2008 03 25 PCCity of La Quinta
Planning Commission Agendas are now
cs�5' available on the City's Web Page
OF Ttt�''9 @ www.la-guinta.org
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
MARCH 25, 2008
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT
REGULAR MEETING
Beginning Resolution 2008-010
Beginning Minute Motion 2008-010
CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
Il. 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.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
Approval of the Minutes of the Regular Meeting of March 11, 2008.
V. PUBLIC HEARINGS:
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 .................... SITE DEVELOPMENT PERMIT 2007-894
Applicant ............. The Quarry at La Quinta
Location .............. South side of Cahuilla Park Drive, West of South
Jefferson Street, North of Tom Fazio Lane.
Request ............... Consideration of Architectural and Landscaping Plans for
Expansion of a Maintenance Yard Facility.
Action ................ Resolution 2008-
B. Item .................... SIGN PROGRAM 2007-1165, AMENDMENT #1
Applicant ............. Imperial Sign Company, Inc.
Location .............. 45-305 Seeley Drive.
Request ............... Consideration of a Proposed Sign Program Amendment
for Permanent Business Identification Signage for
Applebee's Restaurant.
Action ................ Minute Motion 2008-
VI. BUSINESS ITEM:
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
VIII. COMMISSIONER ITEMS:
A. Review of City Council meeting of March 18, 2008.
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to
be held on April 8, 2008, at 7:00 p.m.
DECLARATION OF POSTING
I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Planning Commission meeting of
Tuesday, March 25, 2008 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, March 21, 2008.
DATED: March 21, 2008
9ROLYIN12ER)
, Executive Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7123, 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 materials 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.
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
March 11, 2008 7:00 P.M.
I. CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:03
p.m. by Chairman Alderson who asked Planning Director Les Johnson to
lead the flag salute.
B. Present: Commissioners Katie Barrows, Jim Engle, Paul Quill, Robert
Wilkinson, and Chairman Ed Alderson. Absent: None.
C. Staff present: Planning Director Les Johnson, Planning Manager David
Sawyer, Assistant Planner Yvonne Franco, Executive Secretary Carolyn
Walker.
II. PUBLIC COMMENT: None.
III. PRESENTATION: None.
IV. CONFIRMATION OF THE AGENDA: Confirmed.
V. CONSENT ITEMS:
A. Chairman Alderson asked if there were any changes to the Minutes of
February 12, 2008. There being none, it was moved and seconded by
Commissioners Barrows/Wilkinson to approve the minutes as submitted.
B. Chairman Alderson asked if there were any changes to the Minutes of
February 26, 2008. There being none, it was moved and seconded by
Commissioners Barrows/Wilkinson to approve the minutes as submitted.
VI. PUBLIC HEARINGS:
A. CP Development Agreement; a request of the City of La Quinta for
consideration of development agreement for a multi -use commercial and
residential project consisting of the following: (i) a medical office/surgical
facility; (ii) a development containing sanctuary villas; (iii) two sit-down
PAReports - PC\2008\3-25-08\PC Minutes 3-11-08.doc
Planning Commission Minutes
March 11, 2008
restaurants; (iv) a mid -price suites hotel; (v) resort -style
condominium/casitas development; and (vi) two single-family residential
developments with forty (40) homes restricted for sale to eligible buyers
at an affordable housing cost.
Chairman Alderson opened the public hearing and asked for the staff
report. Planning Director Les Johnson presented the information
contained in the staff report, a copy of which is on file in the Planning
Department.
Chairman Alderson asked if there were any questions of staff. There
being no questions of the staff, Chairman Alderson asked if there was
any public comment. There being no public comment, the public hearing
was closed and the item was opened for Commission discussion.
There being no further discussion, it was moved and seconded by
Commissioners Barrows/Quill to adopt Resolution 2008-009 approving
CP Development Agreement, as recommended and amended:
ROLL CALL: AYES: Commissioners Barrows, Engle, Quill, Wilkinson, and
Chairman Alderson. NOES: None. ABSENT: None.
ABSTAIN: None.
B. Sign Program 2008-1227; a request of Imperial Sign Company, Inc. for
consideration of a Proposed Sign Program for permanent business
identification signage for Plaza Estado located at 78-1 15 Calle Estado.
Commissioner Engle stated he had a potential conflict of interest and
excused himself.
Chairman Alderson opened the public hearing and asked for the staff
report. Assistant Planner Yvonne Franco presented the information
contained in the staff report, a copy of which is on file in the Planning
Department.
Chairman Alderson asked if the applicant was going to remove the tiles
to accommodate the signs. Staff explained the revision in the sign
program was to allow staff to work with the applicant to accommodate
the signs.
2
Planning Commission Minutes
March 11, 2008
Chairman Alderson asked if there were questions of staff. Commissioner
Barrows asked if there was an exhibit for the Calle Estado elevation that
showed what was proposed. Staff replied there was not.
Commissioner Wilkinson asked if there were any complications with the
other elevations. Staff replied only the east elevation. There were no
signs proposed for the south or west sides.
Chairman Alderson asked why the applicant was requesting thirteen signs
when the exhibit only showed eight. Staff explained there could be as
many as thirteen tenants listed on the directory, but there were currently
only eight tenant identification signs.
There being no further questions of staff, Chairman Alderson asked if the
applicant would like to address the Commission.
There being no applicant present, Chairman Alderson asked if there was
any other public comment.
There being no public comment, the public hearing was closed and the
item was opened for Commission discussion.
Commissioner Barrows said staff should have the flexibility to work on
these signs. She concurred with staff's recommendations.
Commissioner Quill said the building was very tastefully done and
thought staff could work this out appropriately with the applicant.
Chairman Alderson concurred with Commissioner Quill.
There being no further discussion, it was moved and seconded by
Commissioners Quill/Wilkinson to adopt Minute Motion 2008-009
approving Sign Program 2008-1227 as recommended. Unanimously
approved.
Commissioner Engle then rejoined the meeting.
VII. BUSINESS ITEMS: None
VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None
3
Planning Commission Minutes
March 11, 2008
IX. COMMISSIONER ITEMS:
A. Review of City Council Meeting: Chairman Alderson gave a review of the
Council meeting of March 4, 2008.
B. Letter request to the City Council: Planning Director Les Johnson
explained two members of the City Council will be attending a joint
meeting with Coachella City Council members regarding SO1 boundaries.
This action was in response to a letter received from the Coachella City
Council.
C. Undergrounding utilities: Commissioner Quill commented on the
installation of utilities in the Yucatan Peninsula area of the City (formerly
known as the La Quinta Cove). He explained how they managed to get
the utilities installed with a minimum of demolition.
Planning Director Johnson pointed out the steps which will be followed
to work out the implementation and investment necessary to
underground utilities in the Cove. He said there will be more information
on this at later meetings.
D. Chairman Alderson announced he will not be available for the March 25`h
meeting and Commissioner Barrows would Chair the meeting in her
capacity as Vice Chairperson.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Alderson/Barrows to adjourn this regular meeting of the Planning Commission to a
regular meeting to be held on March 25, 2008. This regular meeting was adjourned at
7:24 p.m. on March 11 2008.
Respectfully submitted,
Carolyn Walker, Executive Secretary
City of La Quinta, California
Ig
PH #A
STAFF REPORT
PLANNING COMMISSION
DATE: MARCH 25, 2008
CASE NO.: SITE DEVELOPMENT PERMIT 2007-894
REQUEST: CONSIDERATION OF ARCHITECTURAL AND
LANDSCAPING PLANS FOR AN EXPANSION OF A
MAINTENANCE YARD FACILITY
LOCATION: SOUTH SIDE OF CAHUILLA PARK DRIVE, WEST OF
SOUTH JEFFERSON STREET
APPLICANT AND
PROPERTY OWNER: THE QUARRY AT LA QUINTA
ARCHITECT: DESIGN BUILD STRUCTURES, INC.
ENVIRONMENTAL
REVIEW: THE LA QUINTA PLANNING DEPARTMENT HAS
DETERMINED THAT THIS PROPOSAL IS EXEMPT FROM
REVIEW UNDER THE GUIDELINES FOR IMPLEMENTATION
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) PER SECTION 15332 (INFILL DEVELOPMENT).
ZONING: LOW DENSITY RESIDENTIAL (RL)
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (LDR)
SURROUNDING
ZONING/LAND USE: NORTH: LAKE CAHUILLA RECREATIONAL AREA,
RETENTION BASIN, PARKS AND
RECREATION (PR)
SOUTH: THE QUARRY, LOW DENSITY RESIDENTIAL
(RL), GOLF COURSE (GC)
EAST: VACANT, PARKS AND RECREATION (PR)
WEST: THE QUARRY, LOW DENSITY RESIDENTIAL
(RL)
P:\Reports - PC\2008\3-25-08\SDP 07-894 Quarry Maintenance\PC staff rat. SDP 2007-894.doc
BACKGROUND:
The Quarry is a private residential subdivision originally approved by the City Council
under Tentative Tract Map 27728 in May of 1993. The existing maintenance yard was
approved under Plot Plan 93-504 on July 27, 1993. Later additions to the overall
development include the Quarry Retreat approved by the City Council in 1998 and the
Quarry Ranch approved in 2002. The proposed maintenance yard expansion area is
within a portion of the Quarry identified in the Quarry Retreat Specific Plan 98-032 for
use as a parking area, but has been historically used as a landscaping waste storage
lot.
The existing maintenance yard is located across Cahuilla Park Road from the Lake
Cahuilla Recreational Area located to the north and is within 80 feet of residences
located across Tom Fazio Lane to the south. The maintenance yard elevation is
approximately 6 to 8 feet lower than Tom Fazio Lane, separated by a 6 foot retaining
wall with an additional 4 foot 6 inch block wall on top. The maintenance yard currently
has a 6,250 square foot stucco -sided building and a paved yard surrounded by a 6 foot
high beige stucco block wall. The adjacent Cahuilla Park Road is paved but does not
have sidewalks or curbing. Cahuilla Park Road is located on Federal land and is not a
dedicated City right-of-way, restricting the City's ability to condition street
improvements. The existing perimeter landscaping along Cahuilla Park Road lacks
groundcover and consists of a handful of mature Mesquite trees and a row of
oleanders. The existing maintenance yard gate accessing Cahuilla Park Road consists
of painted metal bars and is unscreened.
PROPOSAL:
The applicants are proposing to expand the existing maintenance facility by
constructing three attached garages, a chemical mixing area, a wash rack, relocating
the existing fueling tanks, constructing 15 covered parking spaces, providing new
outdoor material storage bins, installing a sight -obstructing gate, and expanding the
existing yard further to the southeast (Attachment 1). The proposed building
construction will add 12,020 square feet of storage and covered space for a total of
18,270 square feet. All of the proposed buildings will be coated metal sided structures
with a standing seam metal roof and a 3 foot 4 inch split face concrete block base.
The metal siding will consist of a birch color and the roof material and split face block
base are identified as being brown in color.
The proposed relocated fuel tank, wash racks, and chemical mixing areas will be
relocated and covered under roof and have required containment catch basins
underneath in the event of any spills and to prevent exposure to storm water runoff.
The types of chemicals used within the maintenance facility are for fertilizer and
general golf course maintenance and will not differ from those already utilized. The
design of these areas will be an improvement to the existing conditions.
PAReports - PC\2008\3-25-08\SDP 07-894 Quarry Maintenance\PC staff rpt. SDP 2007-894.doc 2
Within the southeastern expansion area, the applicants are proposing to relocate the
driveway and material storage bins, construct a sunken ramp to accommodate a roll -
off landscape waste dumpster, and construct a small retention basin as identified on
the proposed Preliminary Grading Plans. The existing driveway accessing this area from
Tom Fazio Lane will be relocated to within the existing maintenance yard and a new
block wall with landscaping will be constructed around this area to provide screening
from the adjacent residences, parking area, and tennis courts. No buildings are
proposed to be constructed within the expanded southeastern portion of the
maintenance yard.
The applicants have submitted a conceptual landscaping plan identifying a plant palate
consisting of Shoestring Acacias, Texas Mesquites, Citrus trees, Washington Fan
Palms, Blue Rangers, and Oleanders (Attachment 2). The applicants have agreed to
provide additional screening with landscaping along both Tom Fazio Lane and Cahuilla
Park Road and increase the height of the existing 4 foot 6 inch block wall along Tom
Fazio Lane to a total height of 6 feet.
ANALYSIS:
The existing maintenance yard is located within close proximity to the Lake Cahuilla
recreational area and existing adjacent residential properties. As a result, staff has
encouraged the applicant to enhance the existing perimeter landscaping and screening
around the site. Landscaping along the perimeter of the maintenance yard was planted
many years ago and is in need of improvement.
In recent years, staff has discouraged the use of metal buildings for maintenance areas
due to aesthetic standards, screening issues, and the desert climate. Because the
applicants have taken a number of measures to enhance the site from its existing
condition and have received consent for this project from the Quarry neighborhood,
staff is supportive of the proposal. The proposal will improve the screening, storm
water retention, and landscaping conditions of the existing maintenance yard and the
proposed metal buildings are intended to be used for storage purposes, rather than as
climate -controlled offices or break rooms.
Although the maintenance yard elevation is about 8 feet lower than the adjacent
residences, the proposed 16 foot high maintenance buildings, as proposed, would
extend a few feet above the existing 4 foot 6 inch block wall located along Tom Fazio
Lane. Due to the visibility of the metal buildings from adjacent residences, the
applicant has agreed with the ALRC recommendation to raise the existing block wall to
6 feet in height and provide enhanced landscaping.
The ALRC recommends the applicant reduce the gaps between landscape plantings
along portions of Cahuilla Park Road by providing additional screening shrubs and
P:\Reports - PC\2008\3-25-08\SDP 07-894 Quarry Maintenance\PC staff rpt. SDP 2007-894.doc 3
bushes, and providing a natural -looking erosion -resistant groundcover along the
maintenance yard perimeter, due to the perimeter slope along this location being
greater than 3 to 1. Because the use of decomposed granite or other decorative rock
placed along the Cahuilla Park Road perimeter would contrast from the natural
appearance of the existing perimeter landscaping, staff will work with the applicant to
find an attractive solution which would help reduce erosion.
With the recommended conditions, the proposed project will result in improved
conditions for the existing maintenance yard due to the additional screening, enhanced
landscaping, and covered and contained wash racks, chemical mixing areas, and fuel
islands.
ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW:
The ALRC reviewed this request at the January 2nd, 2008 meeting (Attachment 4).
The Committee adopted Minute Motion 2008-006 recommending approval with the
following conditions:
1. Final landscaping and irrigation plans shall be prepared by a licensed landscape
professional, shall be reviewed by the ALRC and Public Works Director, 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 by the Coachella
Valley Water District and Riverside County Agriculture Commissioner prior to
submittal of the final plans to the Planning Department.
2. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the
La Quinta Municipal Code.
3. All trash enclosures, block walls, and materials storage bins shall be painted a
color consistent with the buildings.
4. The applicants shall install an erosion -resistant groundcover and provide updated
and enhanced screening landscaping for the entire maintenance yard perimeter
along Cahuilla Park Road. The applicant shall replace some of the original
Oleanders with an improved screening material such as African Sumac. These
landscaping improvements shall be identified for review and approval on the
Final Landscaping Plans.
5. The applicants shall raise the existing block wall along Tom Fazio Lane to 6 feet
in height, when measured from the street side.
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6. The proposed entry gate shall be painted to match the adjacent wall.
PUBLIC NOTICE AND COMMENT:
This project was advertised in the Desert Sun newspaper and posted on March 14,
2008. All property owners within 500 feet of the site were mailed a copy of the
public hearing notice. Riverside County Environmental Health commented over the
phone that they will review the project during the plan check phase. No other
comments concerning this item were received from either the members of the public,
the Department of the Interior, or other outside agencies.
FINDINGS:
The findings necessary to approve the Site Development Permit found in the attached
Resolution can be made provided the recommended Conditions of Approval are
imposed per Section 9.210.010 of the Zoning Code.
RECOMMENDATION:
Adopt Planning Commission Resolution 2008- approving Site Development Permit
2007-894 pursuant to Findings and conditions, to allow construction of an expanded
maintenance yard facility.
ATTACHMENTS:
1. Vicinity Map, Site Plans, and Architectural Elevations
2. Landscaping Plans
3. Minutes for the January 2, 2008 Architecture and Landscape Review
Committee
Prepared by:
Jw PlJMogensen
pal anner
PAReports - PC\2008\3-25-08\SDP 07-694 Quarry Maintenance\PC staff rpt. SDP 2007-694.doc 5
PLANNING COMMISSION RESOLUTION 2008-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
DEVELOPMENT PLANS FOR THE EXPANSION OF AN
EXISTING MAINTENANCE YARD FACILITY
CASE NO.: SITE DEVELOPMENT PERMIT 2007-894
APPLICANT: THE QUARRY AT LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 25TR day of March 2008, hold a duly noticed Public Hearing to consider the
request of THE QUARRY AT LA QUINTA to approve the expansion of an existing
maintenance facility, including five attached maintenance storage and accessory
buildings totaling 12,020 square feet, material storage bins, a relocated covered and
contained above -ground fuel island, covered and contained wash racks, and covered
parking, located between Tom Fazio Lane and Cahuilla Park Road, west of Jefferson
Street, more particularly described as:
LOT 67 OF TRACT 27728 AND PARCEL 1 OF TRACT 28650
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 La Quinta Planning Department has
determined that this project is exempt from environmental review pursuant to Section
15332 (Class 32) of the California Environmental Quality Act in that the proposed
project is within a previously developed site of less than five acres, would not result in
any significant effects relating to traffic, noise, air quality, or water quality in that the
proposed project improves the existing site conditions and is consistent with The
Retreat at the Quarry Specific Plan 98-032, General Plan policies, and Zoning
regulations; and
WHEREAS, said Site Development Permit includes improvements to the
existing fuel island and wash racks, provides additional screening of the facility in the
form of a raised wall and additional landscaping, and provides additional covered
parking; and
WHEREAS, the Architecture and Landscaping Review Committee, did on
the 2"d day of January, 2008, 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, or all interested persons wanting to be heard, said
0
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Planning Commission Resolution 2008-
Site Development Permit 2007-894
Quarry Maintenance Facility
Recommended: March 25, 2008
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1. The existing and expanded portions of the maintenance yard, storage buildings,
parking areas, and landscaping are consistent with the land uses identified in the
General Plan and The Retreat at the Quarry Specific Plan 98-032 in that they
service the surrounding country club, golf course, and residential community.
2. The existing and expanded portions of the maintenance yard are an accessory
use to the existing golf course, country club, and residential neighborhood and
are in accord with the applicable provisions of the City's Zoning Code.
3. The overall layout is consistent and compatible with the surrounding
development, previously approved and constructed phases of the Quarry at La
Quinta, and is in accord with the quality of design prevalent in the City. The
maintenance buildings, parking lot, storage areas, and driveway. access are
suitably designed to accommodate the expanded level of use, improve the
current site conditions, and conform to the established standards of the Quarry
at La Quinta.
4. The site design of the project, including but not limited to project entries,
interior circulation, fire access, covered fuel storage and wash racks with
containment facilities, screening of buildings and equipment, exterior lighting,
stormwater retention, and other site design elements have been designed to
enhance and improve the existing site conditions and are compatible with the
existing portions of the Quarry at La Quinta, surrounding developments, and
with the quality of design prevalent in the City.
5. Project landscaping, including but not limited to the arrangement, variety, size,
color, texture, foliage, and coverage of water -efficient plant materials, with
conditions, has been designed so as to provide relief, complement walls and
buildings, screen undesirable views from the maintenance yard, provide a
harmonious transition between the project and adjacent residential and
recreational 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:
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Planning Commission Resolution 2008-
Site Development Permit 2007-894
Quarry Maintenance Facility
Recommended: March 25, 2008
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 2007-894 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 251h day of March, 2008, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
LES JOHNSON
Planning Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-594
QUARRY MAINTENANCE YARD
MARCH 25, 2008
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Site Development Permit shall comply with the requirements of the La
Quinta Municipal Code, Specific Plan 98-032, Plot Plan 93-504, and Tentative
Tract Map No's. 27728 and 28650.
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-guinta.org.
3. This Site Development Permit is valid for two years from the March 25, 2008
date of approval, expiring on March 25, 2010 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:
Fire Marshal
Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Planning Department
• Riverside Co. Environmental Health Department
Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
9
PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-894
QUARRY MAINTENANCE YARD
MARCH 25, 2008
Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
SunLine Transit Agency
South Coast Air Quality Management District Coachella Valley
When applicable, the applicant is responsible for all requirements of the permits
and/or clearances from the above listed agencies. When the requirements
include approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvements plans for City approval.
PROPERTY RIGHTS
5. 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.
6. As the proposed Site Development Permit does not access or abut any City of
La Quinta public streets, no City of La Quinta public street right-of-way offers
for dedication are required for this development.
However, access to Cahuilla Park Road as per the previously approved Plot Plan
93-504 exists and therefore, any requirements from the abutting land owner
shall be applicable. Direct vehicular access to Cahuilla Park Road is restricted to
the existing gated access by the approved Plot Plan 93-504 per Plan Set
No.(PSN) 93049.
7. No private street right-of-way offers for dedication are required for this
development.
8. 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.
10
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-894
QUARRY MAINTENANCE YARD
MARCH 25, 2008
STREET AND TRAFFIC IMPROVEMENTS
9. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements) and 13.24.070 (Street Design - Generally).
10. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
11 As the proposed project does not access or abut any City public
streets, no City public street widening is required for this
development.
However, access to Cahuilla Park Road per the previously
approved Plot Plan 93-504 exists and therefore, any requirements
from the abutting land owner shall be applicable. Direct vehicular
access to Cahuilla Park Road is restricted to the existing gated
access per the approved Plot Plan 93-504 per Plan Set No. 93049.
B. PRIVATE STREETS
1) Tom Fazio Lane North. No additional street widening is required for
this Site Development Permit.
11. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved by
the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
PARKING LOTS and ACCESS POINTS
12. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking
stall design.
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
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MARCH 25, 2008
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 with a 2-foot overhang for 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 Public Streets a minimum of 30 feet as shown on
the Site Development Plan site plan or as approved by the City Engineer.
13. General access points and turning movements of traffic to on site private streets
are limited to the existing driveway to Tom Fazio Lane North as approved for
Plot Plan 93-504 per PSN 93049 and these conditions of approval. The
applicant shall submit exhibits that demonstrate the adequacy of the proposed
design for larger truck and emergency response vehicles to access the proposed
southeast expansion area and as approved by the City Engineer and the Fire
Marshal.
14. 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) 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.
15. 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
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QUARRY MAINTENANCE YARD
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designs are approved.
16. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks.
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.
17. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
18. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the 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 Precise Grading Plan 1 " = 20'
Horizontal
B. PM10 Plan 1" = 40' Horizontal
NOTE: A through 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.
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QUARRY MAINTENANCE YARD
MARCH 25, 2008
"Precise Grading plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters,
building floor elevations, parking lot improvements and ADA requirements,
retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent
buildings and existing handicap parking shall be shown on the Precise Grading
Plans at a scale to be determined by the Public Works Department.
19. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and
Design Guidance section of the Public Works Department at the City website
(www.la-quinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
20. The applicant shall -furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
21. Upon completion of construction, and prior to final acceptance of the
improvements by the City, 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 employ or retain the Engineer
Of Record during the construction phase of the project so that the EOR. can
make site visits in support of preparing As Built drawings. 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 As -Built mylars submittal.
PRECISE GRADING
22. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
23. 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.
24. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
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QUARRY MAINTENANCE YARD
MARCH 25, 2008
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
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.
25. 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.
26. 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 Preliminary Grading Plan submitted with this Site Development
Permit, the applicant shall submit the proposed grading changes to the City
Staff for a substantial conformance finding review.
27. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a pad elevation and geotechnical certification stamped and signed by a
qualified engineer or surveyor, as applicable.
DRAINAGE
28. 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
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QUARRY MAINTENANCE YARD
MARCH 25, 2008
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements or as approved by the City Engineer. 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 1 hour, 3 hour, 6 hour or 24 hour event producing the
greatest total run off.
29. 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. The applicant and/or his design professional shall design and
install a Maxwell IV or equal drywell system designed with geotechnical
information for the site as required and approved by the City Engineer.
Additionally, the applicant shall reconstruct any existing drywell or inlet
accordingly.
30. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise and as approved by the
City Engineer.
31. 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.
32. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
33. 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.
UTILITIES
34. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
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QUARRY MAINTENANCE YARD
MARCH 25, 2008
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.
MAINTENANCE
37. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
38. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
39. As a condition of this Site Development Permit, the applicant shall perform
weekly street sweeping maintenance within the existing and proposed
Maintenance Facility pavement area and Tom Fazio North abutting the
Maintenance Facility to within 200 feet of the driveway access to Tom Fazio
North.
FEES AND DEPOSITS
40. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
CONSTRUCTION
41. All trash enclosures, block walls, and materials storage bins shall be painted a
color consistent with the buildings.
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QUARRY MAINTENANCE YARD
MARCH 25, 2008
42. The applicants shall raise the existing block wall along Tom Fazio Lane to 6 feet
in height, when measured from the street side. Final design shall match the
existing block wall.
43. The sight -obstructing entry gate shall be painted to match the adjacent wall.
LANDSCAPE AND IRRIGATION
44. The applicant shall comply with Sections 9.60.240 (Landscaping), 13.24.130
(Landscaping Setbacks), & 13.24.140 (Landscaping Plans), LQMC.
45. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots, and perimeter areas.
46. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
47. Final landscaping and irrigation plans shall be prepared by a licensed landscape
professional, shall be reviewed by the ALRC and Public Works Director, 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 and the Coachella Valley Water District's Landscaping and
Irrigation Design Ordinance. 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.
Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director.
Note: Final landscaping plans are not approved for construction until approved
and signed by the Planning Director.
48. 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.
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MARCH 25, 2008
49. All landscaping used for screening purposes shall consist of larger specimens
having significant foliage.
50. Mechanical equipment shall be screened by a wall, landscaping with significant
foliage, or combination of the two, of a sufficient height and/or density to fully
screen such equipment.
51. The applicant shall work with staff to provide a natural -looking erosion -resistant
groundcover and provide updated and enhanced screening landscaping for the
entire maintenance yard perimeter along Cahuilla Park Road and Tom Fazio
Lane. The applicant shall replace some of the original Oleanders with an
improved screening material such as African Sumac. The applicant shall provide
staff with a revised conceptual landscaping plan for review prior to formal
submittal of the Final Landscaping Plans.
52. Should any landscaping utilized for screening purposes be deemed insufficient
by the Planning Director following an initial period of growth, the applicant shall
replace or provide additional landscaping with significant foliage.
OUTDOOR LIGHTING
53. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the
La Quinta Municipal Code.
54. All lighting fixtures shall be fitted with a visor or shield to reflect lighting away
from adjacent residences and the street. Final outdoor lighting design shall be
reviewed and approved by the Planning Director.
FIRE DEPARTMENT
55. Provide or show there exists a water system capable of delivering a fire flow
1500 gallons per minute for a two hours duration at 20 psi residual operating
pressure, which must be available before any combustible material is placed on
the construction site.
56. Approved accessible on -site Super fire hydrants shall be located not to exceed
330 feet apart in any direction and within any portion of the facility or of an
exterior wall of the first story of the building is located more than 150 feet from
fire apparatus as measured by an approved route around the complex, exterior
of the facility or building, and no portion of a building further than 165 feet from
a fire hydrant. Fire hydrants shall provide the required fire flow.
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QUARRY MAINTENANCE YARD
MARCH 25, 2008
57. Prior to building plan approval and construction, applicant/developer shall furnish
two copies of the water system fire hydrant plans to Fire Department for review
and approval. Plans shall be signed by a registered civil engineer, and shall
confirm hydrant type, location, spacing, and minimum fire flow. Once plans are
signed and approved by the local water authority, the originals shall be
presented to the Fire Department for review and approval.
58. 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.
59. The Applicant/Developer shall mount blue dot retro-reflectors pavement markers
on private streets, public streets and driveways to indicated location of the fire
hydrant. It should be 8 inches from centerline to the side that the fire hydrant is
on, to identify fire hydrant locations.
60. _ Fire Apparatus access road shall be in compliance with the Riverside County Fire
Department Standard number 06-05 (located at www.rvcfire.org)• Access
lanes will not have an up, or downgrade of more than 15%. Access roads shall
have an unobstructed vertical clearance not less than 13 feet and 6 inches.
Access lanes will be designed to withstand the weight of 80 thousand pounds
over 2 axles. Access will have a turning radius capable of accommodating fire
apparatus. Access lane shall be constructed with a surface so as to provide all
weather driving capabilities.
61. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provision for the turn around capabilities of fire
apparatus.
62. Driveway loops, fire apparatus access lanes and entrance curb radius should be
designed to adequately allow access of emergency fire vehicles. The applicant
or developer shall include in the building plans the required fire lanes and include
the appropriate lane printing and/or signs.
63. An approved Fire Department access key lock box (Minimum Knox Box 3200
series model) shall be installed next to the approved Fire Department access
door to the building. If the buildings are protected with an alarm system, the
lock box shall be required to have tampered monitoring. Required order forms
and installation standards may be obtain at the Fire Department.
64. Display street numbers in a prominent location on the address side of building(s)
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QUARRY MAINTENANCE YARD
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and/or rear access if applicable. Numbers and letters shall be a minimum of 12"
in height for building(s) up to 25' in height. In complexes with alpha
designations, letter size must match numbers. All addressing must be legible, of
a contrasting color, and adequately illuminated to be visible from street at all
hours.
65. Install a complete commercial fire sprinkler system (per NFPA 13 2002 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. 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 hydrant, and a minimum of 25 feet from
the building(s). Sprinkler riser room must have indicating exterior and/or interior
door signs. A C-16 licensed contactor 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 for the Fire Department.
66. Install an alarm monitoring system for fire sprinkler system(s) with 100 or more
heads (20 or more in Group 1, 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 proprietary
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, 2002
Edition, along with the current $192.00 deposit based fee, to the Fire
Department for review and approval prior to installation. Guideline handouts are
available from the Fire Department.
67. Install a portable fire extinguisher, with a minimum rating of 2A-1013C, for every
3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be
mounted 3.5 to 5 ft 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.
68. No hazardous materials shall be stored and/or used within the building, which
exceeds 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.
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QUARRY MAINTENANCE YARD
MARCH 25, 2008
69. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2001 California Building Code.
70. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on
outside of door.
71. Access shall be provided to all mechanical equipment located on the roof as
required be the Mechanical Code.
72. Air handling systems supplying air in excess of 2000 cubic feet per minute to
enclosed spaces within buildings shall be equipped with an automatic shutoff.
Ref CIVIC 609.0
73. Gate(s) shall be automatic or manual operated. Install Knox key operated
switches, series KS-2P with dust cover, mounted per recommended standard of
the Knox Company. Building plans shall include mounting location/position and
operating standards for Fire Department approval. Special forms are available
from the Fire Department office for ordering the Key Switch.
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ATTACHMENT #3
Architecture and Landscaping Review Committee
January 2, 2008
2. Co",
o ittee Member Bobbitt had no problems with the project,
but ha one question about the Hybrid Mesquite trees in the
project. ike Horton, H.S.A. Design Group, 42575 ek nie
Place, Suit 5, Palm Desert replied he thought it an Arizona
hybrid with a etter root system and less pro to tipping in the
wind. They us this tree because th ity of Palm Desert
requires it becaus it is a better rid. Committee Member
Bobbitt said he wo d be int sted in seeing how this tree
holds up.
3. Committee Membej4obbitt,s\aid it was a very good project.
4. There be fng no further question it was moved and seconded
by Committee Members Bobbitt/Ar Id to adopt Minute Motion
2008-003 recommending approval o Final Landscaping Plans
1.2007-026 as submitted. Unanimously ap oved.
D. Site Development Permit 2007-894; a request of The Quarry at La
Quinta for consideration of architectural and landscaping plans for an
expansion of a maintenance yard facility located on the south side of
Cahuilla Park Drive, west of south Jefferson Street.
Principal Planner Andrew Mogensen presented the information
contained in the staff report, a copy of which is on file in the
Planning Department.
2. Committee Member Fitzpatrick asked why staff was willing to
approve a metal building for this project. Principal Planner
Mogensen said because this was a maintenance yard. Metal -
type buildings have been allowed in the past, if they are being
used for storage with full screening provided and not being used
as a break room or offices.
3. Committee Member Fitzpatrick asked about screening. Staff
replied that was included in the recommendations. He
suggested the ALFIC might consider whether these types of
materials and the addition of the Carolina Cherries are a suitable
use to hide the building from adjacent residences.
4. Committee Member Bobbitt said he was hesitant to use the
Carolina Cherry trees and thought the Oleanders would be fine
if maintained properly. He suggested the use of an African
Sumac. 23
Architecture and Landscaping Review Committee
January 2, 2008
5. Committee Member Bobbitt asked if the butler building would
be painted or textured. Chuck McBride, Architect, 77-980
Wildcat #2, Palm Desert, said it was a ribbed building and is
pre -painted wall panel. Committee Member Bobbitt asked if they
were going to use a brown color for the trim. Mr. McBride
replied they were.
6. Committee Member Bobbitt asked if the applicant had contacted
the adjacent neighbors about this project. Mr. McBride said
they had contacted the homeowners and they found the plan
acceptable.
7. Committee Member Fitzpatrick asked if there would be any type
of gravity ventilation to circulate the air. Mr. McBride said the
buildings would be fully insulated and there would be
ventilation, either mechanical or passive.
8. Committee Member Fitzpatrick asked if there was a
representative from the Homeowners Association. Mr. Steve
Beebe, 79-434 Cetrino, La Quinta, introduced himself and gave
the viewpoint from the homeowners.
9. Mr. McBride commented on the landscaping on Tom Fazio Lane,
and Cahuilla Road. He said they have a large material palette
throughout the Club and did not want to introduce a brand new
palette for one particular site. Secondarily, the Cahuilla Road
landscaping can certainly be enhanced at this point as it is
about a decade old, but unless the City is interested in doing it
there is no other developer or project that really has an
opportunity to continue the additional landscaping both in the
entry direction and towards Lake Cahuilla. It is currently desert
landscaping with homes adjacent to the south. This will end up
as a landscape island by itself and that would actually be a
detriment.
10. Committee Member Fitzpatrick asked about safety requirements
for the solid fuel tanks. Mr. McBride explained how the fuel
tanks were constructed. They went through the normal
entitlement process with the Fire Department and, based upon
their meetings with the Fire Marshals and with the California
Regional Water Control Board, they were going to have covered
tanks which would conform to future requirements. These tanks
would address pollution issues such as rainfall which hits2$he
Architecture and Landscaping Review Committee
January 2, 2008
tops of the tanks, gathers the pollutants and may exit the site.
The tanks, themselves, will not be a problem.
11. Committee Member Fitzpatrick pointed out there were a lot of
discussion points and asked if staff would be comfortable with
approval of this project and working with the applicant. Staff
replied this was one project that had not identified the perimeter
landscaping and this was drawn up prior to the City's current
landscaping standards. Principal Planner Mogensen said this
project had not identified full perimeter landscaping. The
Municipal Code requires landscaping but this project was
developed a very long time ago. At the time the landscaping
standards were not as stringent, and there were two
requirements needed to accomplish that goal which was: 1) to
bring it up to the City's current standards, and 2) to provide
adequate screening both through a wall and enhanced
landscaping.
12. Committei; Member Fitzpatrick asked where this application
went after this meeting. Staff said it would go to the Planning
Commission. Committee Member Fitzpatrick asked if the
Committee could say they approve it in concept only or did
these other issues have to be resolved first. Planning Director
Johnson explained the approval process for this type of
application.
13. Committee Member Fitzpatrick said he would like to see a plan
that showed what they were going to do conceptually, but will
address any further issues when the final landscaping plans
come before the Committee.
14. Committee Member Bobbitt said in the past this Committee has
tried not to remove conditions, but the staff would present
these conditions to the Planning Commission. He explained
how recommendations could be made to the Planning
Commission.
15. Committee Member Fitzpatrick asked about staff's concerns
and if they were included in the Conditions of Approval. He
asked about the groundcover recommendation. Staff said the
conditions of approval met their concerns by providing the
additional landscaping and raising the wall. Committee Member
25
Architecture and Landscaping Review Committee
January 2, 2008
Fitzpatrick asked about the ground cover material
recommendations. Staff replied that it was included in
Condition Number 4.
16. Mr. McBride asked if the Committee's recommendation was to
not only enhance, or improve, the Lake Cahuilla Road, but to
upgrade the ground cover as shown in Condition Number Four.
Committee Member Bobbitt said Mr. _McBride had a valid point,
and the landscaping looks very natural. He does not want to
see any "contrived" looking landscaping, but something that
looks natural. He did not want to see any planted living ground
cover and suggested the use of rock. Staff said a large caliper
rock would be needed due to erosion.
17. Principal Planner Mogensen said the project will be reviewed
with Public Works and they may include additional conditions.
When the project gets completed it will most likely look
different than it does now. Mr. McBride said street
improvements will be hundreds of nothing and then all of a
sudden there will be street improvements and then we have
many hundreds of feet of nothing again. It is really putting a
major neon sign here that says "look at this project."
18. Committee Member Fitzpatrick requested an index key be
included in future plans to make it easier for the Committee to
quickly locate information.
19. There being no further questions, it was moved and seconded
by Committee Members Fitzpatrick/Arnold to adopt Minute
Motion 2008-004 recommending approval of Site Development
Permit 2007-894 with recommendations as submitted.
Unanimously approved.
E. Site Development Permit 2007-899; a request of East of Madison,
LLC. for revie of architectural nd landscape plans for the
Homeowners Ass iation mailhou a and office located on the
northeast corner of A ent 54 an Monroe Street within The Madison
Club.
1. Planning Manager Da d Sawyer presented the information
contained in the staf rep t, a copy of which is on file in the
Planning Departmen .
PH #B
PLANNING COMMISSION
STAFF REPORT
DATE: MARCH 25, 2008
CASE NO.: SIGN APPLICATION 2007-1165 AMENDMENT NO. 1
APPLICANT: IMPERIAL SIGN COMPANY FOR APPLEBEE'S
REQUEST: CONSIDERATION OF A SIGN PROGRAM AMENDMENT FOR
PERMANENT BUSINESS SIGNAGE FOR APPLEBEE'S
RESTAURANT
LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND
SEELEY DRIVE IN THE CENTRE POINTE DEVELOPMENT
ENVIRONMENTAL
CONSIDERATION: ON -PREMISE SIGNS ARE CATEGORICALLY EXEMPT
UNDER CEQA GUIDELINES SECTION 15311(a)
GENERAL PLAN/
ZONING: TOURIST COMMERCIAL / TOURIST COMMERCIAL (TC)
SURROUNDING
ZONING AND
LAND USES: NORTH: TC/PARKING LOT FOR HOMEWOOD SUITES
SOUTH: CO/COMMERCIAL OFFICE
EAST: TC/PARKING LOT FOR HOMEWOOD SUITES
WEST: VACANT COMMERCIAL LAND IN THE CITY OF
INDIAN WELLS ACROSS WASHINGTON
STREET
BACKGROUND:
The Planning Commission approved both Site Development Permit (SDP 2007-889) and
Sign Program (SA 2007-1165) for Applebee's restaurant at the July 24th 2007 meeting. At
the time, the applicant received approval for various signs for the building structure and
surrounding area. The project site is within Specific Plan 2001-055, Amendment No. 2
area, generally known as Centre Pointe on the northeast corner of Washington Street and
Seeley Drive.
SA 2007-1165 Amd. #1 Applebee's PC RPT. with revisions 2
SIGN PROGRAM PROPOSAL:
The amendment to the Sign Program (Attachment 1) proposes signage for three of four
building elevations similar to the previously approved program with the exception of the
freestanding monument sign and the canopy sign, which have been omitted from the Sign
Program.
Sign 1 proposed on the east elevation will be mounted on a twelve -inch deep three -sided
aluminum raceway cabinet which will wrap around the entry tower element under the
wrought iron detail and over the curved sheet metal fascia. The word "APPLEBEE'S" will be
five inches deep from the surface of the raceway cabinet. The lower bottom of the logo will
be flushed with the raceway cabinet and slightly flare out at the center and then taper at the
top towards the wall. The raceway cabinet will be green and the apple logo will be two
shades of red. The square footage for the entire sign including the front side of the cabinet
will be 93.5 square feet.
Sign 2 (on the west elevation facing Washington Street) and Sign 3 (on the south elevation
facing Seeley Drive) are identical and will each total 50 square feet. The signs include the
word "Applebee's" and the apple logo and will have aluminum channel letters that are five -
inches in depth. The letters and logos will be internally illuminated with a %-inch bronze trim
cap. Similar to Sign 1, the logo will protrude slightly in the center and taper towards the wall
at the top.
There are three total signs proposed on the north elevation adjacent to and facing the
parking lot. One is an incidental accessory sign with vinyl letters ("Carside to Go") on the
door to direct customers to the order pick-up area. The other two are directional signs that
will designate two parking stalls for customers picking up their food orders. The two
directional signs are each proposed to be approximately four square feet in area.
ANALYSIS:
As noted, the proposed submittal amends the current sign program approved in 2007. The
following is an analysis of the proposed amendment compared to the approved program and
the City's standard sign requirements.
Freestanding Monument Sign
The originally approved freestanding monument sign was proposed at 23.66 square feet
and was recommended and approved with a condition that it be reduced to six square feet
and not exceed four feet in height. The current proposal is omitting the freestanding
monument from the sign program.
Sign 1
Approved Sign Program: The current sign program was approved with a 47.35 square foot
green cabinet sign with the word "Applebee's" and the red apple logo. The apple logo and
SA 2007-1165 Amd. #1 Applebee's PC RPT with revisions 2
the green cabinet have visible neon around the perimeter and each letter for the word
"Applebee's" also includes visible neon surrounding each letter.
Compliance With Code Standards: Per Section 9.160.050 Table 9-19 a wall mounted sign is
allowed one square foot for lineal feet of building frontage along a street up to maximum of
50 square feet aggregate. As proposed, Sign 1 is 93.5 square feet in area which exceeds
the maximum allowed area by 43.5 feet. Furthermore, the code limits the number of signs to
two with no more than one per side of building. Sign 1 is on the east elevation, facing the
parking lot, it is the third building identification sign and does not have frontage along a
street, per the code regulations, it is not allowed as proposed.
Sian Adjustments: Per code section 9.160.090 E. sign adjustments may be included in
planned sign programs to permit additional sign area and number of signs if findings are
made to justify the approval of the adjustments.
An additional number of signs may be granted, if it is found necessary "to compensate for
inadequate visibility, or to facilitate good design balance." This finding can be made based
on the fact that since the other two building identification signs (facing Washington Street
and facing Seeley Drive) are not visible from the parking lot, the proposed Sign 1, as
recommended, will provide a well -designed identification of the use compatible with the
overall design of the structure and site layout.
The second necessary adjustment for Sign 1 is an increase in sign area which can be made
if it is found that the increase in area "allows the sign to be in proper scale with its building."
In this case, the proposed additional area allows Sign 1 to be in scale with the width of the
entry tower where it will be located.
Design Options: There are three primary design options to consider for Sign 1. The first is
as proposed, the second is as proposed but on a reduced raceway that does not wrap
around the tower feature, and the third is an individual channel letter design similar to that of
Signs 2 and 3 mounted directly on the stone face of the tower.
Staff believes options 1 and 2 detract from the architectural design of the entry tower
whereas option 3, without the mass of the raceway structure, achieves the identification of
the use as desired without adding the bulk of the raceway. A potential
drawback to option 3 is that if removed, the installation process for the individual letters and
logo may necessitate additional repair of the stone work than either option 1 or 2 would.
Sign 2 & Sign 3
Approved Sign Program: The approved sign program included three signs on the west
elevation facing Washington Street; the standard Applebee's green cabinet sign with the red
apple logo on top and the two additional signs; on the left side "Neighborhood" and "Grill &
Bar" on the right side of the main sign. The main green cabinet sign was approved at 47.35
square feet, "Neighborhood" at 12.24 square feet, and "Grill & Bar" at 11.66 square feet
bringing the total square footage for the west elevation was 71.25 square feet.
SA 2007-1165 Amd. #1 Applebee's PC RPT. with revisions 2
On the south elevation facing Seeley Drive the current sign program was approved with the
standard Applebee's green cabinet sign with the red apple logo on top at 47.35 square foot.
The apple logo and the green cabinet have visible neon around the perimeter and each
letter for the word "Applebee's" also includes visible neon surrounding each letter.
Compliance With Code Standards: Sign 2 & Sign 3 are wall -mounted identification signs;
Sign 2 will be on the west elevation facing Washington Street and Sign 3 is proposed on the
south elevation facing Seeley Drive. Both of these signs are permitted per sign code Section
9.160.050 Table 9-17 which allows a building -mounted identification sign for an individual
commercial building to have a maximum of two signs along a street frontage with no more
one sign per each side of the building.
Sign Adjustments: As proposed there are no sign adjustments necessary for Signs 2 an 3.
Directional Signs
The incidental accessory sign as proposed is an exempt sign not requiring a sign permit per
section 9.160.020 Table 9-17. The applicant did not provide dimensions for the sign, but per
Table 9-17 it cannot exceed three square feet.
The directional signs are also exempt from a sign permit per section 9.160.020 Table 9-17.
Directional signs are also limited to three square feet. The applicant proposed the signs at
approximately four square feet and six feet, six inches in height. Rather than a sign
adjustment, staff believes these signs should be reduced to three square feet and lowered
down to six feet in height.
FINDINGS:
Based on the foregoing analysis, staff believes the following findings support
approval of Sign Application 2007-1165 Amendment No. 1
A. Sign Application 2007-1165, Amendment 1, as recommended, is consistent
with the purpose and intent of Chapter 9.160, in that it does not conflict with
the standards as set forth in Chapter 9.160 except as authorized through the
sign adjustment provisions of said chapter.
B. Sign Application 2007-1165, Amendment 1, as recommended, is harmonious
and consistent with all signs as proposed under the Sign Program, due to the
common use of letter type and size, color and location of signs.
C. Sign Application 2007-1165, Amendment 1, as recommended, is harmonious
with and visually related to the subject buildings as the scale of the signs and
letter sizes used accentuate the building design.
D. Sign Application 2007-1165, Amendment 1, as recommended, is harmonious
with and visually related to surrounding development, as it will not adversely
affect surrounding land uses or obscure other adjacent conforming signs.
SA 2007-1165 Amd. #1 Applebee's PC RPT. with revisions 2
E. Sign Application 2007-1165, Amendment 1, as recommended, is consistent
with the purpose and intent of the sign adjustment review process in that an
additional number of signs is necessary to compensate for inadequate
visibility and to facilitate good design balance and an increase in sign area
allows the sign to be in proper scale with its location on the building.
PUBLIC COMMENTS:
This project was advertised in the Desert Sun newspaper on March 14, 2008, 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 Minute Motion No. 2008 - , approving Sign Application 2007-1165
Amendment No. 1, based on the findings and analysis included in the March 25,
2008 Planning Commission Staff for Sign Application 2007-1165, Amendment 1, and
subject to the following conditions:
1. Prior to issuance of the first sign permit, a revised sign program (text and
graphics) shall be submitted to the Planning Department incorporating any
amendments or conditions of approval by the Planning Commission.
Sign 1 shall be similar in design to Signs 2 and 3 consisting of individual
channel letters and logo mounted directly on the stone face of the entry
tower.
3. Sign 1 shall be similar in size to Signs 2 and 3 except that it may be
reduced or enlarged as necessary to be proportionately balanced with the
width of the entry tower and shall be approved by the Planning
Department.
4. The incidental accessory sign ("Carside-to-Go") identifying the order pick-
up entrance on the north elevation shall be located on the entry door and
shall not exceed three square feet in area.
5. The directional signs that will designate two parking stalls for order pick-up
shall not exceed three square feet in area and six feet in height
SA 2007-1165 Amd. #1 Applebee's PC RPT. with revisions 2
Attachments:
Sign program exhibits
Prepared by:
Assistant Planner
SA 2007-1165 Amd. #1 Applebee's PC RPT. with revisions 2