building
exterior and are used on all sides of the building as either panels or window
overhangs for shading. Over the front door entry and circular vehicle drop off area a
partially open, white freeform fabric awning structure is proposed. A small water
feature is proposed at the base of the supports for this structure. A 100-foot tall
flagpole is proposed adjacent to the building entry.
While most of the building is three -stories, there is some stair stepping of upper
floors to reduce the full impact of the building height. The maximum building height
is shown at 45-feet as permitted by the Centre Pointe Specific Plan, although most
of the roof is at 42-feet in height.
Nearly all windows and doors will be shaded by either overhangs, stationary tent
composite fabric window shades at the top or side of the window, or aluminum
metal panel window covers along the top of the windows.
Contemporary designed carport structures will be provided over a number of the
parking spaces. The carports will be painted metal and use solid standing seam
roofing. Most of the carports will be located in the main public parking area to the
north and east of the building.
Business identification signage has been proposed on the north, south and west
building elevations at the third floor level. A monument sign is shown at the main
westerly entry on Seeley Drive. The development is also allowed to have
identification on the Centre Pointe monument sign at the southeast corner of
Washington Street and Seeley Drive. All building signs will be approved as a part of
a separate sign program submittal.
Parking:
The applicant is proposing to construct a 343-space, asphalt parking lot. The
parking lot incorporates parking canopies over 114 parking spaces, which meets the
La Quinta Municipal Code ("LQMC") requirement for 30% covered parking
requirement for medical office uses. In addition, the applicant has proposed to
landscape the parking lot using large shade trees. The proposed landscaping and
parking canopies meet parking design requirements identified in the LQMC.
At a ratio of one space per 250 square feet, the 85,655 square foot building
requires 343 parking spaces for the Phase 1 construction. The plans indicate a total
of 343 will be provided, including the handicap accessible spaces.
Parking Lot Lighting:
The plans include the proposed parking lot lighting. The square poles are dark
bronze and shown at 25-feet tall with a two foot high concrete base for a total
height of 27-feet to the fixture. The fixture is box -type down shining with a
recessed bulb.
Landscaping:
As part of Phase 1, an extensive landscape setback, a minimum of 80-feet in depth
will be provided adjacent to Seeley Drive. Future construction phase(s) may require
some of this landscaping area to be converted to parking. Near the main entrance a
large planter area will be provided, including a circular seat wall with a small
amount of turf. Adjacent to the northeast corner of the building, a small outside
seating area with a small reflection pond, playground area and putting green with
artificial turf will be provided. The putting green and play area will be adjacent to
the enclosed mechanical/trash area.
Landscape areas will be planted with low water use and desert plants. Shrubs and
tree areas will receive gravel topping with some cobble size stone and boulders
used for accents. Twenty-four foot high Mexican Fan Palms will be used to frame
the westerly driveway entry from Seeley Drive and adjacent to the south side of the
building.
Parking lot areas are' shown with linear planters and planter with shrubs and trees
for shading and to reduce the harshness of the parking lot.
Photo Simulations:
The SDP booklet includes photo simulations showing the . proposed building on
panoramic photographs taken from four sides surrounding the project site, including
two from Washington Street (Attachment 2).
Signs:
The sign program will be reviewed separately. The plans show three building wall
identification signs at the third story level. These signs are shown on the north,
west and south elevation. The signs are fairly modest and read "Eisenhower", with
their five star logo above. Two monument signs are shown, with one at the
intersection of Washington Street and Seeley Drive and the second at the first
driveway entry to the east.
ANALYSIS:
The desert contemporary design of the building is compatible with other similar
structures constructed in the City during recent years. The desert contemporary
design, while different from the adjacent hotel and casitas' is compatible with the
structures in the project area. The proposed color and material scheme will provide
horizontal as well as vertical breakup of the buildings mass and bulk. The various
window shading features will help energy efficiency while providing building
articulation.
The parking lot lighting is proposed at 27-feet in height. The Homewood Suites to
the north was limited to fixtures at 20-feet above grade. The lights for this project
should conform with the 20-foot height, with the lights along the west end of the
project shielded to eliminate glare to traffic on Washington Street.
The flag pole, proposed at 100-feet high is excessive. The ALRC requirements limit
the flag pole to 45-feet or the maximum allowable building height.
The landscape design uses water -efficient plants and is designed to create an
attractive design. Parking spaces are provided with trees to shade parking and
create a lush appearance. The parking lot design conforms to the City's Municipal
Code for Parking lot design and meets City standards regarding carport
requirements.
To screen the parking lot from the street along Seeley Drive, berming and extensive
planting of the large setback is provided. Along Washington Street, a hedge of
screening shrubs needs to be provided at the top of the slope adjacent to the
parking spaces to screen the cars that park along the west end of the parking lot.
From Washington Street, the parking lot surface will not be visible except possibly
from the corner of Washington Street and Miles Avenue due to the grading of the
site. The large landscaped setback adjacent to Seeley Drive provides an attractive
entry statement for the project. It is possible that for future phases some of this
area will need to be converted to a parking lot. However, an adequate landscaped
setback will be provided.
The effect on the adjacent homeowners to the east due to the impact of the height
of the building at 42-feet to 45-feet is minimal due to its location of over 700-feet
away from the residential properties.
ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE RECOMMENDATION:
The ALRC reviewed the proposed medical building project during their June 6,
2007 meeting (Attachment 3), and recommended approval of the architectural and
landscaping plans, subject to the following conditions:
1. Final landscaping and irrigation plans (and precise grading plans relevant to
landscape areas) shall be prepared by a licensed landscape professional and
shall be reviewed by the ALRC and approved by the Planning Director prior to
issuance of the first building permit. An application for Final Landscape Plan
Check shall be submitted to the Planning Department for final landscape plan
review. Said plans shall include all landscaping associated with this project,
including perimeter landscaping, and be in compliance with Chapter 8.13
(Water Efficient Landscaping) of the Municipal Code. The landscape and
irrigation plans shall be approved the Coachella Valley Water District and
Riverside County Agriculture Commissioner prior to submittal of the final
plans to the Planning Department.
NOTE: Plans are not approved for construction until signed by the
Planning Director.
2. Signs shall be approved as part of a sign program under a separate submittal.
3. The flagpole height shall not exceed 45-feet.
4. Along Washington Street frontage and the Whitewater Storm Channel to the
well site, evenly spaced Date Palm trees with canopy trees planted between
them shall be provided.
PUBLIC COMMENTS:
This project was advertised in the Desert Sun newspaper on July 14, 2007, mailed
to all property owners within 500-feet of the site, and posted on City Public
Hearing information boards. At the time of the filing of this report, staff had not
received any letters or phone calls from the public regarding the proposal.
On April 25, 2007, the applicants held a community meeting with homeowners to
the east to discuss their proposed project because the future phase area is adjacent
to their property.
FINDINGS:
The Findings needed to approve this Site Development Permit request can be made,
as noted in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2007- , approving Site Development
Permit 2007-887, subject to the Findings identified in the Resolution and the
attached Conditions of Approval.
Attachments:
1. Location Map
2. Eisenhower Ambulatory Care Center SDP (booklet)
3. ALRC Minutes for the meeting of July 6, 2007
Prepared by
Stan Sawa, Principal Planner
PLANNING COMMISSION RESOLUTION 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR CONSTRUCTION OF A THREE
STORY MEDICAL BUILDING
CASE NO.: SITE DEVELOPMENT PERMIT 2007-887
APPLICANT: EISENHOWER MEDICAL CENTER
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24th day of July, 2007, hold a duly noticed Public Hearing, to consider the
request of Eisenhower Medical Center, to approve the development plans for a three-
story medical building in the Office Commercial zoning district, located on the
southeast corner of Washington Street and Seeley Drive, more particularly described
as:
Parcel Map 31116, Parcel No. 6 & 7
WHEREAS, the Architecture and Landscaping Review Committee did on
the 6th day of June, 2007, at a regular meeting, adopted Minute Motion 2007-013,
recommending approval of the development plans for the project, subject to
conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all, interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1. The General Plan and Specific Plan designates the project area as Office
Commercial The proposed medical project is consistent with this land use
designation and will provide facilities to serve the medical needs of the City.
2. The proposed building is designed to comply with the Zoning Code and Specific
Plan requirements, including, but not limited to, design, parking, setbacks and
land use.
3. The La Quinta Planning Department has determined that "this Site Development
Permit has been assessed in conjunction with an Addendum to Environmental
Assessment 2001-436 prepared for Specific Plan 2001-055, Amendment No.
1, which was certified on June 3, 2003 and Amendment No. 2 certified on
October 11, 2005. .No changed circumstances or conditions are proposed
which would trigger the preparation of subsequent environmental analysis
pursuant to Public Resources Code Section 21 166 since this project implements
approved Specific Plan 2001-055, Amendment Nos. 1 and 2.
Plstan\centre pointe\sdp 2007-887 eisenhower\sdp 2007-887 pc reso.doc
Planning Commission Resolution 2007-
Site Development Permit 2007-887
Eisenhower Medical Center
Adopted: July 24, 2007
4. The architectural design of the project, including, but not limited to the
architectural style, scale, building mass, materials, colors, architectural details,
roof style, and other architectural elements are compatible with the surrounding
development and with the quality of design prevalent in the city and in
compliance with the architectural standards in the Specific Plan.
5. The site design of the project, including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with future and . existing surrounding
development and with the quality of design prevalent in the City.
6. Project landscaping, including, but not limited to the location, type, size, color,
texture, and coverage of plant materials conforms to those designated in the
Specific Plan and has been designed so as to provide relief, compliment
buildings, visually emphasize prominent design elements and vistas, screen
undesirable views, provide a harmonious transition between adjacent land uses
and between development and open space, provide an overall unifying influence,
enhance the visual continuity of the project, and compliment the surrounding
project area, ensuring lower maintenance and water use.
7. The monument and building signs will have to comply and be consistent with
the intent of the Zoning Code and Specific Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case.
2. That it does hereby approve Site Development Permit 2007-887 for the reasons
set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 24th day of July, 2007, by the
following vote, to wit:
AYES:
NOES:
P:\stan\centre pointe\sdp 2007-887 eisenhower\sdp 2007-887 pc reso.doc
Planning Commission Resolution 2007-
Site Development Permit 2007-887
Eisenhower Medical Center
Adopted: July 24, 2007
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST: .
Les Johnson, Planning Director
City of La Quinta, California
P:\stan\centre pointe\sdp 2007-887 eisenhower\sdp 2007-887 pc reso.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the Site Development Permit. The City shall have
sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Site Development Permit shall comply with applicable Conditions of Approval for
Specific Plan 2001-055 and Amendments No. 1 and 2, and Tentative Parcel Map No.
31116.
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. This Site Development Permit is valid for two years, unless an extension is applied for
and granted by the Planning Commission pursuant to Section 9.200.080 of the La
Quinta Municipal Code.
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any applicable clearances and/or permits from the following
agencies, if required:
e Fire Marshal
Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
Planning Department
• Riverside Co. Environmental Health Department
Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California. Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed° agencies. When the requirements include approval of improvement
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
plans, the applicant shall furnish proof of such approvals when submitting those
improvements plans for City approval.
Unless one exists and is currently in force at the time of the start of construction for
this Site Development Permit, a project -specific NPDES construction permit must be
obtained by the applicant; and who then shall submit a copy of the Regional Water
Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
Intent ("NOI"), prior to the issuance of a grading or site construction permit by the
City.
5. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management'and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-
DWQ.
A. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more than
one (1) acre of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to any on
or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
D. The applicant's SWPPP shall include provisions forall of the following Best
Management Practices ("BMPs") (LQMC 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
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ADOPTED: JULY 24, 2007
4) Tracking Control.
5) Nor -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by the
City.
6. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
7. Approval of this Site Development Permit shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
PROPERTY RIGHTS
8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements. Said conferred rights shall
also include grant of access easement to the City of La Quinta for the purpose of
graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the maintenance agreements for
the development or other agreements as approved by the City Engineer.
9. The applicant shall offer for dedication of all public street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific plans,
and/or as required by the City Engineer.
10. The public street right-of-way offers for dedication required for this development
include:
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PLANNING COMMISSION RESOLUTION 2007-
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SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007,
A. PUBLIC STREETS
1) Washington Street (Major Arterial, 120' ROW) — No additional right-of-
way is required. Variable right-of-way has been dedicated per Parcel
Map No. 31116 along the Site Development Permit boundary measured
32 feet east of the existing curb face constructed under CIP Project 98-
07 except for an additional variable right-of-way dedication for a
deceleration/right turn only lane at the Seeley.Drive intersections of 44
feet per the recorded Parcel Map No. 31 1 16...
2) Seeley Drive (Non -conforming Collector Street, 80' ROW) No
additional right-of-way is required of this Site Development Permit.
Eighty feet (80') right-of-way has been dedicated for a total 80-foot
ultimate developed right-of-way along the Site Development Permit
boundary per Parcel Map No. 31116.
11: The applicant shall create perimeter landscaping setbacks along all public rights -of -
way as follows:
A. Washington Street (Major Arterial) — The perimeter landscaping setback of 20
feet required by the General Plan has been retained by the City of La Quinta
Redevelopment Agency along the Washington Street right of way per Parcel
Map 31116. No additional landscape setback is required along Washington
Street for this Site Development Permit.
B. Seeley Drive (Non -conforming Collector Street, 80' ROW) — 20-foot from the
R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes. ,
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes.
12. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
13. Direct vehicular access to Washington Street and Seeley Drive from lots with
frontage along Washington Street and Seeley Drive is restricted, except for those
access points identified on Parcel Map No. 311.16, or as otherwise conditioned in
these conditions of approval.
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EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
14. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
STREET AND TRAFFIC IMPROVEMENTS
15. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development) for public streets; and LQMC Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
16. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
1) Washington Street (Major Arterial; 120' R/W):
No additional street widening or street improvements are required of this Site
Development Permit pursuant to Conditions of Approval for Parcel Map No.
31116. Pursuant to said Parcel Map No. 31116, construction of a
deceleration/right turn only lane to the Hotel parcel is pending evaluation and
negotiation between CP Development La Quinta LLC,and the City of La Quinta.
2) Seeley Drive — Non -Conforming Collector Street, 80' ROW.
No additional street widening of Seeley Drive from Washington Street to Miles
Avenue to its ultimate 56-foot width pursuant to Conditions of Approval for
Parcel Map No. 31116.
17. A Traffic Analysis required for this site development permit has determined that the
traffic signal conditioned of Parcel Map No. 31116 will be required at project
opening. Therefore, the applicant shall not be granted Certificate of Occupancy until
said traffic signal is operational as required by the City Engineer.
18. The applicant is conditioned to provide a heavy maintenance vehicle access road as
approved by the Coachella Valley Water District and the City Engineer for access to
the Coachella Valley Storm Water Channel to the south of the Site Development
Permit site.
PARKING LOTS AND ACCESS POINTS
19. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). In
particular, the following are conditioned with this approval.
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EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
A. Accessibility routes to public streets and adjacent development shall be shown
on the Precise Grading Plan.
B. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to better
evaluate ADA accessibility issues.
D. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet for with a 2-foot overhang handicapped parking stall or as
approved by the City Engineer. One van accessible handicapped parking stall is
required per 8 handicapped parking stalls.
E. Drive aisles between parking stalls shall be a minimum of 26 feet with access
drive aisles to Seeley Drive a minimum of 30 feet as shown on the site plan or
as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated
turn lanes, ADA accessibility route to public streets and other features shown on the
approved construction plans, may require additional street widths and other
improvements as may be determined by the City Engineer. The applicant shall
construct an ADA accessible path from the proposed Site Development Permit
building to the Hotel and facilities on the north side of Seeley Drive.
20. General access points and turning movements of traffic to off site public streets are
limited to the.access locations approved for Parcel Map No. 31116, Specific Plan
2001-055, Amendment No. 2 and these conditions of approval.
A. Primary Entry (Seeley Drive, approximately 450 feet east of Washington
Street) - Right turn in and out movements are permitted. Full turn movements
are permitted upon ultimate street improvement construction per City of La
Quinta Plan Set Number 06021 and 06022 and as determined by the City
Engineer.
The applicant shall construct two (2) lane striping for a right turn only
movements at the entrance and possible future right turn lane trap striping and
signage as approved by the City Engineer.
B. Secondary Entry (Seeley Drive, approximately 850 feet east of Washington
Street) — Right turn in and out movements are permitted. Left turn movements
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EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
in and out are restricted.
The applicant shall construct striping and signing improvements for said left
turn movement restrictions as approved by the City Engineer.
21. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Parking Lot & Aisles (Low Traffic)
Parking Lot & Aisles (High Traffic)
Loading Areas
or the approved equivalents of alternate materials.
3.0" a.c./4.5" c.a.b.
4.5" a.c./5.5" c.a.b.
6" P.C.C./4" c.a.b.
22. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design procedure.
For mix designs over six months old, the submittal shall include recent (less than six
months old at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
23. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks. Mid -block
street lighting is not required.
24. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professionaltitles such as "engineer,"
"surveyor," and "architect," refers to persons currently certified or licensed to practice their
respective professions in the State of California.
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PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
25. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
the LQMC Section 13.24.040 (Improvement Plans).
26. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line item
specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and. utility purveyors.
A. On -Site Commercial Precise Grading Plan 1 " = 20' Horizontal
B. PM10 Plan 1" = 40' Horizontal
C. SWPPP 1" = 40' Horizontal
NOTE: A through C to be submitted concurrently.
D. Seeley Drive Off -Site Street Improvements/Signing & Striping Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
* Per Condition 19 above.
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Signing & Striping and Precise Grading Plans shall show, at a minimum;
Stop Signs, Limit Lines and Legends. Signing and Striping, No Parking Signs, Raised
Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per
Public Works Standard Plans and/or as approved by the Engineering Department.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2001 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
in conjunction with the Site Development Plan when it is submitted for plan checking.
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PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
In addition to the normal set of improvement plans, a "On -Site Commercial Precise
Grading" plan is required to be submitted for approval by the Building Official,
Planning Director and the City Engineer.
"On -Site Commercial Precise Grading" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA requirements.
27. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering Library at
the City website (www.la-quinta.org). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
28. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
29. At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the mylars in order to reflect the
as -built conditions.
GRADING
30. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
31. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
32. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared.by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and
Storm Management and Discharge Controls).
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SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Rough Grading Plan that a soils report has been
prepared in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
33. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
34. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the
curb, otherwise the maximum slope within the right of wayy shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1 .5") in the first eighteen inches (18") behind the curb.
35. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the Site Development Permit
site plan, unless, the pad elevations have other requirements imposed elsewhere in
these Conditions of Approval.
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
36. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus five tenths of a foot (0.51 from the elevations shown on the
approved Site Development Permit site plan, the applicant shall submit the proposed
grading changes, to the City Staff for a substantial conformance finding review.
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PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
37. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
7BG:
38. Stormwater handling shall conform to the approved hydrology and drainage report for
the Centre Pointe Development, Specific Plan 2001-055 and Amendments No. 1 and
2, and Parcel Map No. 31116 and Storm Drain Improvement Plans, Phase I as
modified for this Site Development Permit. Nuisance water shall be disposed of in an
approved manner.
39. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
40. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
41. When an applicant proposes discharge of storm water directly, or indirectly, into the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the
costs of any sampling and testing of the development's drainage discharge which
may be required under the City's NPDES Permit or other City- or area -wide pollution
prevention program, and for any other obligations and/or expenses which may arise
from such discharge. The indemnification shall be executed and furnished to the City
prior to the issuance of any grading, construction or building permit, and shall be
binding on all heirs, executors, administrators, assigns, and successors in interest in
the land within Parcel Map No. 31116 excepting therefrom those portions required to
be dedicated or deeded for public use. The form of the indemnification shall be
acceptable to the City Attorney. If such discharge is approved for this development,
the applicant shall make provisions for meeting these potential obligations. The 100-
year storm water HGL shall be 3 feet below the channel lining and 2 feet below the
Project Storm HGL
Certificate of Occupancy shall not be permitted for this Site Development Permit until
channel lining for the Coachella Valley Stormwater Channel is installed along Parcel
Map No. 31116 as approved by the Coachella Valley Water District and the City
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ADOPTED: JULY 24, 2007
Engineer.
UTILITIES
The applicant shall comply with the provisions of LQMC Section.13.24.110 (Utilities).
42. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
43. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
44. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance thereof
shall be located as to not conflict with access aisles/entrances.
LANDSCAPE AND IRRIGATION
45. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans).
46. The applicant shall provide for the perpetual maintenance of all landscaping along
Washington Street and Seeley Drive as required by LQMC Section 9.100.040 and
requirements of the Development Agreement and Disposition and Development
Agreement for the Centre Pointe Development including Amendments and applicable
Amendments to the Purchase and Sale Contract.
47. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
48. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
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PLANNING COMMISSION RESOLUTION 2007-
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EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
49. Final landscaping and irrigation plans land precise grading plans relevant to landscape
areas) shall be prepared by a licensed landscape professional and shall be reviewed
by the ALRC and approved by the Planning Director prior to issuance of the first
building permit. An application for Final Landscape Plan Check shall be submitted to
the Planning Department for final landscape plan review. Said plans shall include all
landscaping associated with this project, including perimeter landscaping, and be in
compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code.
The landscape and irrigation plans shall be approved the Coachella Valley Water
District and Riverside County Agriculture Commissioner prior to submittal of the final
plans to the Planning Department.
The applicant shall submit the landscape plans for approval by the Planning
Department and green sheet sign off by the Public Works Department. Landscape
plans for landscaped median on public streets shall be approved by the both the
Planning Director and the City Engineer. Where City Engineer approval is not required,
the applicant shall submit for a green sheet approval by the Public Works
Department.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public streets.
51. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5" Edition" or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street right-
of-way.
52. Along Washington Street frontage and the Whitewater Storm Channel to the well
site, evenly spaced Date Palm Trees with canopy trees planted between them shall
be provided. A hedge of shrubs adjacent to Washington Street and Seeley Drive, if
berming is not adequate, shall be provided adjacent to the parking lot edge adjacent
to public streets to screen cars from street view.
QUALITY ASSURANCE
53. The applicant shall employ construction quality -assurance, measures that meet with
the approval of the City Engineer.
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PLANNING COMMISSION RESOLUTION 2007-
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EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
54. The applicant shall employ, or retain, qualified engineers, surveyors, and such other
appropriate professionals as are required to provide the expertise with which to
prepare and sign accurate record drawings, and to provide adequate construction
supervision.
55. The applicant shall arrange for, and bear the cost of, all measurements, sampling and
testing procedures not included in the City's inspection program, but which may be ,
required by the City, as evidence that the construction materials and methods
employed comply with the plans, specifications and other applicable regulations.
56. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by the
City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor certifying
to the accuracy and completeness of the drawings. The applicant shall have all
approved mylars previously submitted to the City, revised to reflect the as -built
conditions. The applicant shall have all approved mylars previously submitted to the
City, revised to reflect the as -built conditions. However, if subsequent approved
revisions have been approved by the City Engineer and reflect said "As -Built"
conditions, the Engineer Of Record may submit a letter attesting to said fact to the
City Engineer in lieu of mylar submittal.
MAINTENANCE
57. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
58. The applicant shall make provisions for the continuous and perpetual maintenance of
all private 'on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
59. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for plan
checking and construction inspection. Deposits and fee amounts shall be those in
effect when the applicant makes application for plan check and permits.
60. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
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PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007:
MISCELLANEOUS
61. Signs shall be approved as part of a sign program under a, separate submittal.
62. The flagpole height shall not exceed 45'.
63. All applicable conditions and requirements of the Disposition and Development
Agreement (DDA) and Development Agreement (DA) for Centre Pointe shall be
complied with prior to issuance of a building permit or as determined by the Planning
Director.
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ATTACHMENT 1
SDP 2007-887
ATTACHMENT 3
Architecture and Landscaping Review Committee
June 6, 2007
Committee Member Bobbitt asked i the 40-foot height
restriction was within the City's req ements. Staff stated it
was. Committee Member Bobbit asked if there was any
landscaping on the patios for the condominium units and how
would that drainage be handled Mr. Worgull stated there was
access for the maintenance p ple to maintain any landscaping.
Committee Member Bobbitt sked if there would be any parking
bumpers. Mr. Worgull.st ed yes, there would be.
8: Committee Member Amith stated he agrees with staff's
recommendation on sing a different variety instead of Bottle
trees.
Me er Bobbitt stated he would not suggested the
9. Commit!eeCalifornia Pep er as it will not hold up, the Bottle trees are a
very messy ree, and the Bottlebrush, unless it is maintained
properly, ill not make it. Mr. Radosavljevic, landscape..
architec stated the schinus would have a lacey appearance
and w Id be used along the entry drive. :
10. They6 being no further questions, it was moved and seconded
by ommittee Members Bobbitt/Smith to adopt Minute Motion
2 07-012 recommending approval of Site Development Permit
006-886, as recommended by staff and amended as follows:
a. The applicant was urged to use an alternative to the
wood where it is exposed to the sun.
b. The applicant shall replace the Bottle trees, schinus, and
Callfrom Pepper with a different variety.
,----+hrdrriTMusly approved
B. Site Development Permit 2006-887; a request of Eisenhower Medical
Centerfor consideration of development plans for an 85,655 square
foot three story medical building located south of the intersection of
Washington Street and Seeley Drive.
1. Principal Planner Stan Sawa , presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced James
Lenhart, Boulder Associates, architect, and Ali Tourkaman,
Eisenhower Medical Center,. and Ron Gregory, landscape
architect, who gave a presentation on the project.
3
Architecture and Landscaping Review Committee
June 6, 2007
2. Committee Member Bobbitt asked if the large landscape area
Would be for future expansion. Mr. Lenhart stated it would only
be used for future parking needs. Mr. Gregory stated he was
concerned that adding a walking path through the landscape
area would not be used. Committee Member Bobbitt stated he
agreed. Mr. Gregory stated he would not want people to
interpret this as a permanent sidewalk as it will be removed at
some point in the future for parking. Mr. Lenhart stated they
would prefer to create an open space area' between the
buildings rather than in the landscape area. Discussion followed
regarding the landscape treatment along the parkway.
3. Committee Member Smith stated his concern about the flying
canopy at the entry. If the material is not designed for the heat,
it will not last. It was noted it is weather resistant and the
same material that is used at the Palm Springs Airport
4. There being no further questions, it was moved and seconded
by Committee Members Smith/Bobbitt to adopt Minute Motion
2007-013 recommending approval of Site Development Permit
2006-887, as recommended by staff and amended as follows:
a. The applicant shall add additional landscaping along
Washington Street and the channel to the well site with
alternating Date palms and shade trees.
Unanimously approved
C.7*1dings
uefoienT f�ermit 2006-862; a request of Highland La Quinta
consideration of final landscaping plans for three commercial
in Phase 2 located on the north side of Highway 111,
n Jefferson Street and Dune Palms Road within the Dunes
s Park.
1. Pn cipal Planner Stan Sawa presented the information
con fined in the staff report, a copy of . which is on file in the
Com nity Development Department.
2. Committ Member Smith asked why staff was recommending
the use o the different Palo Verde. Staff clarified a Planning
Commission wanted a local variety to be used.
4
PLANNING COMMISSION
STAFF REPORT
DATE: JULY 24, 2007
CASE NO.: SITE DEVELOPMENT PERMIT 2007-889-
SIGN APPLICATION 2007-1165
APPLICANT: KERR PROJECT SERVICES (FOR APPLEBEE'S RESTAURANT)
ARCHITECT: CRHO
LANDSCPE
ARCHITECT: HOURIAN ASSOCIATES
REQUEST: CONSIDERATION OF DEVELOPMENT PLANS AND SIGN
PROGRAM FOR A 5,914 SQUARE FOOT -RESTAURANT
LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND SEELEY
DRIVE IN THE CENTRE POINTE DEVELOPMENT
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THIS
SITE DEVELOPMENT PERMIT HAS BEEN ASSESSED IN
CONJUNCTION WITH ADDENDUMS TO THE ORIGINALLY
CERTIFIED ENVIRONMENTAL ASSESSMENT 2001-436,
PREPARED FOR SPECIFIC PLAN 2001-055, AMENDMENT NO. 1,
CERTIFIED ON JUNE 3, 2003 AND AMENDMENT NO. 2,
CERTIFIED ON NOVEMBER 1, 2005. NO CHANGED
CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH
WOULD TRIGGER THE PREPARATION OF SUBSEQUENT
ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC RESOURCES
CODE SECTION 21166 SINCE THIS PROJECT IMPLEMENTS
APPROVED SPECIFIC PLAN 2001-055, AMENDMENT NOS. 1 AND
2.
GENERAL PLAN/
ZONING: TOURIST COMMERCIAL / TOURIST COMMERCIAL (TC)
;r-
SURROUNDING
ZONING AND
LAND USES: NORTH: TC/PARKING LOT FOR HOMEWOOD SUITES
SOUTH: CO/COMMERCIAL OFFICE
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EAST: TC/PARKING LOT FOR HOMEWOOD SUITES
WEST: VACANT COMMERCIAL LAND IN THE CITY OF
INDIAN WELLS ACROSS WASHINGTON STREET
BACKGROUND:
The project site is within Specific Plan 2001-055, Amendment No. 2 area, generally
known as Centre Pointe (Attachment 1). The Specific Plan area extends east to
existing single-family residences, north to Miles Avenue, west to Washington Street
and south to the Whitewater Storm Channel. The balance of; the vacant Specific Plan
property will be developed with a second restaurant to the north, a medical complex to
the south and residential uses and a small public park to the east. A Homewood
Suites Hotel and adjacent residential villas are nearing completion to the northeast on
the north side of Seeley Drive.
The 100-foot by 110-foot pad site for the restaurant is located at the northeast corner
of Washington Street and Seeley Drive adjacent and south. of the Homewood Suites
Hotel. The vacant project site has been rough graded to its approximate finish grade'.
The surrounding parking lot improvements have been installed as a part of the hotel
project.
The site sits approximately 10-feet higher than Washington Street and Seeley Drive
which abuts the site to the west and south. Therefore, adjacent to the west and south
is a relatively steep slope. For comparison, the hotels pad elevation is approximately
12-feet higher than the project site pad elevation.
PROJECT PROPOSAL:
General:
The Centre Pointe Specific Plan designated the subject site as a restaurant of up to
7,150 square feet. The site is located to the southwest of the nearly complete Hilton
Homewood Suites Hotel adjacent to the intersection of Washington Street and Seeley
Drive. The restaurant is proposed to be an Applebee's, which is a sit down restaurant
that serves lunch and dinner.
The restaurant will contain 5,914 square feet of floor space, with 716 square feet
proposed as outdoor patio seating for a total of 6,630 square feet (Attachment 2).
Site Design:
The restaurant will be parallel to Washington Street which runs northwest to southeast
in this area. The main entry will face northeast towards the casitas'. A food -to -go
entry will be on the north side of the building. A double trash enclosure will also be on
this side of the building in the parking lot area. The outside patio will be on the
southeast side of the restaurant facing towards Seeley Drive and the distant
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mountains. The building will be located approximately 36-feet from both the
Washington Street right-of-way, and Seeley Drive to the south.
Architecture:
The proposed building is of a desert contemporary design, utilizing a flat roof and tile
roofing accents. Two shades of earth tone plaster, a stone veneer used as a wainscot,
as well as on a tower and columns are proposed for the building exterior. The type of
tile roofing is .not specified. Sunbrella material awnings are shown over all exposed
windows and doors. All awnings are forest green except for the rust, green and tan
corporate awning over the main building entry.
The building height varies from 20'-8" to 22-feet except for ancillary tower over the
entry at 26'-4". The Specific Plan and Zoning Code limit structure height to 40-feet
while the Image Corridor limits the main building height to 22-feet within 150-feet of
Washington Street.
The building elevation plans show green gooseneck lights on all sides of the building
near the top of the building wall.
Landscaping:
This projects landscaping responsibility is limited to the area within the pad. The
perimeter areas landscaping and retaining walls adjacent to Washington Street and
Seeley Drive are the responsibility of the hotel project and are currently in the process
of being completed. Coordination between the two projects will be necessary to
ensure the street perimeter planting is integrated with the restaurant site plantings.
Landscape areas will be planted with low water use and desert plants. Shrub and tree
areas will receive a gravel topping with some boulders used for accent. Mexican Fan
Palms will be used to frame the walkway entry from the parking lot at the northeast
corner of the building.
Sign Program:
The applicant has 'submitted a Sign Program for the restaurant (Attachment 3).
Because the various uses in the Centre Pointe project area are separate developments,
individual Sign Programs are being approved for the uses. Wall mounted business
identification signs are proposed to consist of signs on the north, east and west sides
of the building. On the north building wall, a "Carside to Go" sign is proposed adjacent
to the two specially marked "to go" parking spaces.
The proposed south and east building signs are identical . to the standard which is
Applebee's green cabinet sign with their red apple logo on top. These are proposed
over the entry on the east elevation and on the right side ,of the wall on the south
elevation. These signs are proposed to be 47.35 square feet in area with "Applebee's"
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11-foot long and 3'-7" high with eggshell colored letters trimmed in red neon. The
apple logo on top of Applebee's is 2'-6.5" high by 3'-1.5" wide with green and clear
red neon trim.
On the west side facing Washington Street, in addition to the "Applebee's" sign,
"Neighborhood Bar & Grill" is also proposed with "Neighborhood" on the left side of the
"Applebee's" sign and "Grill & Bar" on the right side of the sign. These will be
individual internally illuminated 1'-2" maximum high letters with a black face that will
light up green at night. These letters will contain 23.9 square feet and be placed on a
green exposed raceway approximately half the height of the..letters. The total square
footage would be 71.25 square feet for this side of the building.
An oval shaped "Carside To Go" sign is proposed on the north side of the building over
their food -to -go door. This sign is approximately three feet long by two feet high and
consists of exposed emerald green and clear red neon to form the letters, red apple
logo and clear red border.
As part of the initial hotel and casitas development, monument signs were approved as
well as building signs. Monuments signs were approved at the southeast corner of
Washington Street and Miles Avenue and northeast corner of Washington Street and
Seeley Drive in front of the proposed restaurant facing the intersection. Each
monument sign provides space for Homewood Suites, and the two restaurants, which
includes Applebee's.
Due to the right turn in and out only access on Washington Street, the applicants are
requesting an additional freestanding monument directional sign on the south side of
Miles Avenue at the driveway entry east of Washington Street to direct traffic into the
parking lot and restaurant. This sign is shown as double faced and would be
perpendicular to the street. This sign is designed with their standard Applebee's and
red apple logo with "Neighborhood Grill and Bar" at the bottom. This sign is shown at
23.6 square feet in area with the main body of the sign 7'-5" long and 4'-3.5" high.
The apple logo would sit on top of the middle of the sign at 1'8.5" high with the total
height at six feet. The sign would be illuminated similar to the wall signs with the
exception that "Neighborhood Grill & Bar" near the bottom of the sign would consist of
non -illuminated green cut-out aluminum letters.
ANALYSIS:
The desert contemporary design of the building is compatible with other similar
structures constructed in the City during recent years. The building design, while
somewhat different from the adjacent hotel and casitas', is compatible with the project
area. The proposed color and material scheme will provide horizontal as well as vertical
breakup of the buildings mass and bulk
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The landscape design uses water -efficient plants and is designed to create an attractive
design. Areas around the building are provided with adequate trees and planting to
soften the building and create a lush appearance. Because; this projects landscaping
responsibility is limited to the area within the pad and the perimeter areas adjacent to
Washington Street and Seeley Drive are the responsibility of the hotel project
coordination between the two projects will be necessary to ensure the street perimeter
planting is integrated with the restaurant site.
The building signs proposed for the north, south, and east building elevations are
acceptable in that they are architecturally compatible with the building and comply with
the maximum 50 square feet permitted by the Zoning Code. The proposed west
elevation sign measures 71.25 square feet in size, which is larger than the Zoning Code
maximum. The Sign ,Program provisions (Section 9.160.090E3c) do permit transfer of
size area from one to another when warranted and when it will further the intent to
provide attractive design. The greater signage could be acceptable if 23.9 square feet
(size of "Neighborhood Grill and Bar") is reduced in the building signs on the east and
south elevations. Furthermore, the raceway for "Neighborhood Grill and Bar" should be
placed on the interior of the building and not be exposed. It is suggested that the
Commissioners discuss the size of the west elevation sign as well as the total building
sign area proposed for the business.
The directional sign as proposed is specifically permitted to be a maximum three square
feet, illuminated and function as an street entrance identification sign by the Zoning
Code (Section 9.160.020A Table 9-17). The proposed sign at 23.6 square feet is
excessive in size and area. Additionally, the sign is in close proximity to the second
restaurant pad to the west and can cause confusion. The Sign Program provisions
(Section 9.160.090E2) do allow an additional sign to be approved to compensate for
inadequate visibility, or to facilitate good design balance. This additional sign could be
permitted to improve visibility and direct traffic into the most convenient entry when
coming from the north and west. However, the size and height of such a sign should
be reduced from the proposal to a maximum six square feet and a maximum height of
four feet.
ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE RECOMMENDATION
The ALRC reviewed the proposed restaurant during their June 27, 2007 meeting
(Attachment 4), and recommended approval of the architectural and landscaping
plans, subject to the following conditions:
1. Final landscaping and irrigation plans (and precise grading plans relevant to
landscape areas) shall be prepared by a licensed landscape professional and shall
be reviewed by the ALRC and approved by the Planning Director prior to
issuance of the first building permit. An application .for Final Landscape Plan
Check shall be submitted to the Planning Department for final landscape plan
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review. Said plans shall include all landscaping associated with this project,
including perimeter landscaping, and be in compliance with Chapter 8.13 (Water
Efficient Landscaping) of the Municipal Code. The landscape and irrigation plans
shall be approved by the Coachella Valley Water District and Riverside County
Agriculture Commissioner prior to submittal of the final plans to the Planning
Department.
NOTE: Plans are not approved for construction until signed by the Planning
Director.
2. Signs shall be approved as part of a sign program under a separate submittal.
3. Exterior light fixtures shall be energy -efficient and have a bulb wattage not
exceeding 75 watts.
4. Roof tile shall be clay "S" tile.
5. Prior to issuance of a Certificate of Occupancy permit the restaurant and street
perimeter planting and irrigation shall be completed per approved plans, to the
satisfaction of the Planning Director.
6. Five Gallon shrubs and/or vines shall be provided on the back side of the trash
enclosure along Washington Street.
7. Five gallon medium size shrubs shall be added on the south and west sides of
the building. This may require coordination with master developer who is
responsible for the planting between the proposed building and the Washington
Street and Seeley Drive curbs.
Condition No. 3 previously required the, lights be removed from the area over the tile
roofs. The applicant has submitted revised plans deleting these lights and therefore,
the condition has been revised.
FINDINGS:
The Findings needed to approve this Site Development Permit request can be made, as
noted in the attached Resolution.
PUBLIC COMMENTS:
This project was advertised in the Desert Sun newspaper on July 14, 2007, mailed to
all property owners within 500-feet of the site, and posted on City Public Hearing
information boards. At the time of the filing of this report, staff had not received any
letters or phone calls, from the public regarding the proposal.
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RECOMMENDATION:
Adopt Planning Commission Resolution 2007- , approving Site Development Permit
2007-889, subject to the findings identified in the Resolution and the attached
Conditions of Approval.
Adopt Minute Motion 2007 , approving Sign Application 2007-1165, subject to
the attached Conditions of Approval.
Attachments:
1. Location Map
2. Plan exhibits
3. Sign program exhibits
4. ARLC minutes for the meeting of June 27, 2007
Prepared
Principal Planner
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PLANNING COMMISSION RESOLUTION 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR CONSTRUCTION OF A 5,914
SQUARE FOOT RESTAURANT
CASE NO.: SITE DEVELOPMENT PERMIT 2007-889
APPLICANT: KERR PROJECT SERVICES FOR APPLEBEE'S
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24th day of July, 2007, hold a duly noticed Public Hearing, to consider the
request of Kerr Project Services, to approve the development plans for a one-story
restaurant in the Tourist Commercial zoning district, located on'the northeast corner of
Washington Street and Seeley Drive, more particularly described as:
Parcel Map 31116, portion of Parcel No. 4
WHEREAS, the Architecture and Landscaping Review Committee did on
the 27th day of June, 2007, at a regular meeting, adopted Minute Motion 2007-017,
recommending approval of the development plans for the project, subject to
conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1. The General Plan and Specific Plan designates the project area as Tourist
Commercial. The proposed medical project is consistent with this land use
designation and will provide facilities to help serve the needs of the City.
2. The proposed building is designed to comply with the Zoning Code and Specific
Plan requirements, including, but not limited to, design, parking, setbacks and
land use.
3. The La Quinta Planning Department has determined this Site Development
Permit has been assessed in conjunction with an Addendum to Environmental
Assessment 2001-436 prepared for Specific Plan 2001-055, Amendment No.
1, which was certified on June 3, 2003 and Amendment No. 2 certified on
October,11, 2005. No changed circumstances or conditions are proposed
which would trigger the preparation of subsequent environmental analysis
pursuant to Public Resources Code Section 21 166 since this project implements
Specific Plan 2001-055, Amendment No. 1.
PAstan\centre pointe\sdp 2007-889\sdp 2007-889 pc reso.doc
Planning Commission Resolution 2007-
Site Development Permit 2007-889
Kerr Project Services for Applebee's
Adopted: July 24, 2007
4. The architectural design of the project, including, but not limited to the
architectural style, scale, building mass, materials, colors, architectural details,
roof style, and other architectural elements are compatible with the surrounding
development and with the quality of design prevalent in the City and in
compliance with the architectural standards in the Specific Plan.
5. The site design of the project, including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, 'pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with future and ° existing surrounding
development and with the quality of design prevalent in the City.
6: Project landscaping, including, but not limited to the location, type, size, color,
texture, and coverage of plant materials conforms to those designated in the
Specific Plan and has been designed so as to provide relief, compliment
buildings, visually emphasize prominent design elements and vistas, screen
undesirable views, provide a harmonious transition between adjacent land uses
and between development and open space, provide an overall unifying influence,
enhance the visual continuity of the project, and compliment the surrounding
project area, ensuring lower maintenance and water use.
7. The monument and building signs will have to comply and be consistent with
the intent of the Zoning Code and Specific Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta; California, as follows:
1 . That the above recitations are true and constitute the findings of the Planning
Commission in this case.
2. That it does hereby approve Site Development Permit 2007-889 for the reasons
set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 24th day of July, 2007, by the
following vote, to wit:
P:\stan\centre pointe\sdp 2007-889\sdp 2007-889 pc reso.doc
Planning Commission Resolution 2007-
Site Development Permit 2007-889
Kerr Project Services for Applebee's
Adopted: July 24, 2007
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
LES JOHNSON, Planning Director
City of La Quinta, California
P:\stan\centre pointe\sdp 2007-889\sdp 2007-889 pc reso.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Site Development Permit shall comply with the applicable Conditions of Approval
for Specific Plan 2001-055 and Amendments No. 1 and 2, and Tentative Parcel Map
No. 31116.
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quintaiorg.
3. This Site Development Permit is valid for two years, unless an extension is applied for
and granted by the Planning Commission pursuant to Section 9.200.080 of the La
Quinta Municipal Code.
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies (if required):
• Fire Marshal
• Public Works Department (Grading Permit, Green. Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Planning Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies, if applicable. When the requirements include approval of
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, LQMC Sections 8.70.010 at seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-
DWQ.
6. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
7. Approval of this Site Development Permit shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
7-1.Us] 044ii7:RCIak
8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements. Said conferred rights shall
also include grant of access easement to the City of La Quinta for the purpose of
graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the maintenance agreements for
the development or other agreements as approved by the City Engineer.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Washington Street (Major Arterial, 120' ROW) — No additional right-of-
way is required. Variable right-of-way has been dedicated per Parcel
Map No. 31116 along the Site Development Permit boundary measured
32 feet east of the existing curb face constructed under CIP Project 98-
07 except for an additional variable right-of-way dedication for a
deceleration/right turn only lane at the Seeley. Drive intersections of 44
feet per the recorded Parcel Map No. 31116.
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
2) Seeley Drive (Non -conforming Collector Street, 80' ROW) — No
additional right-of-way is required of this Site Development Permit.
Eighty feet (80') right-of-way has been dedicated for a total 80-foot
ultimate developed right-of-way along the Site Development Permit
boundary per Parcel Map No. 31116.
10. The required perimeter landscaping setbacks along all public rights -of -way as follows
have been dedicated on Parcel Map No. 31116.
A. Washington Street (Major Arterial) — The perimeter landscaping setback of 20
feet required by the General Plan has been retained by the City of La Quinta
Redevelopment Agency along the Washington Street right of way. Seeley
Drive (Non -conforming Collector Street, 80' ROW) — 20-foot from the R/W-
P/L.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes.
11. Direct vehicular access to Washington Street and Seeley Drive from lots with
frontage along Washington Street and Seeley Drive is restricted, except for those
access points identified on Parcel Map No. 31116 and Specific Plan 2001-055,
Amendment No. 2, or as otherwise conditioned in these conditions of approval.
12. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
13. The applicant shall provide reciprocal access easements necessary for the adjoining
parcel(s) for access to proposed parking and access drive associated with this Site
Development Permit. Additionally, the applicant shall enter into a maintenance
agreement with other parcel owners/occupants for the perpetual maintenance of the
parking areas and drive aisles within Parcel Map No. 31116.
STREET AND TRAFFIC IMPROVEMENTS
14. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development) for public streets; and Section 13.24.080
(Street Design Private Streets), where private streets are proposed.
A. OFF -SITE STREETS
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
15. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
1) Washington Street (Major Arterial; 120' R/W):
No additional street widening or street improvements are required of this Site
Development Permit pursuant to Conditions of Approval for Parcel Map No.
31116. Pursuant to said Parcel Map No. 31116, construction of a
deceleration/right turn only lane to the Hotel parcel is pending evaluation and
negotiation between CP Development La Quinta LLC and the City of La Quinta.
2) Seeley Drive — Non -Conforming Collector Street, 80' ROW.
No additional street widening of Seeley Drive from Washington Street to Miles
Avenue to its ultimate 56-foot width pursuant to Conditions of Approval for
Parcel Map No. 31116.
PARKING LOTS and ACCESS POINTS
The design of parking facilities per the approved Hotel Precise Grading and Paving Plans
(City of La Quinta Plan Set Number 05115) conforms to LQMC Chapter 9.150 (Parking).
The applicant shall provide for a minimum six-foot path of travel between the existing curb
face and the proposed garden wall on the east side of the building, adjacent to parking stalls
as approved by the City Engineer.
16. General access points and turning movements of traffic to, off site public streets are
limited to the access locations approved for Parcel Map No. 31116 Specific Plan
2001-055, Amendment No. 2 and these conditions of approval.
A. Washington Street Entry (Hotel Parcel Main Entry, north of Seeley Drive) —
Right turn in and out movements are permitted. Left turn movements in and
out are restricted.
B. Secondary Entry (Seeley Drive, approximately 450 feet east of Washington
Street) - Right turn in and out movements are permitted. Full turn movements
are permitted upon ultimate street improvement construction per City of La
Quinta Plan Set Number 06021 and 06022 and as determined by the City
Engineer.
C. Secondary Entry (Miles Street, east of Washington Street) — Right turn in and
out movements are permitted. Left turn movements in and out are restricted.
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
17. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
18. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
19. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQIVIC Section 13.24.040 (Improvement Plans).
20. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line item
specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant_to improvements required by other agencies and utility purveyors.
A. On -Site Commercial Precise Grading Plan 1" =.40' Horizontal
B. PM10 Plan 1" = 40' Horizontal
NOTE: A and B to be submitted concurrently.
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the: City Engineer prior to
commencing plan preparation.
The applicant shall prepare an accessibility assessment on.a marked up print of the
building floor plan identifying every building egress and that notes the most current
California Building Code accessibility requirements associated with each door. The
assessment must comply with submittal requirements of the Building & Safety
Department. A copy of the reviewed assessment shall be submitted to the
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
Engineering Department in conjunction with the Precise Grading Plan when it is
submitted for plan checking.
An "On -site Commercial Precise Grading" plan is required to be submitted for
approval by the Building Official and the City Engineer.
"On -site Commercial Precise Grading" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA requirements.
21. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering Library at
the City website (www.la-quinta.org). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
22. The applicant shall furnish a complete set of mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
23. At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the mylars in order to reflect the
as -built conditions.
PRECISE GRADING
24. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
25. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
26. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A precise grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
engineering geologist. Grading Plan shall tie the Hotel Precise Grading and Paving
Plans (City of La Quinta Plan Set Number 05115).
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
27. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized .with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
28. Prior to any site grading or regrading that will raise or lower'any portion of the site by
more than plus or minus three tenths of a foot from the elevations shown on the
approved Site Development Permit site plan, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
29. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
DRAINAGE
30. Stormwater handling shall conform with the approved hydrology and drainage report
for the Centre Pointe Development, Specific Plan 2001-055 and Amendments No. 1
and 2, and Tentative Parcel Map No. 31116 and Storm Drain Improvement Plans,
Phase I as modified for this Site Development Permit. Nuisance water shall be
disposed of in an approved manner.
31. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
32. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
33. When an applicant proposes discharge of storm water directly, or indirectly, into the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
costs of any sampling and testing of the development's drainage discharge which
may be required under the City's NPDES Permit or other City- or area -wide pollution
prevention program, and for any other obligations and/or expenses which may arise
from such discharge. The indemnification shall be executed and furnished to the City
prior to the issuance of any grading, construction or building permit, and shall be
binding on all heirs, executors, administrators, assigns, and successors in interest in
the land within Parcel Map No. 31116 excepting therefrom those portions required to
be dedicated or deeded for public use. The form of the indemnification shall be
acceptable to the City Attorney. If such discharge is approved for this development,
the applicant shall make provisions for meetirig these potential obligations. The 100-
year storm water HGL shall be 3 feet below the channel lining and 2 feet below the
Project Storm HGL.
UTILITIES
34. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
35. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
36. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance thereof
shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
37. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs..
LANDSCAPE AND IRRIGATION
38. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans).
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
39. The applicant shall provide for the perpetual maintenance of all landscaping along
Washington Street and Seeley Drive as required by LQMC Section 9.100.040 and
requirements of the Development Agreement and Disposition and Development
Agreement for the Centre Pointe Development including Amendments and applicable
Amendments to the Purchase and Sale Contract.
40. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
41. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
42. Final landscaping and irrigation plans land precise grading plans relevant to landscape,
areas) shall be prepared by a licensed landscape professional and shall be reviewed
by the ALRC and approved by the Planning Director prior to issuance of the first
building permit. An application for Final Landscape Plan Check shall be submitted to
the Planning Department for final landscape plan review. Said plans shall include all
landscaping associated with this project, including perimeter landscaping, and be in
compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code.
The landscape and irrigation plans shall be approved the Coachella Valley Water
District and Riverside County Agriculture Commissioner prior to submittal of the final
plans to the Planning Department.
The applicant shall submit the landscape plans for approval by the Planning
Department and green sheet sign off by the Public Works. Department. Landscape
plans for landscaped median on public streets shall be approved by the both the
Planning Director and the City Engineer. Where City Engineer approval is not required,
the applicant shall submit for a green sheet approval by the Public Works
Department.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
43. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public streets.
44. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 51" Edition or latest, in the design.and/or installation of all
landscaping and appurtenances abutting and within the private and public street right-
of-way.
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
45. Prior to issuance of a Certificate of Occupancy permit the restaurant and street
perimeter planting and irrigation shall be completed per.approved plans, to the
satisfaction of the Planning Director.
46. Five Gallon shrubs and/or vines shall be provided on the back side of the trash
enclosure along Washington Street.
47. Five gallon medium size shrubs shall be added on the south and west sides of the
building. The applicant shall coordinate with the master developer who is responsible
for the planting between the proposed building (property Line) and the Washington
Street and Seeley Drive curbs.
QUALITY ASSURANCE
48. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
49. The applicant shall employ, or retain, qualified engineers, surveyors, and such other
appropriate professionals as are required to provide the expertise with which to
prepare and sign accurate record drawings, and to provide adequate construction
supervision.
50. The applicant shall arrange for, and bear the cost of, all measurements, sampling and
testing procedures not included in the City's inspection program, but which may be
required by the City, as evidence that the construction:. materials and methods
employed comply with the plans, specifications and other applicable regulations.
51. Upon completion of construction, the applicant shallfurnish the City with
reproducible record drawings of all improvement plans which were approved by the
City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor certifying
to the accuracy and completeness of the drawings. The applicant shall have all
mylars submitted to the City, revised to reflect the as -built conditions.
MAINTENANCE
52. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
53. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-889
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
FEES AND DEPOSITS
54. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be those
in effect when the applicant makes application for plan check and permits.
55. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
MISCELLANEOUS
56. Roof tile shall be clay "S" tile.
57. Exterior light fixtures shall be energy -efficient and have a bulb wattage not exceeding
75 watts.
58. All applicable conditions and requirements of the Disposition and Development
Agreement (DDA) and Development Agreement (DA) for Centre Pointe shall be
complied with prior to issuance of a building permit or as determined by the Planning
Director.
MINUTE MOTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SIGN APPLICATION 2007-1165
KERR PROJECT SERVICES FOR APPLEBEE'S
ADOPTED: JULY 24, 2007
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. All applicable conditions and requirements of the Disposition and Development
Agreement and Development Agreement for Centre Pointe shall be complied with
prior to issuance of a building permit or as determined by the Planning Director.
3. The freestanding sign adjacent to Miles Avenue at the driveway entry shall be no
bigger than six square feet and four feet high, with location and design subject to
approval of Planning Director.
4. Additional sign permits from the Planning Department are required for all signs.
5. The raceway for "Neighborhood Grill and Bar" shall be placed on the interior of
the building.
6. The building signs on the east and/or"south elevations shall be reduced by a total
of 23.9 square feet to the satisfaction of the planning Director.
P:\reports-pc\2007\7-24-07\sdp 2007-889 kerr\sa 2007-1165.doc
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ATTACHMENT 4
Architecture and Landscaping Review Committee
June 27, 2007
the Comm nity Development Director prior to
issuance o the first building permit. An application
for Final andscape Plan Check shall be submitted
to the ommunity Development Department for
final I dscape plan review. Said plans shall
includ all landscaping associated with this project,
inclu ing perimeter landscaping, shall be certified
to 0mply with the 50% parking lot shading
re uirement, and be in compliance with Chapter
K13 (Water Efficient Landscaping) of the
unicipal Code. The landscape and irrigation plans
shall be approved by the Coachella Valley Water
District and Riverside County Agriculture
Commissioner prior to submittal of the final plans
to the Community Development Department.
il OTE: Plans are not approved for construction until
signed by the Planning Director.
7) Final carport designs and colors shall be submitted
with the Site Development Permit application for
future building pads 4 and 5.
B. Site Development Permit 2006-889; a request of Kerr Project Services
(for Applebee's Restaurant) for consideration of development plans for
a 5,914 square foot restaurant located northeast of the intersection of
Washington Street and Seeley Drive in the Centre Pointe development.
1. Principal Planner Stan Sawa presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff recommended
condition #4. Staff introduced Deborah Kerr, Kerr Project
Services, Jim Stuart and Myron Thompson, Applebees, and
Kalvin Mizzi, CP Development, who gave a presentation on the
project.
2. Committee Member Bobbitt stated the gooseneck light is a
trademark. Ms. Kerr stated that with the additional
architecture, you will not see them. Committee Member Bobbitt
stated the utility doors should not be lit.
3. Committee Member Smith asked why staff did not want the
roof tiles lit. Staff stated it has not been done on any other
El
Architecture and Landscaping Review Committee
June 27, 2007
building in the City, but they could work with the applicant on
the lights.
4. Committee Member Bobbitt stated he agrees with staff's
recommendation on the landscaping. The one gallon strelizia
reginae will burn with the afternoon sun and the sizes proposed
are too small. If they are put on the east side of the building
they will do fine. The la jollas should not be intermixed in a
small area or used as a hedge. They will grow as large as you
let them and the gardeners will cut them into funny shapes. It
would be better to use a rosenka bougainvillea.
5. Committee Member Smith did not agree with the dalia and
acacia rodolens being used in the tiny areas. It is low growing
but will spread out onto the sidewalk.
6. There being no further questions, it was moved and seconded
by Committee Members Smith/Bobbitt to adopt Minute Motion
2007-017 recommending approval of Site Development Permit
2006-889, as recommended by staff and amended as follows:
a. Condition #4: Deleted.
b. The applicant shall replace the la.jolla bougainvillea with a
rosenka variety; the estraila and acacia redolens and the
bird of paradise shall be replaced with a different variety.
Unanimously approved
C. i e ermit 2007-872 and 2005-848; a request of Trans
est. Housing for consideration of final landscaping plans for portions
o the Griffin Ranch interior common areas, including medians and
past a for the property located south of Avenue 54 to the east of
Madiso Street.
1. Princ al Planner Andrew Mogensen presented the information
contain in the staff report, a copy of. which is on file in the
CommunN Development Department. Staff introduced Marty
Butler, repr enting Griffin Ranch, and Chuck Shepardson, HSA
Landscaping, ho gave a presentation on their request.
2. Committee Mem ers stated they have no issues with the
project as propose
9
PH #C
DATE:
CASE NO:
APPLICANT:
PROPERTY OWNER:
REQUEST:
LOCATION:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN
DESIGNATION:
ZONING:
SURROUNDING
ZONING/LAND
USES:
PLANNING COMMISSION
STAFF REPORT
JULY 24, 2007
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
THE FOUNDATION GROUP
CONSIDERATION OF ARCHITECTURAL PLANS FOR A
6,200 SQUARE FOOT RETAIL BUILDING
LA QUINTA VILLAGE SHOPPING CENTER, ON THE
NORTHWEST CORNER OF WASHINGTON STREET AND
CALLE TAMPICO
A NEGATIVE DECLARATION (ENVIRONMENTAL
ASSESSMENT 91-187) WAS CERTIFIED BY THE CITY
COUNCIL FOR PLOT PLAN 91-456.ON APRIL 18, 1991,
FOR DEVELOPMENT OF THE SHOPPING CENTER. THERE
ARE NO CHANGED CIRCUMSTANCES, CONDITIONS OR
NEW INFORMATION PROPOSED WHICH WOULD
TRIGGER THE PREPARATION OF A SUBSEQUENT
ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC
RESOURCES CODE SECTION 21166.
NC (NEIGHBORHOOD COMMERCIAL)
CN (NIEGHBORHOOD COMMERCIAL)
NORTH: RM - RESIDENTIAL MEDIUM (VILLA CORTINA
APARTMENTS)
SOUTH: MC - MAJOR COMMUNITY FACILITY, CALLE
TAMPICO, (CITY HALL)
EAST: RL - RESIDENTIAL LOW DENSITY, WASHINGTON
STREET
WEST: RM - RESIDENTIAL MEDIUM (SEASONS
APARTMENTS)
PAReports - PC\2007\T24-07\SDP 07-879 Foundation Group\SDP 07-879 PC (STAFF REPORT).rtf
BACKGROUND:
Site History
The La Quinta Village Shopping Center (Plot Plan 91-456) was originally approved
as an 116,000 square foot shopping center on an 11.8 acre site. Additionally, a
General Plan Amendment and Zone Change allowing commercial usage of the site
were approved by the City Council in April of 1991. In November of 1992, an
Amendment decreasing the project to 85,650 square feet on 9.25 acres was
approved. In April of 1994, Amendment No. 2 decreasing the project to 79,000
square feet was approved (Attachment 1). Of the 79,000 square feet of approved
commercial space, 20,000± square feet of space was devoted to four pad sites
within the Center. Under the approved Amendment, Pad 'A' shows a future
building consisting of 4,500 square feet with an additional 1,500 square feet
devoted to an outdoor eating area along the east elevation. The southeast corner
y centers retention basin.
of the shoppingcenter Is current) used as the shopping
The original plans ,for Pad 'A' showed an outdoor eating area which was
anticipated to be a functional open area. In 1999, the Planning Commission
approved Plot Plan 95-551, allowing a 5,700± square foot building on Pad 'A' for
First Bank of Palm Desert (Attachment 2). No building was built and the application
has expired. With exception to the subject property (Pad 'A'), all buildings within
the Center have been constructed and the project is built out. The subject property
is under separate ownership from the rest of the shopping center.
The existing shopping center is a Spanish architectural design motif which utilizes
exterior cement plaster, arched walkways, ceramic tile accents, wood trellises, and
Mission -style clay roof tile. Building heights at the Center typically range from 20
to 30 feet in height, excluding the main tower element that is 42 feet high.
Perimeter freestanding pad buildings were built in 1995 (Pad 'C'), 1996 (Pad 'B')
and 2003 (Pad 'D') respectively.
PROJECT PROPOSAL:
The applicant has submitted a Site Development Permit for a 6,200 square foot
freestanding pad building within the La Quinta Village Shopping Center. The building
has been designed to accommodate up to three tenants and is architecturally
compatible with theexisting shopping center (Attachment 2).
Building Design
The architecture color and materials proposed for the subject building are consistent
with the existing shopping center. The building will be a Spanish architecture motif
with white stucco, ceramic tile accents, Mission -style clay roof tile, and an arched
colonnade (Attachment 3). The building design is intended for up to three tenant
spaces, the largest being 3,600 square feet. The window treatments, location, and
design are intended to match the proposed tenant spaces. Windows -for corner
P:\Reports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 07-879 PC (STAFF REPORTI.rtf
tenants "wrap" around the buildings north, east, and west corners to allow natural
light and to provide visual relief from a bare building facade.
An arched colonnade and covered walkway are provided around the buildings west
and north elevations. The colonnades generally range from five (5) feet to seven (7)
feet in depth. Wood beams will be used as the ceiling under the covered walkways
consistent with the existing ceiling beams at the shopping center. Along with the
proposed depths of the surrounding colonnade, a roof overhang of 18 inches is
provided. The intent of the overhang is to enhance the overall design of the building
and to provide additional shade. A colonnade is provided along the south and east
elevations; however, the depth of the colonnade is designed solely for visual relief
and shading for the building. The depth of the south colonnade is approximately
three (3) feet. The design of the surrounding colonnades, covered walkways, and
building exterior is consistent with the existing shopping center building design.
Access and Parking
The site has previously been rough graded with the development of the overall
shopping center. Currently, a two (2), foot differential exists between the proposed
building pad height and the existing parking lot on the north side of the building. The
applicant has addressed this issue by incorporating three steps that lead from the
buildings north -facing colonnade to the parking lot. The steps begin at the buildings
columns and step down to the existing parking lot.
The pad will use existing parking facilities at the site and no changes to the built
environment are proposed other than re -stripping for ADA parking stalls along the
western portion of the building site. Sufficient parking exists to adequately serve the
proposed building. The proposed building will also increase pedestrian access to the
site by increasing the number of walkways and colonnades at the shopping center,
including direct access to the existing adjacent bus stop and shelter. Existing ADA
paths of travel connect the pad site to the existing Ralph's shopping center. The
applicant proposes to create additional ADA paths of travel'to buildings along the
eastern portion of the shopping center by adding a pathway between the buildings
north -facing elevation and the parking lot.
A bus shelter exists at the sites southwest corner. Staff has received comments
from SunLine Transit Agency regarding the existing shelter and the proposed
development. SunLine has stated the proposed sidewalk for the site will provide a
pedestrian connection between the bus shelter and shopping center and that no
other impacts to the shelter are anticipated due to construction of this site.
Existing Water Feature
An existing water feature is located on an adjacent parcel abutting the north-east
corner of the subject property. The water feature, which was built in an earlier
phase of the shopping center, is a moderately prominent amenity to this segment of
the Center. Existing landscaping has overgrown and essentially hidden the water
PAReports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 07-879 PC (STAFF REPORT).rtf
feature from public view. The applicant has worked with staff to incorporate the
water feature into their project and to make the feature more accessible to the
public. The applicant has proposed adding pavement, benches and flowering pots
at the buildings northeast corner to integrate the feature into their building site.
Landscaping
The proposed landscaping palette for the building will be. consistent with the
existing shopping center's landscaping (Attachment 4). The landscape plan shows
heavy landscaping around the buildings east and south facing elevations along with
six small planting areas along the six pillars on the north elevation and a small
number of potted plants along the west elevation and water feature.
Landscaping around the buildings south and east elevations will consist of heavy
plantings and groupings of Yellow Lantana and Raphiolepis 'Ballernia'. Three Acacia
Stenophylla trees are also proposed along the sites south property line to provide
shade to the building. Per the ALRC's direction, the applicant has also proposed
four "Green Screens" along the back of building. The Green Screens are comprised
of a welded wire material that provides a security screen and shade element, and
act as a living fence, as vine plants climb the trellis -like structure. The applicant has
yet to finalize design of the Green Screens, but has stated they will work with staff
to complete design. of the Green Screens prior to completing the building. An
example of a Green Screen is attached (Attachment 5).
The landscape area along the southeast edge of the property contains a relatively
narrow Swale from the existing retention basin. The applicant has proposed to
replant grass within the Swale which is consistent with the existing landscape of the
retention basin and Swale. The applicant will leave the Swale as is, so as not to
disrupt its function with the overall design of the retention basin.
ANALYSIS:
Both the architecture and landscaping for the building have been designed to be
compatible with the existing built environment at the shopping center. Additionally,
the proposed project has increased pedestrian circulation at the Center by providing
direct access to the existing bus shelter and enhancing ADA paths of travel at the
center.
The applicant has proposed off -site improvements adjacent to the water feature in
the northeast corner of the project. Generally, off -site improvements are not allowed
without property owner consent. Though proposed, the applicant has not provided
written proof of consent from the property owner and there is the possibility that
these improvements will not occur should the applicant not be able to obtain
consent.
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The existing on -site retention basin for the shopping center will need to be
preserved in its entirety, including the Swale which encroaches into the project. The
applicant has worked extensively with the City's Public Works Department in
preserving the existing retention basin, and has tested the existing site for
percolation. The applicants have proposed to retain all stormwater and nuisance
water onsite by using an underground retention.
The previously approved Plot Plan (PP 91-456) identified a large outdoor seating
area on Pad 'A'. The applicant has stated that due to the shopping centers existing
CC&R's, an increase in food services at this location is not 'allowed, and therefore
they have not proposed to incorporate an outdoor seating area into the buildings
design.
Parking calculations have been previously addressed with the original approval of
Plot Plan 1991-456. The original Plot Plan shows a total of 491 parking stalls and a
parking ratio of 5.73 stalls per 1,000 square feet of leaseable space. Staff has
calculated the parking requirement per the City's Municipal Code and the uses
within the shopping center, and has found that the Center has adequate parking to
accommodate the proposed building.
The back of building faces the corner of Washington Street and Calle Tampico and
is directly north of City Hall. The applicant has worked diligently with staff to
address concerns with the back of building treatment. The south elevation of the
building utilizes six columns, an 18 inch roof overhang, and landscaping. The
columns are one foot in width, are separated from the building by one foot.and
support an 18 inch roof overhang. The landscaping for the back of building includes
trees, green screens and heavy landscaping, all of which add depth and shade to
the building.
The proposed landscaping for the pad building is consistent with the existing plant
palette of the shopping center. The proposed landscaping along the south elevation
is intended to shield the back of building from public views and to add separation
between the building and Calle Tampico. The west elevation of the building faces
onto an existing parking lot, which is anticipated to be the main parking area for the
proposed pad. As such, there is a need to incorporate more landscaping around the
west elevation.
Architecture and Landscape Review Committee (ALRC)
The Architecture and Landscape Review Committee reviewed this request at its
meeting on April 4; 2007 and recommend to the Planning Commission approval of
Site Development Permit 2007-879, subject to the following Conditions of
Approval:
1. Final landscape plans for on -site planting shall be reviewed by the ALRC and
approved by the Planning Director prior to issuance of first building permit.
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Final plans shall include all landscaping associated with this project, including
perimeter landscaping.
2. In order to preserve the function of the on -site retention basin, the existing
Swale shall not be degraded by the proposed landscaping for the building.
Landscaping along the south elevation of the building needs to be revised to
incorporate screening material and plant massing to shield the back of the
building.
3. If a grade differential of two (2) or more feet exists between the proposed
building and the northern parking lot, the applicant shall provide a landscape
barrier to limit, but not restrict, access from the northern parking lot.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES:.
The project was sent out for comment to City Departments and affected public
agencies on January 24, 2007, requesting comments returned by February 14,
2007. All applicable comments are incorporated in the Conditions of Approval.
PUBLIC NOTICE:
This project was advertised in the Desert Sun newspaper on July 14, 2007, mailed
to all property owners within 500-feet of the site, and posted on City Public
Hearing information:boards. At the time of the filing of this report, staff had not
received any letters or phone calls from the public regarding the proposal.
RECOMMENDATION:
Adopt Planning Commission Resolution 2007 - , approving Site Development
Permit 2007-879 to allow construction of a 6,200 square foot commercial building
within the La Quinta Village Shopping Center, subject to the findings identified in
the attached resolution and conditions of approval.
Prepared by:
Eric Ceja, Assist nt Planner
Attachments:
1.
Original. Center Site Plan
2.
Proposed Site Plan
3.
Building Elevations
4.
Landscaping Plans
5.
Green Screen
PAReports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 07-879 PC (STAFF REPORT).rtf
PLANNING COMMISSION RESOLUTION 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
DEVELOPMENT PLANS FOR A 6,200 SQUARE FOOT
COMMERCIAL BUILDING WITHIN THE LA QUINTA
VILLAGE SHOPPING CENTER
CASE NO.: SITE DEVELOPMENT PERMIT 2007-879
APPLICANT: THE FOUNDATION GROUP
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 241h day of July 2007, hold a duly noticed Public Hearing to consider the
request of The Foundation Group to approve the architectural, site and landscaping
plans for a one-story retail building of 6,200 square feet on Pad Site 'A' in a 9.25-acre
shopping center in the Neighborhood Commercial (CN) Zoning District located on the
west side of Washington Street, north of Calle Tampico, more particularly described
as:
Assessor's Parcel Number: 770-020-021-9 (Parcel #7 of Parcel Map No. 27984)
Portion of the SE '/4 of the NW '/4 of Section 6, T6S, R7E, SBBM
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68) in that the Planning Director has determined
that this request has been previously assessed in conjunction with Environmental
Assessment 91-187, prepared for Plot Plan 91-456, for which a Negative Declaration
of Environmental Impact was certified by the City Council on April 16, 1991, and no
changed circumstances, conditions or new information has been provided that would
trigger the preparation of a subsequent environmental assessment pursuant to Public
Resources Code Section 21166; and,
WHEREAS, the Architecture and Landscaping Review Committee, did on
the 4th day of April, 2007, at a regular meeting, recommended approval of the
development plans, subject to conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1. The commercial unit in this proposed phase of the project is consistent with the
General Plan in that they are designated for neighborhood commercial uses.
2. The commercial project has been designed to be consistent with the applicable
provisions of the City's Zoning Code.
PAReports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 pc res.doc
Planning Commission Resolution 2007-
The Foundation Group - Pad Site 'A'
Adopted: July 24, 2007
3. The architectural design of the commercial project, including, but not limited to,
the architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements, are compatible with the
surrounding development, previously approved and constructed phases, and
with the quality of, design prevalent in the City. The commercial center is
suitably designed and conforms to the established theme of the project.
4. The site design of the project, including but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment, exterior lighting, and other site design elements are
compatible with previously approved and constructed phases, surrounding
development, and with the quality of design prevalent in the City.
5. Project landscaping, including but not limited to the arrangement, variety, size,
color, texture, and coverage of plant materials, with conditions, has been
designed so as to provide relief, complement buildings, visually emphasize
prominent design elements, screen undesirable views, provide a harmonious
transition between adjacent land uses, and provide an overall unifying influence
to enhance the visual continuity of the project.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That the project is in compliance with the provisions and conditions of Plot Plan
91-456 and Environmental Assessment 91-187 as designed;
3. That the public hearing notices were mailed to adjacent property owners by the
Planning Department and posted in the Desert Sun Newspaper on July 14,
2007 as required by Zoning Ordinance provisions; and
4. That it does hereby approve Site Development Permit 2007-879 for the reasons
set forth in this Resolution, subject to the Conditions, attached hereto;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 24`h day of July, 2007 by the following
vote, to wit:
P:\Reports - PC\2007\7-24 07\SDP 07-879 Foundation Group\SDP 2007-879 pc res.doc
Planning Commission Resolution 2007-
The Foundation Group - Pad Site 'A'
Adopted: July 24, 2007
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
LES JOHNSON, Planning Director
City of La Quinta, California
P:\Reports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 pc res.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
nFNFRAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Site Development Permit shall comply with the requirements and standards of
Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and
Chapter 13 of the La Quinta Municipal Code ("LQMC").
This site development permit shall expire two years after Planning Commission
approval, unless. recorded or granted a time extension pursuant to the requirements
of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions).
3. The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies (if required):
• Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Planning Department
Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
• SunLine Transit Agency
• SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies, if applicable. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-
DWQ.
6. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
7. Approval of this Site Development Permit shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
PROPERTY RIGHTS
8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements. Said conferred rights shall
also include grant of access easement to the City of La Quinta for the purpose of
graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the maintenance agreements for
the development or other agreements as approved by the City Engineer.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Calle Tampico (Primary Arterial - Option B, 100' Right -of -Way) - No
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PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
additional right-of-way is required along the Site Development Permit
boundary on Calle Tampico as per the recorded Parcel Map No. 27984.
10. The required perimeter landscaping setbacks along all public rights -of -way as follows
has been dedicated on Parcel Map No. 27984:
A. Calle Tampico (Primary Arterial — Option B, 100' Right -of -Way) - 20-foot from
the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes. _
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes.
11. Direct vehicular access to Calle Tampico is restricted, except for those access points
identified on Parcel Map No. 27984, or as otherwise conditioned in these conditions
of approval.
12. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
13. The applicant shall provide reciprocal access easements necessary for the adjoining
parcel(s) for access to proposed parking and access drive associated with this Site
Development Permit. Additionally, the applicant shall enter into a maintenance
agreement with other parcel owners/occupants for the perpetual maintenance of the
parking areas and drive aisles within Parcel Map No. 27984.
STREET AND TRAFFIC,IMPROVEMENTS
14. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
11 Calle Tampico (Primary Arterial — Option B, 100' Right -of -Way):
No additional widening on the north side of the street along all frontage
adjacent to the Site Development Permit boundary to its ultimate width on the
north side as specified in the General Plan and per Conditions of Approval for
Tentative Parcel Map No. 27984 are required of this Site Development Permit. .
PAReports - PC\2007\7-24-07\SDP 07.879 Foundation Group\SDP 2007-879 (PC COA) RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
PARKING LOTS and ACCESS POINTS (EXISTING PARKING LOT AND DRIVE AISLES PER
LA QUINTA VILLAGE SHOPPING CENTER PRECISE GRADING PLANS)
15. The applicant shall design the Site Development Permit site improvements to conform
to LQMC Chapter 9.150 (Parking) as applicable to the existing parking area and as
approved by the City Engineer. Additionally, the applicant may be required to
reconstruct existing facilities for current ADA requirements and in particular, the
following:
A. Accessibility routes to public streets and adjacent buildings shall be shown on
the Precise Grading Plan.
B. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to better
evaluate ADA accessibility issues.
D. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length for standard parking stalls and 18 feet for
handicapped parking stall or as approved by the City Engineer.
E. Drive aisles between parking stalls shall be a minimum of 26 feet with egress
drive aisles a minimum of 28 feet or as approved by the City Engineer.
F. Reconstruct the existing curb ramps along the westerly portion of the Site
Development Permit parcel or area to conform with current ADA guidelines as
approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated
turn lanes, ADA accessibility route to public streets and other features shown on the
approved construction plans, may require additional street widths and other
improvements as may be determined by the City Engineer.
16. General access points and turning movements of traffic to off site public streets are
limited to the access locations approved for Parcel Map No. 27984 and these
conditions of approval.
17. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
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PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
18. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design procedure.
For mix designs over six months old, the submittal shall include recent (less than six
months old at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The,applicant shall not
schedule construction operations until mix designs are approved.
19. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks. Mid -block
street lighting is not required.
20. Improvements shall be designed and constructed in accordance ;with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
21. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQMC Section 13.24.040 (Improvement Plans).
22. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line item
specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements requiredi by other agencies and utility! purveyors.
PAReports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 WC COA) RECOMMENDED.doc
I
� i
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
A. On -Site Commercial Precise Grading Plan 1 " = 20' Horizontal
Note: Storm Drain Plan to be 1 " = 40' Horizontal, 1 " = 4' Vertical.
B. PM10 Plan 1" = 40' Horizontal
NOTE: A and B to be submitted concurrently
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and that notes the most current
California Building Code accessibility requirements associated with each door. The
assessment must comply with submittal requirements of the Building & Safety
Department. A: copy of the reviewed assessment shall be submitted to the
Engineering Department in conjunction with the Precise Grading Plan when it is
submitted for plan checking.
A "On -Site Commercial Precise Grading" plan is required to be submitted for approval
by the Building Official, Community Development Director and the City Engineer.
"On -Site Commercial Precise Grading" plans shall normally'include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA requirements.
23. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering Library at
the City website (www.la-quinta.org). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
24. The applicant shall furnish a complete set of mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
25. At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the mylars in order to reflect the
as -built conditions.
PRECISE GRADING
26. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
PAReports - PC\2007\7-24-071SDP 07-879 Foundation Group\SDP 2007-879 (PC COA) RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP.
JULY 24, 2007
Improvements►.
27. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
28. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A precise grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive, bust Control).
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
29. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
30. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus five tenths of a foot (0.5') from the elevations shown on the
approved Site Development Permit site plan, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
31. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
PAReporte - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 (PC COA) RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
nRAINAGF
32. As the applicant proposes on -site stormwater handling for this Site Development
Permit to utilize underground retention, he shall comply with the provisions of LQMC
Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin
No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm
Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. More specifically, stormwater falling on site during the 100
year storm shall be retained within the development, unless otherwise approved by
the City Engineer. The design storm shall be either the 3 hour, 6 hour or 24 hour
event (whichever event produces the greatest total run off).
33. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
34. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which directly falls onto the setback) will
be permitted to be retained in the landscape -setback areas., The perimeter setback
and parkway areas in the street right-of-way shall be shaped with berms and
mounds, pursuant to LQMC Section 9.100.040(B)(7).
35. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
36. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
37. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
38. However, if the applicant proposes not to use on -site underground retention and to
utilize existing storm water handling facilities for Parcel Map No. 27984 and in
particular to transport stormwater to the existing retention basin for retention of the
Site Development Permit stormwater, the applicant shall make their best effort to
redesign and reconstruct the existing retention basin to the east to meet current
Public Works Department criteria contained in Engineering Bulletin No. 06-16 -
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems
and Engineering Bulletin No. 06-015 - Underground Retention Basin Design
PAReports - PC\2G0717-24-07\SDP 07-879 Foundation Group\SDP 2007-879 IPC COA) RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP.
JULY 24, 2007
Requirements and the following conditions.
39. Stormwater handling shall conform with the approved hydrology and drainage report
for Parcel Map No. 27984 and as modified for this Site Development Permit.
Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
40. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 -
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems
and Engineering Bulletin No. 06-015 - Underground 'Retention Basin Design
Requirements. More specifically, stormwater falling on site during the 100 year storm
shall be retained within the development, unless otherwise approved by the City
Engineer. The design storm shall be either the 3 hour, 6 hour or 24 hour event (which
ever produces the greatest total run off).
41. Nuisance water shall be retained on the Site Development Permit site. Nuisance
water shall be disposed of per approved methods contained in Engineering Bulletin
No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm
Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements.
42. For on -site above ground common retention basins, retention depth shall be according
to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic
Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall
be planted with maintenance free ground cover. Additionally, retention basin widths
shall be not less than 20 feet at the bottom of the basin unless approved by the City,
Engineer.
43. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which directly falls onto the setback) will
be permitted to be retained in the landscape setback areas. The perimeter setback
and parkway areas in the street right-of-way shall be shaped with berms and
mounds, pursuant to LQMC Section 9.100.040(B)(7).
44. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
PAReports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 (PC COA) RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
45. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
46. Storm drainage historically received from adjoining properties shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
47. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
48. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
49. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
CONSTRUCTION
50. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs.
LANDSCAPE AND IRRIGATION
51. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans).
52. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and, park areas.
53. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
PAReports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 IPC COA) RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
54. The applicant shall submit the final landscape plans for approval to plan checking by
the Planning Department. Final landscaping plans shall be reviewed by the
Architecture Landscape Review Committee and approved by the Planning Director.
When plan checking has been completed by the Planning Department, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the Planning Director.
NOTE: Plans are not approved for construction until signed by the Planning Director.
55. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public streets.
56. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 51" Edition or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street right-
of-way.
QUALITY ASSURANCE
57: The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
58. The applicant shall employ, or retain, qualified engineers, surveyors, and such other
appropriate professionals as are required to provide the expertise with which to
prepare and sign accurate record drawings, and to, provide adequate construction
supervision.
59. The applicant shall arrange for, and bear the cost of, all measurements, sampling and
testing procedures not included in the City's inspection program, but which may be
required by the City, as evidence that the construction materials and methods
employed comply with the plans, specifications and other applicable regulations.
60. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by the
City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor certifying
to the accuracy, and completeness of the drawings. The applicant shall have all
approved mylars previously submitted to the City, revised to reflect the as -built
conditions. The applicant shall have all approved mylars previously submitted to the
PAReports - PC\2007V-24-07\SDP 07-879 Foundation Group\SDP 2007-879 IPC COA) RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
City, revised to reflect the as -built conditions. However, if subsequent approved
revisions have been approved by the City Engineer and reflect said "As -Built"
conditions, the Engineer Of Record may submit a letter attesting to said fact to the
City Engineer in lieu of mylar submittal.
MAINTENANCE
61
The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
62. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
63. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for plan
checking and construction inspection. Deposits and fee amounts shall be those in
effect when the applicant makes application for plan check and permits.
64. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of, building permit(s).
65. Prior to completion of any approval process for modification of boundaries of the
property or lots subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay the cost
of such reapportionment.
SHERIFFS DEPARTMENT
66. Final conditions will be addressed when building plans are reviewed. Prior to issuance
of a building permit, applicant shall review building plans with the Sheriff's
Department regarding Vehicle Code requirements, defensible space, and other law
enforcement and public safety concerns. All questions. regarding the Sheriff's
Department should be directed to the Deputy at (760) 863-8950.
FIRE DEPARTMENT
67. Provide or show there exists a water system capable of delivering a fire flow 1500
gallons per minute for a two hour duration at 20 psi residual operating pressure,
PAReports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 (PC COA) RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
which must be available before any combustible material is placed on the
construction site'.
68. Approved accessible on site fire hydrants shall be located not to exceed 330 feet
apart in any direction as measured by an approved route around the complex, exterior
of the building, and no portion of a building further than 165 feet from a fire hydrant.
Fire hydrants shall provide the required fire flow.
69. Prior to issuance of building permits, the water system for fire protection must be
provided as approved by the Fire Department and the local water authority.
70. Display street numbers in a prominent location on the address side of the building
and/or rear access. Numbers and letters shall be a maximum of 10" in height. All
addressing must be legible and of a contrasting color.
71. A rapid entry Knox Box shall be installed on the outside of the building. If the building
is protected with a fire alarm or burglar alarm system, the lock box will require
"tamper" monitoring. Special forms are available from the Riverside County Fire
Department for ordering the Knox Box.
72. The applicant shall install a complete commercial fire sprinkler system (per NFPA 13
1999 Edition). Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will
require the project Structural Engineer to certify with a "wet signature", that the
structural system is designed to support the seismic and gravity loads to support the
additional weight of the sprinkler system.
73. All fire sprinkler risers shall be protected from any physical damage. The PIV and FCD
shall be located to the front, within 25 to 50 feet of a hydrant, and a minimum of 25
feet from the building. Sprinkler riser room must have indicating exterior and/or
interior door signs. A C-16licensed contractor must submit plans, along with current
$307.00 deposit based fee, to the Fire Department for review and approval prior to
installation. Guideline handouts are available from the Fire Department.
74. The applicant shall install an alarm monitoring system for fire sprinkler system(s) with
100 or more heads (20 or more in Group I, Division 1 .1 and 1.2 occupancies). Valve
monitoring, water -flow alarm and trouble signals shall be automatically transmitted to
an approved central station, remote station or propriety monitoring station in
accordance with 2001 CBC, Sec. 904.3.1 . An approved audible sprinkler flow alarm
shall be provided on the exterior in an approved location and also in the interior in a
normally occupied location. A C-10 licensed contractor must submit plans designed in
accordance with NFPA 72, 1999 Edition, along with the `current $192.00 deposit
PAReports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 (PC COAI RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP
JULY 24, 2007
based fee, to the Fire Department for review and approval prior to installation.
Guideline handouts are available from the Fire Department.
75. The application shall install a portable fire extinguisher, with a minimum rating of 2A-
106C, for every 3,000 square feet and/or 75 feet of travel distance. Fire
extinguishers shall be mounted 3.5 to 5 feet above finished floor, measured to the
top of the extinguisher. Where not readily visible, signs shall be posted above all
extinguishers to .indicate their locations. Extinguishers must have current CSFM
service tags affixed.
76. No hazardous materials shall be stored and/or used within the building, which exceed
quantities listed in UBC Table 3-D and 3-E. No class I, II, or IIIA of
combustible/flammable liquid shall be used in any amount'in the building.
77. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2001 California Building, Code.
78. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside
of the door.
79. Access shall be provided to all mechanical equipment located on the roof as required
by the Mechanical Code.
80. Air handling systems supplying air in excess of 2,000 cubic feet per minute to
enclosed spaces within buildings shall be equipped with an automatic shutoff. Ref.
CMC 609.0.
MISCELLANEOUS
81. The applicant shall work with the Planning Department to,finalize the green screens
location, size and plant type prior to Final Landscaping Plan review by the ALRC.
82. No signage is permitted with this approval. All building mounted signs for the building
shall comply with the existing Sign Program for the La Quinta Village Shopping
Center. A separate permit from the Planning Department is required for any
temporary or permanent signs.
83. All roof top mechanical equipment shall be fully screened per. Section 9.100.050 of
the Zoning Ordinance.
84. Building mounted lighting shall comply with the City's Outdoor Lighting Ordinance,
per Section 9.100.150 of the Zoning Ordinance.
P:\Reports - PCk2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 (PC COA) RECOMMENDED.doc
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-879
THE FOUNDATION GROUP .
JULY 24, 2007
85. The applicant shall comply with all applicable Conditions Of Approval of Plot Plan
1991-456.
PAReports - PC\2007\7-24-07\SDP 07-879 Foundation Group\SDP 2007-879 WC COA) RECOMMENDED.doc
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Page 1 of 1
Carolyn Walker
From: Carolyn Walker
Sent: Monday, July 23, 2007 9:10 AM
To: 'BetNEd@aol.com'; 'rdaniels@dc.rr.com'; 'Katie Barrows'; James Engle Jr.
Qimmy@imperialsignco.com); 'quillp@earthlink.net'
Cc: Eric Ceja; Les Johnson; Betty Sawyer
Subject: Foundation Group Exhibit
Attachments: 0825_001. pdf
The attached exhibit was not included in the Planning Commission packet delivered to you on Friday
Please include this with item PH #C, Site Development Permit 2007-879, The Foundation Group.
Please let me know if you have any difficulties in receiving this transmission.
Thanks.
Carolyn Walker, Secretary
Planning Department
City of La Quinta
760-777-7125
7/23/2007
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PLANNING COMMISSION
STAFF REPORT
DATE: JULY 24, 2007
CASE NO.: I SIGN APPLICATION 2007-1136
APPLICANT: EMBASSY SUITES
REQUEST: CONSIDERATION OF AN AMENDEMENT TO AN APPROVED
SIGN PROGRAM FOR A BUSINESS IDENTIFICATION SIGN
FOR SPA HIBISCUS
LOCATION: NORTH SIDE OF CALLE TAMPICO, WITHIN THE EMBASSY
SUITES
GENERAL PLAN: VC — VILLAGE COMMERCIAL
ZONING: VC —VILLAGE COMMERCIAL
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS SIGN
APPLICATION IS CATEGORICALLY EXEMPT FROM
ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS
OF SECTION 15311 (CLASS 11) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
BACKGROUND:
The original planned Sign Program for Santa Rosa Plaza was approved with Specific
Plan 2000-050 in February of 2001. In November of 2004, the Planning Commission
approved an Amendment to Sign Program 2004-825. The approved Sign Program was
implemented to encourage continuity of graphic elements throughout the development.
Subsequently, the Sign Program allows adjustments to permit additional sign area,
number of signs, an alternative sign location and type of signage, new illumination, or
additional height may be granted by the Planning Commission. The Embassy Suites is
within the Santa Rosa Plaza development and is requesting approval for a sign
program amendment to enable them to provide signage for their new spa service.
SIGN REQUEST:
The applicant is requesting approval of one sign ("SPA HIBISCUS") and a flower logo.
The sign will be mounted on the entry tower of the spa and totals approximately seven
square feet (seven feet in length and one foot in height). A hibiscus flower will also be
centered above the word "SPA HIBISCUS" and measures one square foot. The total
square footage of the sign will be eight square feet. The material of the sign will be one-
P:\Reports - PC\2007\7-24-07\Spa Hibiscus\SA 07-11 SPA HIBISCUS (STAFF REPORT).doc
inch gatorfoam with clear silicone. The letters will be air brushed black and the flower
logo colors will be yellow, orange and red with a black outline.
The mounting will be done with a double stick tape and clear silicone.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the�Amendment to the Sign
Program to allow the use of the sign and logo for "Spa Hibiscus" and adopt Minute
Motion 2007-_, subject to the following Condition of Approval:
1. A building permit shall be obtained prior to any work on the sign being started.
Prepared by:
A WJM&
0NIE FRANCO, Assistant Planner
Attachments:
1. Location Map
2. Hotel Site Map
3. Sign Exhibit
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STAFF REPORT
PLANNING COMMISSION
DATE: JULY 24, 2007
APPLICANT: CITY OF LA QUINTA, PLANNING DEPARTMENT
REQUEST: DISCUSSION OF LANDSCAPING POLICY IN REGARDS TO
WATER FEATURES AND TURF USAGE
LOCATION: CITY-WIDE
BACKGROUND
Over the past few years, there has been increasing interest and discussion
regarding, use of water in our community. Recent discussion by the Planning
Commission has focused on attaining lower water usage through policy limitations
on turf placement and water features. The Planning Commission requested staff
bring this topic forward as a study item during their regular meeting held June 26,
2007.
A staff member and Commissioner Barrows recently attended the Coachella Valley
Water District's Water Efficient Ordinance and Landscape and Irrigation Guidelines
Committee meeting held July 11, 2007, at their office in Palm Desert. Discussion
during the meeting included a number of potential policy 'enhancements to the
existing CVWD Guidelines, including increasing the spray irrigation setback
standards, the use of smart irrigation controllers, the definition of "recreational
turf," and reducing the landscaping water co -efficient from the current .6 to a more
efficient .5 threshold. It was noted by a representative from Palm Desert, which
currently incorporates the .5 threshold, that they have had success with the
reduced co -efficient and that a limited use of turf is still possible with the standard.
Palm Desert does not mandate the .5 standard on playable golf course turf areas or
portions of parks and similar public areas which utilize recreational turf.
STATEMENT OF ISSUES
Because it is recognized that we live in a desert environment where water supplies
are limited, mandating the use of water efficient landscaping has always been the
practice and policy of the City. The City continues to adhere to. the CVWD's
adopted landscaping water co -efficient of .6, a number which relates to the amount
of water consumed. by the overall landscaping for a project. As this number
represents a maximum permissible standard, the majority of the commercial and
residential landscaping plans being approved by the City are somewhere between
.6 and the lower desert landscaping water co -efficient threshold of .5.
To reinforce this commitment to water -efficient landscaping, the Planning
Commission has been consistent in imposing two different types of water -use
conditions. The first is encouraging a reduction in the use of turf. The
Commission has accomplished this through three different turf -related conditions
which have consistently been applied. The first is mandating a specific threshold
of turf coverage not to exceed 50% of the landscaping, recreational, and open
space areas with the exception of golf courses and parkland. The second is the
condition that turf be limited to functional or recreational areas. The third has been
a condition for a "no -turf" option to be provided with all typical residential
landscaping plans. The focus of these water -efficient conditions has traditionally
been on residential projects, as water use has historically not been an issue for
commercial projects.
The second water -use condition consistently imposed by the Planning Commission
relates to the use of passive water features, such a fountains, waterfalls, ponds, or
lakes that are continually replenished by a potable water supply. The Planning
Commission has been discouraging the use of passive water features placed in
locations which have a passive visual function, such as large ponds or lakes,
elaborate waterfalls, and/or fountains located at project entries or along perimeter
streets. These types of water features are often supported by pumping equipment
with heavy electrical consumption requirements. Passive water features are
defined as those placed outside of a project's perimeter wall or entry which are not
actively used by the residents or visible from the individual residences. An example
could be those water features located at a project's entry or perimeter which
serves as advertising or an attention -getting purpose for a particular project.
The Commission recently deemed a proposed water feature acceptable based upon
the following points:
1. The water feature did not use a potable water, source.
2. The water feature was located adjacent to and visible from the proposed
residential homes, rather than along a right-of-way.
3. The water feature was surrounded by a walking path and landscaping,
providing a recreational feature and aesthetic amenity for homeowners.
4. The water feature utilized a recreational or habitat function, such as
containing fish.
5. The water feature served a dual purpose including use as a reservoir for
storm water, nuisance water, and/or irrigation storage purposes.
Examples of an acceptable water feature would be those which are replenished by
non -potable sources, serve an active recreational function such as fishing or
golfing, are appropriately sized, are utilized for storm water retention, are visible
from a public park or publicly accessible open space adjoining residences, and/or
have an alternative purpose such as irrigation water storage or natural habitat.
DISCUSSION
As previously stated, there is increasing concern and discussion regarding use of
the limited water supply in our community. Turf and water features such as
fountains and waterfalls are the single largest consumer of water in landscaping
and often require a significant amount of electricity. Although the City Council
continues to support, the "lush and efficient" policy of the CVWD, water usage can
be effectively reduced even farther by limiting the use of turf and water features to
"functional and recreational purposes." Staff will be evaluating the differences
between other cities' landscaping standards and returning at a later date with an
analysis to include photo examples.
In addition to the current CVWD landscaping standards (Attachment 1), the City
has been supportive of CVWD's water -based irrigation clock controller program. A
rebate program was created in 2005 to encourage Valley residents to replace their
irrigation timers with a weather -based system which had the potential to reduce
water consumption by 30%. La Quinta provided a total of $5,000 to help off -set
the cost of the controllers for local residents. In 2006, a total of 64 controllers
were installed. So far this year, a total of 21 controllers have been installed, for a
total of 85 weather -based controllers installed City-wide. Of the $5,000 budgeted,
$3,955.97 has been spent thus far. CVWD anticipates the remaining budgeted
amount for this program to be spent during the second half of 2007.
Consideration should be given to formulating a policy direction involving
landscaping conditions which both support the existing "lush and efficient" policy
and also provide a` transition towards the practice of limiting turf and water
features to functional and recreational use. The type policy should also be
discussed, whether via a General Plan policy directive, a regulatory ordinance, or
combination thereof. Based upon past discussion, this policy should include the
following directives:
• Turf usage shall be limited to less than 50% of total, landscaping coverage
and shall be placed within functional and accessible recreational areas.
• All typical landscaping plans for prototypical residential units shall include a
no -turf option. The Commission should consider a policy of limiting turf to a
percentage of an overall project.
• Water features should be replenished by a non -potable water supply,
appropriately sized and designed for functional and recreational purposes in
conjunction with recreational amenities, placed at a. location visible from
adjacent residential or commercial uses, and serve a functional purpose such
as storm water retention, irrigation storage, or wildlife habitat.
Turf should be placed at locations away from sidewalks and streets. While
the existing CVWD standard is to place turf 18 inches from the curb (unless
an underground irrigation system is used), the Commission should consider
expanding the policy to prevent overspray.
RECOMMENDATION
Provide a policy direction to staff concerning landscaping standards for turf
placement and water features.
Prepared by:
*Ae Mogensen
Planner
Attachments: La Quinta General Plan Multi -Purpose Trails, Exhibit 3.10
ATTACHMENT #1
GENERAL LANDSCAPING GUIDELINES
AND IRRIGATION SYSTEM DESIGN CRITERIA
FOR
DEVELOPERS, LANDSCAPE ARCHITECTS,
GOVERNMENTAL AGENCIES AND PROPERTY MANAGERS
Revised June 2003
Prepared by:
Service Department
Approved by:
Steve Robbins
General Manager -Chief Engineer
CVWD-772
INTRODUCTION
The Coachella Valley Water District (District) was formed in 1918 by forward -looking property
owners to conserve and supplement the Coachella Valley's water supplies. Coachella Valley
residents have always felt that active water management is necessary to keep the area habitable
for humans.
For the first 30 years of existence, the District worked actively to acquire water rights and land
for groundwater replenishment. Recognizing a need for supplemental water, the District fought
for the construction of Hoover Dam and the All American Canal system to bring Colorado River
water to the desert. Later, work was begun on importing water through the State Water Project.
While the effort continued on augmenting water supplies, the District began a vigorous program
to improve the efficiency of local water use. This program was intent on stretching local
supplies to the maximum extent possible.
As the Coachella Valley continues to develop, it is important that we.all become wise water
managers.
Most of the homeowners' water bill can be traced to uses outside the home. In an effort to
reduce costs, some have opted for "natural" desert landscaping, often a few cacti sprouting
through decorative gravel. Others, recognizing the cooling. effects, both physical and
psychological, of greener landscaping have planted things that are familiar.
Yet, landscaping can be the best of both worlds, low water bills and lush green plantings, if care
is taken to select the proper water efficient plants. The grouping together of plants with similar
water needs and installing an efficient irrigation system are essential to be able to achieve the
best of both worlds.
Water efficiency in plants takes on a whole new meaning in the Coachella Valley where the
average precipitation is three inches. This three-inch annual rainfall is three to five times less
than the typical areas under consideration in the xeriscape books. Common summer Coachella
Valley temperatures of 110 to 120 degrees run 30 degrees hotter than climates typically
addressed in most xeriscape books.
This brochure was prepared to assist you and your associates in designing and maintaining
water efficient landscaping and irrigation systems to meet the provisions of CVWD Ordinance
No. 1302, which mandates efficiency in newly installed landscape irrigation systems. These
guidelines are also to be used to optimize or renovate existing systems. They are the basis of the
mandatory review of landscaping and irrigation plans required by the ordinance.
As part of the District's educational program to encourage wise water use, the District has water
management specialists to work closely with large landscapers such as country clubs,
developers and government agencies. One of the duties of the water management specialists is
to ensure wise water management on new projects.
CV WD-772
As part of the approval process of getting stormwater, water service or sewer service plans
approved, the ordinance authorizes the District's right to check landscape and irrigation plans to
ensure water is applied efficiently. The water management specialists regularly offer guidance
for plan improvements, if needed, as a result of each plan check.
If you have any questions please call the Water Management Section at (760) 398-2651 or
(760) 398-2661, extensions 3541, 3518, 3542 or 3562.
Steve Robbins
General Manager -Chief Engineer
C V W D-772
INDEX
Page
Who Must Adhere to These Guidelines .......................... :..................... :.....................................
1
Howto Submit Plans..................................................................................................................
2
Definitions..................................................................................................................................
3
1. Water Conservation Concept Statement...................:...........................................................8
2. Landscape Design Guidelines...............................................................................................
8
A. Specifications for Landscape Design..............................................................................
8
B. Landscape Design Plan ...................................................................................................
9
C. Landscape Grading Plan.........................................................................................:.....
11
3. Irrigation Design Guidelines...............................................................................................
11
A. Specifications for Irrigation Design ..............................................................................
11
B. Specifications for Irrigation Efficiency ............... :.........................................................
12
C. Irrigation System Design ...............................................................................................
13
D. Drip Irrigation Design ...................................................................................................
14
E. Recycled Water Specifications......................................................................................
15
F. Irrigation Water (Nonpotable) Specifications...........................:...................................16
G. Groundwater Water Specifications............................................:...................................
16
4. Certification of Project Completion .......................... :.........................................................
16
5. Landscape Audits...........................................................................:....................................16
6. Wastewater Prevention......................................................................................................:
17
7. Soil Analysis...................................................................................:...................................17
8. For Initial Review and Fees Program Monitoring..............................................................17
9. Appeals...............................................................................................................................17
10. Developer Provided Assistance..........................................................................................18
Appendix A: Sample Calculation: Estimated Annual Applied Water Use (By Hydrozone) ..19
Appendix A: Sample Calculation: Maximum Annual Applied Water Allowance .................
20
Appendix B: Sample Water Conservation Concept Statement................................................21
Appendix C. Sample Certificate of Completion......................................................................22
Appendix D: ET Profile and Plant Factors..................................................................
23 and 24
ID No. 1 Boundary Map
ETo Zone Map (CVWD Dwg. No. 29523)
'
CVWD-772
WHO MUST ADHERE TO THESE GUIDELINES
All new and rehabilitated landscaping for public and private projects such as commercial
centers, golf courses, parks, common area landscaping, developer -provided residential
landscapes in single-family tracts and multifamily projects, private and public schools, median
islands and businesses.
These guidelines and requirements do not apply to resident home owner -provided landscaping
at single-family residences.
If these landscape and irrigation plan guidelines apply to you, compliance with the following
will also be expected:
1. Separate landscape water meters shall be installed.
2. In the event of any conflict with a city's or the county's landscape water conservation
ordinances and these District policy guidelines, the more water conserving shall prevail.
HOW TO SUBMIT LANDSCAPE, IRRIGATION AND GRADING PLANS FOR NEW
IRRIGATION WATER SERVICE ON NEW CONSTRUCTION
1. The applicant or applicant's representative should either bring, send or ship a blue line copy .
of the landscape documentation package to Coachella Valley Water District, and the
planning department of the local city or county as applicable. Appropriate fees should
accompany the documentation package.
2. The plans will be normally returned to the local planning agency or applicant with
comments by the Water Management Supervisor within ten working days of receipt.
3. After noted corrections have been made to the plans, the applicant shall submit the original
landscape and irrigation plans for signing.
4. The Coachella Valley Water District will attach a signature block. The plans will be signed
by the Water Management Supervisor and the Development Services Supervisor for the
District. Signed plans will be held at the District's Palm Desert satellite facility for applicant
pick-up or sent by certified shipping at the applicant's request and expense.
For direct communication:
Telephone No.:. (760) 398-2651
Mailing Address: Coachella Valley Water District
Attention: Water Management Supervisor
Post Office Box 1058
Coachella, California 92236
Hand Delivery or
Shipping Address: Coachella Valley Water District
Attention: Water Management Supervisor
85-995 Avenue 52
Coachella, California 92236
Hand Delivery or
Shipping Address: Coachella Valley Water District
Attention: Water Management Supervisor
75-525 Hovley Lane East
Palm Desert, California 92211
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The words used in this chapter have the meanings set forth below:
ANTIDRAIN VALVE or CHECK VALVE - A valve located under/in a sprinkler head to hold
water in the system so it eliminates drainage from the lower elevation sprinkler heads.
APPLICATION RATE — The depth of water applied to a given area, usually measured in inches per
hour. Also known as precipitation rate (sprinklers) or emission rate (drippers/microsprayers) in
gallons per hour.
APPLIED WATER — The portion of water supplied by the irrigation system to the landscape.
AUTOMATIC CONTROLLER — A electronic or solid-state timer, capable of operating valve
stations to set the days, time and length of time of a water application.
BACKFLOW PREVENTION DEVICE — A safety device used to prevent pollution or
contamination of the water supply due to the reverse flow of water from the irrigation system.
BENEFICIAL USE — Water used for landscape evapotranspiration.
BILLING UNITS — Units of water (100 cubic feet = l billing unit = 748 gallons) for billing
purposes. To convert gallons per year to 100 cubic feet per year, divide gallons per year by 748.
(748 gallons = 100 cubic feet).
CONVERSION FACTOR (0.62) — A number that converts the maximum applied water allowance
from acre -inches per acre to gallons per square foot. The conversion factor is calculated as follows:
'(325,851 gallons/43,560 square feet)/12 inches = (0.62)
325,851 gallons = one acre-foot
43,560 square feet = one acre
12 inches = one foot
DESERT LANDSCAPE — A desert landscape using native plants spaced to look like a native
habitat.
DISTRIBUTION UNIFORMITY — A measure of how evenly sprinklers apply water. The
low -quarter measurement method (DULQ) utilized in the irrigation audit procedure is utilized for
the purposes of this ordinance. This ordinances assumes an attainable performance level of 75%
DULQ for sprayheads, 80% DULQ for rotor heads and 85% DULQ for recreational turfgrass rotor
heads.
DRIP IRRIGATION — A method of irrigation where the water is applied slowly at the base of
plants without watering the open space between plants.
ECOLOGICAL RESTORATION PROJECT — A project where the site is intentionally altered to
establish a defined; indigenous, historic ecosystem.
-3-
EFFECTIVE PRECIPITATION or USABLE RAINFALL — The portion of total natural
precipitation that is used by the plants, usually assumed to be three inches annually. Precipitation
or rainfall is not considered a reliable source of water in the desert.
ELECTRONIC CONTROLLERS - Time clocks that have the capabilities of multiprogramming,
water budgeting and multiple start times.
EMISSION UNIFORMITY — A measure of how evenly drip and microspray emitters apply water.
The low -quarter measurement method (EULQ) utilized in the landscape irrigation evaluation .
procedure is utilized for the purposes of this ordinance. This ordinance assumes 90% DULQ for
drippers, microsprays and pressure compensating bubblers.
EMITTER — Drip irrigation fittings that deliver water slowly from the system to the soil.
ESTABLISHED LANDSCAPE — The point at which new plants in the landscape have developed
roots into the soil adjacent to the root ball.
ESTABLISHMENT PERIOD - The first year after installing the plant in the landscape.
ESTIMATED ANNUAL APPLIED WATER USE (By hydrozone) — The portion of the estimated
annual total applied water use that is derived from applied water to a specified hydrozone.
ESTIMATED ANNUAL TOTAL APPLIED WATER USE (Total of all hydrozones) — The annual
total amount of water estimated to be needed by all hydrozones to keep the plants and water
features in the landscaped area healthy and visually pleasing. It is based upon such factors as the
local evapotranspiration rate, the size of the landscaped area, the size and type of water feature, the
types of plants, and the efficiency of the irrigation system. The estimated annual total applied water
use shall not exceed the maximum applied water allowance.
EVAPOTRANSPIRATION or ET - The quantity of water evaporated from adjacent soil surfaces
and transpired by plants expressed in inches during a specific time.
ET ADJUSTMENT FACTOR - A factor of 0.6 that, when applied to reference evapotranspiration,
adjusts for plant factors and irrigation efficiency, two major influences upon the amount of water
that needs to be applied to the landscape. A combined plant mix with a site -wide average 0.45 is
the basis of the plant factor portion of this calculation. The irrigation efficiency for purposes of the
ET adjustment factor is 0.75. Therefore, the ET adjustment factor (0.6) _ (0.45/0.75).
FLOW RATE - The rate at which water flows through pipes, valves and meters (gallons per minute
or cubic feet per second).
HARDSCAPE - Concrete or asphalt areas including streets, parking lots, sidewalks, driveways and
patios and decks.
HEAD -TO -HEAD COVERAGE - One hundred percent sprinkler coverage of the area to be
irrigated, with maximum practical uniformity.
HIGH FLOW CHECK VALVE - A valve located under/in a sprinkler head to stop the flow of
water if the sprayhead is broken or missing.
HYDROZONE - A portion of the landscaped area having plants with similar water needs that are
served by a valve or set of valves with the same schedule. A hydrozone may be irrigated or
nonirrigated. For example, a naturalized area planted with native vegetation that will not need
supplemental irrigation (once established) is a nonirigated hydrozone.
INFILTRATION RATE - The rate of water entry into the soil expressed as a depth of water per unit
of time (inches per hour).
IRRIGATION EFFICIENCY - The measurement of the amount of water beneficially used divided
by the amount of water applied. Irrigation efficiency is derived from measurements and estimates
of irrigation system characteristics and management practices. The minimum irrigation efficiency
for purposes of these regulations is 0.75 or 75 percent. Greater irrigation efficiency can be expected
from well -designed and maintained systems.
LANDSCAPE IRRIGATION AUDIT - A process to perform site inspections, evaluate irrigation
systems, and develop efficient irrigation schedules.
LANDSCAPED AREA - The entire parcel less the building footprint, driveways, nonirrigated
portions of the parking lots, hardscapes such as decks and patios, and other nonporous areas. Water
features are included in the calculation of a site's landscaped area.
LATERAL LINE - The water delivery pipeline that supplies water to the emitters or sprinklers from
a valve.
MAIN LINE - The pressurized pipeline that delivers water from the water source to a valve or
outlet.
MAXIMUM APPLIED WATER ALLOWANCE - For design purposes, the upper limit of annual
applied water for the established landscape area as specified in Division 2, Title 23, California Code
of Regulations, Chapter 7, Section 702. It is based upon the area's reference evapotranspiration, ET
adjustment factor, and the size of the landscaped area. The estimated applied water use shall not
exceed the maximum applied water allowance.
MICROIRRIGATION - See drip irrigation
MULCH - Any organic material such as leaves, bark, straw, or inorganic material such as pebbles,
stones, gravel, decorative sand or decomposed granite left loose and applied to the soil surface to
reduce evaporation.
NATIVE PLANTS - Native plants are low water using plants that are: 1) indigenous to the
Coachella Valley and lower Colorado Desert region of California and Arizona, 2) native to the
southwestern United States and northern Mexico or 3) native to other desert regions of the world,
but adapted to the Coachella Valley.
OPERATING PRESSURE - The pressure at which an irrigation system's sprinklers, bubblers,
drippers or microsprays is designed to operate, usually indicated at the base of an irrigation head.
-5-
OVERHEAD SPRINKLER IRRIGATION STATIONS - Sprinklers with high flow rates
(sprayheads, impulse sprinklers, gear rotors, etc.) that are utilized to apply water through the air to
large irrigated areas.
OVERSPRAY - The water which is delivered beyond the landscaped area onto pavements, walks,
structures or other nonlandscape areas. Also known as hardscape applications.
PLANT FACTOR - A factor that when multiplied by reference evapotranspiration, estimates the
amount of water used by plants. For purposes of this ordinance, the average plant factor of very
low water using plants ranges from 0.01 to 0.10, for low water using plants the range is 0. 10 to
0.30, for moderate water using plants the range is 0.40 to 0.60 and for high water using plants, the
range is 0.70 to 0.90. Reference: Water Use Classifications of Landscape Species III (WUCOLS
III).
PRESSURE COMPENSATING SCREENS/DEVICES - Small screens/devices inserted in place of
standard screens/devices that are used in sprinkler heads for radius and high pressure control.
QUALIFIED PROFESSIONAL - A person who has been certified by their professional
organization or a person who has demonstrated knowledge and is locally recognized as qualified
among landscape architects due to longtime experience.
RAIN -SENSING DEVICE — A system which automatically shuts off the irrigation system when it
rains.
RECYCLED WATER - Treated or recycled wastewater of a quality suitable for nonpotabie uses
such as landscape irrigation. Recyled water is not for human consumption.
RECORD DRAWING or AS-BUILTS - A set of reproducible drawings which show significant
changes in the work made during construction and which are usually based on drawings marked up
in the field and other data famished by the contractor.
RECREATIONAL AREA - Areas of active play or recreation such as golf courses, sports fields,
school yards, picnic grounds, or other areas with intense foot or vehicular traffic.
RECREATIONAL TURFGRASS - Turfgrass that serves as a playing surface for sports and
recreational activities. Athletic fields, golf courses, parks and school playgrounds are all examples
of areas hosting recreational turfgrass.
RECREATIONAL TURFGRASS ET ADJUSTMENT FACTOR - A factor of 0.82 that, when
applied to reference evapotranspiration, adjusts for the additional stress of high traffic on
recreational turfgrass and the higher irrigation efficiencies of long-range rotary sprinklers. These
are the two major influences upon the amount of water that needs to be applied to a recreational
landscape. A mixed cool/warm season turfgrass with a seasonal average of 0.7 is the basis of the
plant factor portion of this calculation. The irrigation efficiency of long-range sprinklers for
purposes of the ET adjustment factor is 0.85. Therefore, the ET adjustment factor is
0.82 = 0.7/0.85.
REFERENCE EVAPOTRANSPIRATION or ETo - A standard measurement of the environmental
parameters which affect the water use of plants, using cool season grass as a reference. ETo is
expressed in inches per day, month or year and is an estimate of the evapotranspiration of a large
m
field of cool -season grass that is well watered. Reference evapotranspiration is used as a basis of
determining the maximum applied water allowances so that regional differences in climate can be
accommodated. For purposes of this ordinance, CV WD Drawing No. 29523 will be used for ETo
zones. (Attached on last page of these guidelines.)
REHABILITATED LANDSCAPE - Any relandscaping project whose choice of new plant material
and/or new irrigation system components is such that the calculation of the site's estimated water
use will be significantly changed. The new estimated water use calculation must not exceed the
maximum applied water allowance calculated for the site using a 0.6 ET adjustment factor.
RIPARIAN PLANTS.- Riparian plants are high water using and water -loving plants that are found
growing naturally along flowing rivers and lake shores. They may also be native to wet swampy
areas with high water tables or poor drainage.
RUNOFF — Irrigation water which is not absorbed by the soil or landscape to which it is applied
and flows from the planted area.
SERVICE LINE- The pressurized pipeline that delivers water from the water source to the water
meter.
SOIL MOISTURE -SENSING DEVICE - A device that measures the amount of water in the soil.
SOIL TEXTURE - The classification of soil based on the percentage of sand, silt and clay in the
soil.
SPRINKLER HEAD - A device which sprays water through a nozzle.
STATIC WATER PRESSURE - The pipeline or municipal water supply pressure when water is not
flowing.
STATION - An area served by one valve or by a set of valves that operate simultaneously.
SYSTEM - The network of piping, valves and irrigation heads.
TURF - A surface of earth containing mowed grass with roots.
VALVE - A device used to control the flow of water in the irrigation system.
WATER CONSERVATION CONCEPT STATEMENT — A one -page checklist and narrative
summary of the project.
WATER FEATURE - Any water applied to the landscape for nonirrigation, decorative purposes.
Fountains, streams, ponds and lakes are considered water features. Water features use more water
than efficiently irrigated turfgrass and are assigned a plant factor of 1.1 for a stationary body of
water and 1.2 for a moving body of water.
L WATER CONSERVATION CONCEPT STATEMENT.
Each landscape documentation package shall include a cover sheet, referred to as the
water conservation concept statement similar to the example illustrated in Appendix B.
-7-
It serves as a checklist to verify that the elements of the landscape documentation
package have been completed and has a narrative summary of the project.
2. LANDSCAPE DESIGN GUIDELINES.
Guideline objectives are to ensure that future landscaping projects are designed and
constructed to the highest level.of aesthetic values and water efficiency, and to make
wise water management viable and easy.
The landscape design plan shall be drawn on project base sheets at a scale that
accurately and clearly identifies the following:
Az Specifications for Landscape Design.
1) Show tract name, tract number or parcel map number on cover sheet.
2) Show proposed planting areas.
3) ' Show plant material location and size.
4) Show plant botanical and common names.
5) Where applicable, plant spacing shall be identified.
6) Natural features including but not limited to rock outcroppings, existing
trees and shrubs that will remain incorporated into the new landscape.
7) Show a vicinity map showing site location on top sheet or on cover sheet.
8) . Show a title block on each sheet with the name of the project, city, name
and address of the professional design company with its signed professional
stamp if applicable.
9) Reserve a 3-inch by 6-inch space for a District signature block on lower
right corner of the cover page and on all of the landscape, irrigation
design/detail/specification sheets.
10) Show plan scale and north arrow on design sheets.
11) Show graphic scaling on all design sheets.
12) Show all property lines and street names.
13) Show all paved areas such as driveways, walkways and streets.
14) Show all pools, ponds, lakes, fountains, water features, fences and retaining
walls.
15) Show locations of all overhead and underground utilities.
M
16) Show total landscaped area in square feet. Separate area square footages by
hydrozone. Show the total percentage area of each hydrozone. Include
total area of all water features as separate hydrozones of still or moving
water. Show Estimated Annual Applied Water Use, for each major plant
group hydrozone and water feature hydrozone expressed in either seasonal
(turfgrass) or annual (trees, shrubs, groundcovers and water features)
billing units.
17) Show Total Estimated Annual Applied Water Use for each major plant
group hydrozone and water feature hydrozone expressed in either seasonal
(turfgrass) or annual (trees, shrubs, groundcovers and water features)
billing units.
18)'' Show Total Estimated Annual Applied Water Use for the entire project.
(Formula in Appendix D and on Sample Calculation Estimated Water Use
page.) The Total Estimated Annual Applied Water Use shall not exceed
the Total Maximum Annual Applied Water Allowance as expressed by
CVWD Ordinance No. 1302.
19) Show Total Maximum Annual Applied Water Allowance for the proposed
project. (See formula in Appendix D and on Sample Maximum Annual
Applied Water Allowance page.)
20) Designate recreational areas and recreational turf areas.
21) When model homes are included, show the Maximum Annual Applied
Water Allowance and Estimated Annual Applied Water Usa (by hydrozone
with totals) for each model unit.
B. Landscape Design Plan.
1) The landscape design must be carefully planned and take into account the
intended function of the project.
2) Plant's appropriateness shall be selected based upon their adaptability to the
climatic, geologic and topographical conditions of the site.
3) Selection of water -efficient and low -maintenance plant material is
recommended.
4) All planted areas must be a minimum of one inch below adjacent
hardscapes to reduce runoff and overflow.
5) Large turf areas shall be found only in areas of maximum human contact.
These areas include recreational areas such as that found in city parks and
school yards. Large, nonfunctional turf areas shall be minimized and
reviewed to see if the same effect can be obtained with other plant material.
6) Avoid designing long, narrow or irregularly shaped turf areas because of
the difficulty in irrigating uniformly without overspray onto hardscape
and/or structures. Areas with less than eight feet in width and areas
between sidewalks and curbs shall be planted to drip irrigated groundcovers
and low -growing shrubs. No turfgrass will be allowed in these areas unless
subsurface drip irrigated.
7)'' Plants having similar water use shall be grouped together in distinct
hydrozones.
8) The use of a soil covering mulch or a mineral groundcover of a minimum
two-inch depth to reduce soil surface evaporation is encouraged around
trees, shrubs and on nonirrigated areas. The use of boulders and creek
stones should be considered to reduce the total vegetation area; make sure
these areas have enough shade to avoid reflected or retained heat.
10) Annual color plantings should be used only in areas of high visual impact
close to where people can appreciate them. Otherwise, drip irrigated,
perennial plantings should be the primary source of color.
11) Native desert plants shall be specified to be planted in a shallow, wide,
rough hole three to five times the root ball width. The root ball will be set
on either undisturbed native soil or a firmed native soil. The root ball top
will be set even with surface grade or above grade if the soil is poorly
drained. The hole will be backfilled with native soil. Extra soil may be
brought in to mound up around plants where the soil is poorly drained.
Any organic material will be applied only as a surface mulch over the
planting hole. Landscaping must not obstruct or interfere with street signs,
lights or road/walkway visibility. Screening may be provided by walls,
berms or plantings.
12) See District publication "Lush and Efficient" for a suggested plant list or
call the District's water management specialists for further information on
other plant lists available. The book may be purchased at the District's
Palm Desert or Coachella office facilities.
13) Planter islands in parking lots with canopy trees to meet local jurisdiction's
shading requirements should have planter beds sized roughly by the
expected canopy area in square feet equaling the square feet of planter bed.
-10-
C. Landscape Grading Plan.
1) . The grading plan design shall indicate finished configurations and
elevations of the landscaped areas, including the height of graded slopes,
drainage patterns, pad elevations and finish grade.
2) Turfgrass plantings are prohibited on slopes greater than three -to -one.
Slopes steeper than three -to -one shall be planted to permanent ground
covering plants adequate for proper slope protection.
3) All grading must retain normal stormwater runoff and, as much as possible,
provide for an area of containment. All irrigation water must be retained
within property lines and not allowed to flow into public streets or public
rights -of -way. Where appropriate, a simulated dry creek bed may be used
to convey storm drainage into retention areas. A drywell should be
installed if the retention basin is to be used as a recreational area.
4) Avoid mounded or sloped planting areas that contribute to runoff onto
hardscape. Sloped planting areas above a hardscaped area shall be avoided
unless there is a drainage swale at toe of slope to direct runoff away from
hardscape. The swale areas may be planted to turf, ground cover or low
shrubbery and shall be watered separately.
3. IRRIGATION DESIGN GUIDELINES.
Separate landscape water meters shall be installed for all projects except single family
homes. When irrigation water is from a well, the well shall be metered. The irrigation
design plan shall be drawn on project base sheets. It should be separate from, but use
the same format as, the landscape design plan. The irrigation system specifications
shall accurately and clearly identify the following:
A. Specifications for Irrigation Design.
1) Point of connection or source of water.
2) Meter location and size (where applicable).
3) Pump station location and pumping capacity (where applicable).
4) Backflow prevention unit (reduced pressure unit only), location and size.
5) Control valves, manufacturer's model number, size and location.
6) Irrigation head manufacturer's model number, radius, operating pressure,
gallons per minute/gallons per hour (gpm/gph) and location.
7) Piping type, size and location.
8) Power supply/electrical access and location.
9) Plan scale and north arrow on all sheets.
10) Irrigation installation details and notes/specifications.
1 t) Show graphic scaling on all irrigation design sheets.
12) Show location, station number, size and design gpm of each valve on plan.
B. Specifications for Irrigation Efficiency.
The minimum irrigation efficiency shall be 0.75 (75%) as specified by CVWD
Ordinance No. 1302. Greater irrigation efficiencies are expected from
well -designed and maintained systems. The following are required:
I)' High flow check valves shall be installed in or under all heads adjacent to
street curbing, parking lots and where damage could occur to property due
to flooding, unless controllers with flow sensor capabilities are specified
that can automatically shut off individual control valves when excess flow
is detected.
2) Pressure compensating screens/devices shall be specified on all sprayheads
to reduce radius as needed to prevent overthrow onto hardscape and/or to
control high pressure misting.
3) Soil moisture sensing systems for turfgrass hydrozones shall be specified on
projects with 1 acre (43,560 square feet) or more of turfgrass area. The
moisture sensing system(s) shall provide at least one sensor location per
acre of turfgrass. Controller systems (ETo clocks) with the capabilities of
automatically making daily schedule adjustments according to plant water
needs, derived from weather sensing and recording equipment on or near
the site are recommended and may be substituted for a moisture sensing
system.
If a soil moisture sensing system is not used and the controller cannot
automatically make daily schedule adjustments from local ETo data, then
provide an irrigation schedule for all projects for each of the following
conditions:
a) Plant establishment period.
b) Established landscaping.
c) Temporarily irrigated areas.
Schedules shall include: Irrigation run times per cycle, cycles per day, and
days per week (month) for each plant hydrozone and application rate.
Irrigating shall be scheduled for the cooler time of each day to avoid
-12-
irrigating during periods of strong winds and high temperatures with high
evaporation loss.
4) Electronic multiprogram controllers shall be specified where there is a
combination of different hydrozones or when using different types of
irrigation equipment.
C. Irrigation System Design.
1) All irrigation systems shall be designed to avoid runoff onto hardscape
from low head drainage, overspray and other similar conditions where
water flows onto adjacent property, nonirrigated areas, walks, roadways or
structures.
2) The irrigation system shall be automatic, constructed to discourage
vandalism and simple to maintain.
3) . All equipment shall be of proven design with local service available.
4) Control valves should be rated at 200 PSI.
5) Visible sprinklers adjacent to hardscape shall be of pop-up design.
6) All heads should have a minimum number of wearing pieces with an
extended life cycle.
7) : Lawn and shrub sprayheads shall be set back from hardscape a minimum of
18 inches. Rotor type heads shall be set back a minimum of 4 feet from
hardscape.
8) Design sprayhead and rotor head stations with consideration for worst wind
conditions. Close spacing and low -angle nozzles are required in high and
frequent wind areas (ETo Zone #4).
9) Spacing of sprinkler heads shall not exceed manufacturer's maximum
recommendations for proper coverage. The plan design shall show a
minimum of 0.75 (75%) distribution uniformity.
10) Only irrigation heads with matched precipitation rates shall be circuited on
the same valve.
11) Valve circuiting shall be designed to be consistent with hydrozones.
12) Sprinklers, drippers, valves, etc., must be operated within manufacturer's
specifications.
13) The use of drip, microirrigation or pressure compensating bubblers is
encouraged for all shrubs and trees. Small, narrow (less than 8 feet),
13-
irregularly shaped or sloping areas shall be irrigated with drip, microspray
or PC (pressure -compensating) bubbler heads.
14) Trees in turf areas shall be on a separate station.to provide proper deep
watering.
15) Street median irrigation.
a) No overhead sprinkler irrigation system shall be installed in median
strips or in islands.
b) Median strips and islands shall be surface;drip, subsurface drip or PC
bubbler irrigated.
16) Meter sizing for landscape purposes shall be 40 gpm per planted acre.
Maximum design meter flow rates are: 3/4" = 23 gpm, V = 37 gpm,
1-1/2" = 80 gpm, 2" = 120 gpm
17) Reduced pressure backflow prevention devices shall be installed behind
meter at curb by the District.
18) Large projects located outside Improvement District No. I shall connect to
or provide future connection to recycled water if such water is available.
Large projects located inside Improvement District No. I may be required
to connect to canal irrigation water or recycled water if such water is
available. (See attached boundry map.)
D. Drip Irrigation Design.
1), The drip system must be sized for mature -size plants.
2) The irrigation system should complete all irrigation cycles during peak use
in about 12 hours. Normally, each irrigation controller should not have
more than four drip stations that operate simultaneously. All drip valves
may be operated at any one time during an irrigation cycle provided gpm
does not exceed supply.
3) Field installed below ground pipe connections shall be threaded PVC or
glued PVC. Surface laid hose and tubing is not allowed. Microtube
distribution is not allowed unless emitter/manifold is installed in an access
box. Microtubing must be buried at least 6 inches below grade and the end
of microtubing must be secured by a stake. The maximum length of
microtubing must be specified on the plan to be 10 feet or less.
4) Proportion gallons per day per plant according to plant size. The following
sizing chart is for peak water use. The low to high end of the range is
according to the relative water requirements of the plants. The low end is
for desert natives and the high end is for medium water use type plants.
-14-
Gallons
Size of Plant Per Day
Large trees (over 30-foot diameter)
Medium trees (about 18-foot diameter)
Small trees/large shrubs (9-foot diameter)
Medium shrubs (3.5-foot diameter)
Small shrubs/groundcover
E.
58+ to 97+
21 to 35
6 to 10
.8 to 1.3
.5 or less
5) Whenever possible plants with widely differing water requirements shall be
valved separately. As an example, separate trees from small shrubs and
cactus from other shrubs. Multiple emitter point sources of water for large
shrubs and trees must provide continuous bands of moisture from the root
ball out to the mature drip line plus 20 percent of the plant diameter. See
Appendix C for more information on emitter spacing and wetted area.
6) Most plants require 50 percent or more of the soil volume within the drip
line to be wetted by the irrigation system. See Appendix D for more
information. For additional information on plant watering and plant
relative water needs see "Lush and Efficient, A Guide to Coachella Valley
Landscaping," in the plant list section.
Recycled Water Specifications.
1) When a site has recycled water available or is in an area that will have
recycled water available as irrigation water, the irrigation system shall be
installed using the industry standard purple colored or marked 'Recycled
Water Do Not Drink" on pipes, valves and sprinkler heads.
2) The backup groundwater supply (well water or domestic water) shall be
metered. Backup supply water is only for emergencies when reclaimed
water is not available.
3) Recycled water users must comply with all county, state and federal health
regulations. Cross connection control shall require a 6-inch air gap system
or a reduced pressure backflow device. All retrofitted systems shall be dye
tested before being put into service.
4) Sites using recycled water are not exempted from the Maximum Water
Allowance, prescribed water audits or the provisions of these guidelines.
-15-
F. Irrigation Water (Nonpotable) Specifications.
1) When a site is using nonpotable irrigation water that is not recycled water
(from an on -site well or canal water) all hose bibs shall be loose key type
and quick coupler valves shall be of locking type with nonpotable markings
to prevent possible accidental drinking of this water. -
2) Sites using nonpotable irrigation water are not exempted from the
Maximum Annual Applied Water Allowance, prescribed water audits or
the provisions of these guidelines.
G. Groundwater Water Specifications.
1) . Sites using groundwater irrigation water from wells are not exempted from
the Maximum Annual Applied Water Allowance, prescribed water audits
or the provisions of these guidelines.
4. CERTIFICATION OF PROJECT COMPLETION.
A. A licensed landscape architect, or other qualified professional in a related field,
shall conduct a final field observation' and shall provide a certificate of
completion. The certificate shall specifically indicate that plants were installed
as specified and that the irrigation system was installed as designed. New
comments pertaining to field changes that differ from District approved plans
such as why field changes were made and who made them must be recorded on
Certificate of Project Completion.
B. Certification shall be accomplished by completing a certificate of completion and
delivering it to the District, city or county and to the owner of record. (See form:
Sample, Appendix C.)
5. LANDSCAPE AUDITS.
Water Management. All landscaped areas covered by this ordinance which exceed
1.0 acre (43,560 square feet), may be subject to a landscape irrigation audit at the
discretion of the District if the District has determined that the annual maximum
applied water allowance has been exceeded for a minimum of 2 consecutive years. At
a minimum, the audit shall be conducted by a certified landscape irrigation auditor and
shall be in accordance with the California Landscape Irrigation Auditor Handbook, the
entire document which is hereby incorporated by reference. (See Landscape Irrigation
Audit Handbook, Department of Water Resources, Water Conservation Office (June,
1990, Version 5.5.).
The owner of the landscaped area shall bear the cost of the audit.
-16-
6. WASTEWATER PREVENTION.
A. Water Waste Prevention. Water waste resulting from inefficient landscape
irrigation including run-off, low -head drainage, overspray, or other similar
conditions where water flows onto adjacent property,'nonirrigated areas, walks,
roadways, or structures shall be prohibited. All broken heads and pipes must be
repaired within 72 hours of notification. Penalties for violation of these
prohibitions shall be established.
B. Water service to customers who cause water waste may have their service
discontinued.
C. Customers who appear to be exceeding the Maximum Water Allowance may be
interviewed by the water management specialist to verify customer water usage
to ensure compliance.
SOIL ANALYSIS.
A. A soil analysis satisfying the following conditions should be submitted as part of
the landscape documentation package:
1) Determination of soil texture, indicating the available water holding
capacity.
2) An approximate soil infiltration rate (either) measured or derived from soil
texture/infiltration rate tables. A range of infiltration rates shall be noted
where appropriate.
3) Measure of pH and total soluble salts.
FOR INITIAL REVIEW AND FEES PROGRAM MONITORING.
A. Fees are deemed necessary to review landscape documentation packages and
monitor landscape irrigation audits and shall be imposed on the subject applicant,
property owner or designee.
B. A landscape documentation package review fee will be due at the time of initial
project application submission to the District.
C. The Board of Directors, by resolution, shall establish the amount of the above
fees in accordance with applicable law.
9. APPEALS.
Decisions made by the Water Management Supervisor or Service Director may be
appealed by an applicant, property owner(s), or designee(s) of any applicable project
to the General Manager -Chief Engineer and thereafter the Board of Directors by an
-17-
application in writing to the General Manager -Chief Engineer and Secretary of the
Board of Directors, respectively, within fifteen days from the date of notification of
decision.
10. DEVELOPER PROVIDED ASSISTANCE.
A. The landscape architect will provide a site -specific landscape irrigation package
for the homeowner or irrigation system operator. The package will include a set
of drawings, a recommended monthly irrigation schedule and a recommended
irrigation system maintenance schedule.
B. Irrigation Schedules. Irrigation schedules satisfying the following conditions
shall be submitted as part of the landscape irrigation package:
1) An annual irrigation program with monthly irrigation schedules shall be
required for the plant establishment period, for the established landscape,
and for any temporarily irrigated areas. The irrigation schedule shall:
a) Include run time (in minutes per cycle), suggested number of cycles
per day, and frequency of irrigation for the station; and
b) Provide the amount of applied water (in hundred cubic feet)
recommended on a monthly and annual basis.
c) Whenever possible, irrigation scheduling shall incorporate the use of
evapotranspiration data such as those from the California Irrigation
Management Information System (CIMIS) weather stations to apply
the appropriate levels of water for different climates.
d) Whenever possible, landscape irrigation shall be scheduled between
10:00 p.m. and 5:00 a.m. to avoid irrigating during times of high wind
or high temperature.
C. Maintenance Schedules. A regular maintenance schedule satisfying the
following conditions shall be submitted as part of the landscape documentation
package:
1) Landscapes shall.be maintained to ensure water efficiency. A regular
maintenance schedule shall include but not be limited to checking,
adjusting, cleaning and repairing equipment; resetting the automatic
controller, aerating and dethatching turf areas; replenishing mulch;
fertilizing; pruning; and weeding in all landscaped areas.
2) Repair of irrigation equipment shall be done with the originally specified
materials or their approved equivalents.
APPENDIX A
SAMPLE CALCULATION/ESTIMATED ANNUAL APPLIED WATER USE (by Hvdrozone)
Using the following formula from Appendix D:
EAAWU = [(ETo) x (PF) x (LA) x (.62)] / (748) / (IE)
EAAWU = Estimated Water Use (hundred cubic feet)
ETo = Reference Evapotranspiration (inches)
[for period of estimate]
PF = Plant Factor (Kc)
LA = Landscaped Area (in square feet)
.62 = Conversion Factor (to gallons per square foot)
748 = Conversion Factor (to hundred cubic feet)
IE = Irrigation System Efficiency
Project Site Example: Total landscaped area 60,000 square feet in Palm Desert near the
intersection of Cook Street and Country Club Drive in Zone No. 3A
(75.0" Annual ETo).
• 19,800 square feet of turf grass overseeded with rye grass in winter, irrigated with low angle
rotor sprinklers.
• 20,200 square feet of "low" desert native plantings on drip irrigation.
• 20,000 square feet of "moderate" water using shrubs and ground covers irrigated with
flatsprays.
See Appendix D for formula factors. ETo is totaled for season. Turfgrass plant factors are the
average for the season and tree/shrub/groundcover plant factors are considered constant annually.
Plant Factors
Turf Low Native Moderate
Grass Plants Shrubs
0.70 0.20 0.50
EAAWU = [(ETo) x (PF) x (LA) x (.62) / (748)] / (IE) = CCF
Overseeded Turf Grass: Season= 75.0 x .7 x 19,800 x .62 / 748 /.80 = 1,077 CCF
Seasonal Turf EWU = 1,077 CCF
"Low" Native Plants: Annual = 75.0 x .2 x 20,200 x .62 / 748 / .90 = 279 CCF
"Low" Native EAAWU = 279 CCF
"Moderate" Shrubs and Ground Cover: Annual = 75.0 x .5 x 20,000 x .62 / 748 / .75 = 829 CCF
"Moderate" EAAWU = 829 CCF
Project Total EAAWU = 2,185 CCF
19-
APPENDIX A (continued)
SAMPLE CALCULATION
Maximum Annual Applied Water Allowance (MAAWU)
Using the following formula:
MAAWA = [(ETo) x (0.60) x (LA) x (0.62)] / (748)
MAAWA = Maximum Annual Applied Water Allowance (CCF or hundred cubic feet)
ETo = Reference Evapotranspiration (inches per year)
0.60 = ET adjustment factor = .45 PF / .75 IE
LA = Landscaped Area (square feet)
0.62 = Conversion Factor (to gallons per square foot)
748 = Conversion Factor (to hundred cubic feet)
Using the project for the Estimated Annual Applied Water Use example:.
Landscaped area of 60,000 square feet in Palm Desert near the intersection of Cook Street
and Country Club Drive in Zone No. 3A (75.0" Annual ETo).
MAAWA = 75,0(ETo) x (0.60) x (LA) x (0.62) / (748)
_ [75.0(.60)(60,000)(0.62)] / (748)
MAAWA = 2,238 CCF
EAAWU total of 2,185 CCF is < than the MAAWA of 2,238 CCF
-20-
Project Site:
Project
APPENDIX B
SAMPLE WATER CONSERVATION CONCEPT STATEMENT
Tract or Parcel Number:
Landscape Architect/Irrigation Designer/Contractor:
Included in this project submittal package are: (Check to indicate completion)
1. Maximum Annual Applied Water Allowance:
Conventional Landscape: 100 cubic feet/year
+ Recreational Turfgrass Landscape: 100 cubic feet/year (if applicable)
Maximum Annual Applied Water Allowance: 100 cubic feet/year
2. Estimated Annual Applied Water Use by Hydrozone:
Turfgrass Hydrozones: 100 cubic feet/year
Recreational Turfgrass Hydrozones: 100 cubic feet/year
Very Low Plant Hydrozones: 100 cubic feet/year
Low Plant Hydrozones: 100 cubic feet/year
Medium Plant Hydrozones: l00 cubic feet/year
High Plant Hydrozones: 100 cubic feet/year
Water Features: 100 cubic feet/year
Other 100 cubic feet/year
Estimated Annual Total Applied Water Use: 100 cubic feet/year
3. EATAWU < MAAWA
4. Landscape Design Plan
5. Irrigation Design Plan
6. Grading Design Plan
7. Soil Chemical Analysis (optional)
Description of Project: (Briefly describe the planning and design actions that are intended to
achieve conservation and efficiency in water use.):
Date:
Prepared by:
-21-
APPENDIX C
SAMPLE CERTIFICATE OF COMPLETION
Project Name
Project Location
Maximum Annual Applied Water Allowance
Estimated Annual Total Applied Water Use
Parcel Map or Tract No.:
(in hundred cubic feet).
(in hundred cubic feet).
Preliminary project documentation submitted: (initials indicate submittal).
1. Grading design plan.
2. Landscape design plan.
3. Irrigation design plan.
4. Irrigation schedules.
Post installation inspection: (initials indicate completion)
A. Plants installed as specified.
B. Irrigation system installed as designed.
Comments
A copy of this certification has been provided to the owner/developer and to the District.
I certify that the work has been completed in accordance with District landscape and irrigation
guidelines.
Landscape Architect Signature Date License No.
-22-
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STAFF REPORT
PLANNING COMMISSION
DATE: JULY 24, 2007
APPLICANT: I CITY OF LA QUINTA, PLANNING DEPARTMENT
REQUEST: DISCUSSION OF MULTI -PURPOSE TRAIL ROUTES IN
VICINITY OF MADISON STREET BETWEEN AVENUE 58
AND AVENUE 60
LOCATION: MADISON STREET BETWEEN AVENUE58 AND AVENUE 60
BACKGROUND
On April. 10, 2007, the Planning Commission reviewed architecture and
landscaping plans for the Malaga project (R.T. Hughes; TT 33597). During the
public hearing, the Planning Commission inquired as to the project's provisions for
multi -purpose trails. Based on the discussions that ensued at that meeting, staff
has prepared a brief report on the status of trails in the area of Avenue 60 and
Madison Street. Attached with this memo is a copy of the General Plan Multi -
Purpose Trails plan (Exhibit 3.10).
When the General Plan was adopted in March of 2002, no multi -purpose trail
designations were applied to Madison Street between Avenue 58 and Avenue 62.
The segment between Avenue 60 and Avenue 62 was not designated, based on
unresolved access along Madison Street with respect to the Travertine
development. It is unclear why no trail designation was assigned to the segment of
Madison Street between Avenue 58 and Avenue 60, which splits the Andalusia
project.
ANALYSIS
The 1992 General Plan included only one equestrian trail route, south along
Madison Street to Avenue 58, then west on Avenue 58 from Madison Street. The
2002 General Plan greatly expanded the concept of Multi -Purpose Trails, and in so
doing the routing as adopted may not have been fully developed.
A Multi -Purpose Trail exists along the east side of Madison Street, extending from
Avenue 54 south to Avenue 58, and will continue north from Avenue 54, along the
Madison Club and up to Avenue 50 once that segment of roadway is completed
and improved to current standards. Trail provisions have also been required along
Avenue 58 and Avenue 60. Both of these streets are designated for Multi -Purpose
Trails from Jefferson Street (extended) to the eastern SOI limits of the Planning
Areas. Andalusia has constructed a Multi -Purpose Trail along the south side of
Avenue 58, from the commercial site on Madison Street to their eastern project
limits. The trail will be required to continue along Avenue 58, with development of
the commercial site at Avenue 58 and Madison Street, and the residential areas
west of Madison Street as well as east of Andalusia to the current City limits at
Monroe Street. The Trilogy project has a Multi -Purpose Trail along its frontage on
the south side of Avenue 60, from Monroe Street to Madison Street. Avenue 60 is
designated to include a Multi -Purpose Trail west of Madison Street, presumably on
the south side. In the recent past, there has been discussion with the Malaga tract
developer and Andalusia in regard to vacating Avenue 60 and making it a private
street. This could incorporate public trail access, or may be deferred if a trail
designation could be made for Madison Street south of Avenue 60, that would also
include the portion of Madison Street between Avenues 58 and 60.
It does appear that if the Madison Street trail system is made a continuous link
between Avenue 52 to Avenue 62, and the Avenue 60 trail west from Madison
Street is not completed, there will only be the one link along Avenue 58 to the
westerly trail systems that exist (i.e. Boo Hoff and Art Smith Trails). However it
would complete the link connections on the mile grid streets south of Avenue 58.
RECOMMENDATION
Provide direction to staff concerning consideration of an amendment to the Multi -
Purpose Trail routes on and in proximity to Madison Street.
Prepared by:
Wallace Nesbit
Principal Planner
Attachment: La Quinta General Plan Multi -Purpose Trails, Exhibit 3.10
ATTACHMENT #1
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T H E C I T Y O F
INDIAN t WELLS
CALIF0RYIA
July 24, 2007
Mr. Stan Sawa
Principal Planner
City of La Quinta
P.O. Box 1504
La Quinta, CA 92247
Re: SDP 2007-887 and SDP 2007-889
Dear Mr. Sawa,
Pub
�ECLENE�
JUL 2 4 2007
GITY Cr e UU:NTA
COMMUNITY DEVELOPMENT
DEPMWENT
Thank you for the opportunity to comment on the above referenced projects. SDP 2007-887 proposes
construction of an 85,655 square foot three story medical building (Eisenhower Medical Center). SDP
2007-889 proposes construction of a one story 5,914 square foot restaurant (Applebee's). Both projects are
located within the Centre Point project located at the southeast comer of Washington Street and Seeley
Avenue. The Centre Point project as we understand it encompasses 55 acres and when ultimately
developed will consist of the following uses; hotel, residential, retail, medical offices, and a park.
We understand that SDP 2007-887 and SDP 2007-889 have been assessed in conjunction with Addendum's
to the originally certified Environmental Assessment 2001-436 for Specific Plan 2001-055 (herein referred
to as "Center Pointe SP".) Specifically, our understanding of the environmental Assessments are as
follows:
Environmental Assessment (EA) 2001-436
The EA analyzed the environmental impacts for development of approximately 54 acres, consisting of the
following uses; tourist commercial (22 acres), single family and townhomes (19 acres), Coachella Valley
Storm Water Channel (7 acres), and park (6 acres). In regard to traffic impacts, the EA determined that
impacts to traffic were potentially significant unless mitigated. The EA relied upon the La Quinta Gateway
Traffic Impact Analysis (TIA), prepared by Urban Crossroads, December 2001.
Addendum to Environmental Assessment 2001-436 for Specific Plan Amendment No 1.
The EA analyzed the environmental impacts from various land use changes. As it applies to SDP 2007-887,
the amendment changed the acreage for office use from 0 (zero) acres to 9.73 acres. Based on an updated
TIA prepared by RK Engineering group dated January 20, 2003, the project (including the addition of the
9.73 acres for office use) would result in 6,597 Average Daily Trips (ADT). The previous project would
have generated 5,553 ADT. The EA stated that there would be "slightly greater daily AM/PM peak hour
trips. However, the additional trips can be accommodated without significantly changing the traffic impacts
or mitigation measures for the project".
Addendum to Environmental Assessment 2001-436 for Specific Plan Amendment No 2.
The EA analyzed the environmental impacts from various land use changes. As it applies to SDP 2007-887,
the amendment changed the acreage for office use from 9.73 acres to 13.5 acres. The EA prepared for the
project indicates that Transportation and Traffic impacts are no greater than those previously analyzed. The
rationale for this conclusion, as stated in the EA is that "The previously approved project generated 6,597
daily trips. The Revised Project changes land uses from Tourist Commercial to Office in the southeastern
comer of the site, and from Low Density Residential to Tourist Commercial in the northeastern portion of
the site. Traffic patterns will be modified internally by the proposed amendment, but should not result in
44-950 Eldorado Drive • Indian Wells • California 92210-7497 • V (760) 346-2489 , F (760) 346-0407 • www.CityoflndianWells.oN
any change in regional traffic flow". No reference is made if these conclusions were based on an updated
TIA.
Concerns with the Environmental Assessments
The EA's referenced above only address one aspect of traffic impacts, Average Daily Trips (ADT). CEQA
Guidelines Appendix G asks "would the project cause an increase in traffic which is substantial in relation
to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the
number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections?" Reliance
upon ADT only as a method to address this CEQA threshold is not comprehensive enough.
Impacts to the Level of Service (LOS) require updated traffic counts in addition to ADT. The EA's do not
appear to specifically address LOS impacts. In addition, the EA's do not appear to address the cumulative
impacts in the assessment of traffic impacts. The EA's appear to only use project generated ADT in
reaching the conclusion that traffic impacts are less than significant.
The notice of public hearing for both SDP 2007-887 and SDP 2007-889'states that "No changed
circumstances or conditions are proposed which would trigger the preparation of subsequent environmental
analysis pursuant to Public Resources Code (PRC) 21166". PRC 21166 and CEQA Guidelines Section
15162 allow reliance upon previously adopted environmental documents provided that circumstances have
not changed. The EA for the original Centre Pointe SP was adopted in 2001 and most recently amended in
2005.
On June 18, 2007, Wilidan and Associates prepared a TIA for the Indian Wells Town Center Project, which
is located on the westside of Washington Avenue and north and south of Miles Avenue. The TIA
concluded that the following intersections in the vicinity of the project are already operating at
unacceptable LOS (i.e. greater than LOS D) without any new development:
• Washington St. at Fred Waring (LOS E)
• Washington St. at Hwy. I I I (LOS F)
Washington St. at Avenue 48 (LOS F)
• Updated Adams St. at Hwy. I I I (LOS E at PM only)
The TIA conducted new traffic counts at various study intersections selected buy both the City of Indian
Wells and City of La Quinta staff. The current LOS conditions are indicative of the rapidly changing traffic
impacts in the area since the previous EA's were prepared.
In conclusion, the train concern the City of Indian Wells has is with mitigating traffic impacts in the area.
In that regard, we are interested in discussing the adequacy of existing mitigation measures and the
coordination of roadway improvements as new development is proposed so that the intersections in the
vicinity can operate'at acceptable LOS.
If you have any questions or comments, please call
cere Sin
Come I' es
Co ty Development irector