2008 04 08 PCCity of La Quinta
m� Planning Commission Agendas are now
available on the City's Web Page
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@ 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
APRIL 8, 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 2008-011
Beginning Minute Motion 2008-011
CALL TO ORDER
A. Pledge of Allegiance
B. 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.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
Approval of the Minutes of the Regular Meeting of March 25, 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 .................... SPECIFIC PLAN 2002-062, AMENDMENT #2, SITE
DEVELOPMENT PERMIT 2007-898
Applicant ............. Regency Marinita La Quinta, LLC
Location .............. Southwest corner of Jefferson Street and Fred Waring
Drive.
Request ............... Consideration of 1) Development Guidelines and
Principals to allow Development of a Retail Shopping
Center on 10.79 acres, 2) Architectural and Landscaping
Plans for 90,441 square foot Shopping Center.
Action ................ Resolution 2008-
VI. BUSINESS ITEM:
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
Vill. COMMISSIONER ITEMS:
A. Review of City Council meeting of April 1, 2008.
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to
be held on April 22, 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, April 8, 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, April 4, 2008.
DATED: April 4, 2008
2OLY/
WALKER, 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 25, 2008
CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:03
p.m. by Vice Chairperson Barrows who asked Commissioner Engle to lead
the flag salute.
B. Present: Commissioners Jim Engle, Paul Quill, Robert Wilkinson, and Vice
Chairperson Katie Barrows. Absent: Chairman Ed Alderson.
C. Staff present: Planning Director Les Johnson, Assistant City Attorney
Michael Houston, Principal Planner Andy Mogensen, Assistant Planner
Yvonne Franco, Executive Secretary Carolyn Walker, Secretary Monika
Radeva.
II. PUBLIC COMMENT: None.
III. PRESENTATION: None.
IV. CONFIRMATION OF THE AGENDA: Confirmed.
V. CONSENT ITEMS:
A. Vice Chairperson Barrows asked if there were any changes to the
Minutes of March 11, 2008. There being none, it was moved and
seconded by Commissioners Quill/Engle to approve the minutes as
submitted. Unanimously approved.
VI. PUBLIC HEARINGS:
A. Site Development Permit 2007-894; a request of The Quarry at La Quinta
for consideration of Architectural and Landscaping Plans for Expansion of
a Maintenance Yard Facility located on the south side of Cahuilla Park
Drive, west of South Jefferson Street, north of Tom Fazio Lane.
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Planning Commission Minutes
March 25. 2008
Vice Chairperson Barrows opened the public hearing and 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
Planning Department.
Vice Chairperson Barrows asked if there were any questions of staff.
Commissioner Quill asked about Cahuilla Park Road being a right-of-way
and if the road is on Federal land. Staff said it was a Federal easement.
Commissioner Quill said Cahuilla Park is managed by the County and
Lake Cahuilla is managed by the Coachella Valley Water District on
Bureau Of Reclamation land. He asked staff if the Quarry had access
rights to use this road. Staff said they researched this and the Quarry
does have the right to use this road and explained the details of the
access easement for the Quarry.
Commissioner Quill asked if the light fixtures were hooded. Staff said
they would be hooded. Commissioner Quill asked if they would be low
pressure sodium lights. Staff suggested the applicant answer this
question.
Commissioner Quill said his biggest concern was parking for the
maintenance workers. Staff presented a slide which pointed out the
parking spaces available to the workers, and maintenance vehicles,
showing more parking than currently available.
Commissioner Quill asked if the parking lot at the tennis court was
available for maintenance workers. Staff suggested the applicant
respond to this question.
Commissioner Quill asked why the City was involved with processing an
application for a private facility. Staff said it was to be processed the
same as any other application.
There being no further questions of staff, Vice Chairperson Barrows
asked if the applicant would like to address the Commission.
Mr. Chuck Mc Bride, Architect, 77-980 Wildcat Drive #2, Palm Desert,
introduced himself and said the applicant had not specified what type of
light fixtures would be used. He added the auxiliary parking lot (for the
spa area and tennis courts) would be available for employee parking.
Planning Commission Minutes
March 25, 2008
He did have a comment on the recommendation to increase the height of
the four -foot wall on Tom Fazio Lane. He said the four -foot wall currently
exists and was originally built under old construction codes. It would not
be feasible to just add height to it. They would have to tear down the
wall and build a new one which would not be economically feasible. He
requested they work with staff on a landscaping buffer to screen the
buildings and retain the current wall.
Commissioner Wilkinson asked about the meetings with the residents and
asked if they had spoken with the residents across the street from the
wall. Mr. McBride said the existing building could be seen over the wall
now. The new buildings would be equal in their exposure factor.
Commissioner Wilkinson asked What the landscaping solution was. Mr.
McBride said the landscaping has always been a situation of working
with staff to effectively use the existing palette for screening on Tom
Fazio Lane and Cahuilla Park Road. Mr. McBride said they agreed to the
landscaping proposed.
Commissioner Wilkinson asked if Public Works has said it was not
feasible to add height to the wall. Mr. McBride said this wall was put up
a long time ago and was never intended to withstand the extra load. The
new wall would be approximately $100,000.
Commissioner Quill said there is currently an unkempt Oleander hedge on
Cahuilla Boulevard. He asked M`r. McBride what they were planning on
doing there, bearing in mind water usage. Would they be amenable to
pulling those out and using more desert, drought -tolerant plant materials.
Mr. McBride said yes they were, as well as including boulders and various
other desert -type plant materials. They would like to maintain the natural
look and need to work with staff to achieve it.
Commissioner Quill said they need to make it look nice, but as a more
natural, desert landscape and still provide the type of screening that has
been suggested. He mentioned the use of Palo Verde trees Mr. McBride
agreed and said there are some existing mesquite trees.
Commissioner Quill said there are always cars parked to the left of the
main entrance on the extension of Jefferson Street. They look like they
are maintenance -type workers. Since it is not a parking lot, how is the
Quarry solving that issue. Mr. McBride said the question came up once
before and it was not the maintenance crew and said it could be sub-
contractors or private cars of other workers.
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Planning Commission Minutes
March 25, 2008
Commissioner Quill asked if they were employees of the Quarry. Mr.
McBride said they were not.
Commissioner Quill said getting the staff of the golf course to pay
attention to the exterior of their maintenance facility has always been a
challenge in terms of maintaining the landscaping, especially along
Cahuilla Parkway. The complaint is consistently they don't have time or
staff to keep up the landscaping. However, this is a very visible area.
He asked what the Quarry could do to ensure the outside landscaping
was maintained. Mr. McBride said they have agreed to enhance the
landscaping and it would normally be construed that the maintenance
would be performed on a regular basis and suggested a Condition of
Approval could be added to address that issue.
Vice Chairperson Barrows said there needed to be additional treatment
along the slope and she didn't see any suggestions from the landscape
architect addressing that. She was glad that staff suggested it. It is a
difficult area to landscape and it doesn't look finished. She
recommended the incorporation of more native landscape such as brittle
bush or Palo Verde as a substitute for the Oleanders to blend in with the
surroundings. She added there is the potential to put some sort of wells
along the scopes, or add trees to make it look like a finished landscape
instead of just a dirt slope.
Vice Chairperson Barrows asked staff which condition referenced the
block wall. Staff replied Condition of Approval Number 42 on Page 18.
Commissioner Quill said, knowing the caliber of the people living within
the community, if there's an issue with the wall being too low the
individuals living there will contact the General Manager to repair it. He
personally did not have any issues with the wall being left at four -feet.
He said if they want to keep the wall, the Commission should include in
the minutes that they suggested it be raised, the applicant chose not to
follow the recommendation, and the City should not be responsible for
any future issues relating to that wall. It should never again come back to
the City for discussion. He added the General Manager was at the
meeting, chose not to follow the suggestion, and any future issues
should be directed to him. It's a private community and this should be
handled by them.
Vice Chairperson Barrows suggested the additional landscape screening
be added to the Conditions of Approval.
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Planning Commission Minutes
March 25, 2008
Vice Chairperson Barrows asked if there was any public comment.
There being no further public comment, Vice Chairperson Barrows closed
the public participation portion of the meeting and opened the matter for
Commission discussion.
Commissioner Engle agreed with Commissioner Quill regarding allowing
the wall at its current height with appropriate landscape screening.
Vice Chairperson Barrows asked Commissioner Engle if he meant
Condition of Approval No. 42 be changed to allow the wall and add more
landscape screening. Commissioner Engle deferred to Commissioner Quill
on his definition.
Commissioner Quill suggested the Condition should state the City
suggested the wall be raised, but it is only a suggestion and discussed at
the public hearing. He said he would also like to see a Condition added
requesting hooded lights on all the buildings and definitely no projected
light. He would like to add a condition on the landscaping of the slope
and berm, the entire length of Cahuilla Park Road, which suggests the
Oleanders be pulled out, and possibly the wall be painted and landscaping
be done in a conducive manner to the area surrounding it using Palo
Verde. .He suggested the applicant use drip -irrigation, and using the
definition of native versus drought -tolerant; the Commission would like
this landscaping to be native.
Vice Chairperson Barrows asked if the suggestion was the second
sentence of Condition No. 51 be changed to state: "The applicant shall
replace all of the original Oleanders with an improved screening material
which incorporates native species such as Palo Verde, Brittle Bush, and
others." She said it will be challenging on the slope, but it can be made
more natural looking without using Oleanders. The Commission will be
looking at these changes when the revised landscaping plan comes back
to them.
Commissioner Quill had a question about the wash racks. He asked if
they were being designed to be environmentally -friendly. Mr. McBride
said they were, explained the system being used, and said it was fully
approved by the Coachella Valley Water District.
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Planning Commission Minutes
March 25, 2008
There being no further discussion, it was moved and seconded by
Commissioners Quill/Engle adopt Resolution 2008-010 approving Site
Development Permit 2007-894, as recommended and amended:
a. Condition 42 be deleted in its entirety and replaced with the
following: "The Planning Commission permits the applicant's
request to maintain the existing block wall along Tom Fazio Lane
at four feet in height, when measured from the street side. The
Planning Commission discussed this item during their March 25,
2008 public hearing and suggested this wall be raised to a six foot
height."
b. Delete second sentence of Condition 51 and replace it with: "The
applicant shall remove the Oleanders and replace them with native
plant species compatible with the surrounding landscaping."
C. Add a sentence to Condition 41 which states: "The perimeter wall
along Cahuilla Park Road shall be repainted."
ROLL CALL: AYES: Commissioners Engle, Quill, Wilkinson, and Vice
Chairperson Barrows. NOES: None. ABSENT: Chairman
Alderson. ABSTAIN: None.
B. Sign Program 2001-1165 Amendment No. 1_ a request of Imperial Sign
Company, Inc. for consideration of a Proposed Sign Program Amendment for
Permanent Business Identification Signage for Applebee's Restaurant
located at 45-305 Seeley Drive,
Commissioner Engle recused himself and left the meeting.
Vice Chairperson Barrows 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.
Vice Chairperson Barrows asked if there were questions of staff.
Commissioner Wilkinson asked for clarification of the various options.
Staff explained what each option involved.
Commissioner Quill asked what staff was recommending. Staff replied
Option Two.
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Planning Commission Minutes
March 25, 2008
Planning Manager David Sawyer said it would be similar to signs two and
three in size and style. He then explained why Option Two was
preferable.
Commissioner Quill asked if the size of the sign was larger than that
previous approved. Planning Manager Sawyer said the size of the sign is
bigger because of the inclusion of the cabinet. He explained there was
some flexibility included in the condition to allow a more proportionate
match up with the area of the stone.
Commissioner Quill asked what the difference was in size from the
original sign. Staff replied the original sign was 47.35 square feet and
this sign was 93.5 square feet.
Commissioner Quill asked if the proposed sign was compatible with the
Municipal Code. Planning Manager Sawyer said if signs two and three
were to equal 50 square feet it would be consistent.
Vice Chairperson Barrows asked if there was an example of Option Two
but similar to what was shown on the screen with wraparounds. Staff
said no.
There being no further questions of staff, Vice Chairperson Barrows
asked if the applicant would like to address the Commission.
Applicant's representative, Abe Sackett, Chief Operating Officer, said he
was available to answer any questions. He said they would like to have
the sign the way they have proposed it. They would like to keep the
wraparound sign. This is a more attractive and easier to maintain sign.
The second option would be similar to this. Mr. Sackett said this design
represents the new Applebee's logo. La Quinta would be one of the first
restaurants to have the new design.
Vice Chairperson Barrows asked if there were any questions of the
applicant. There being no further questions of the applicant, Vice
Chairperson Barrows 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 Wilkinson asked if the discussion was regarding the sign
on the eastern elevation. Staff said yes.
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Planning Commission Minutes
March 25, 2008
Commissioner Quill said he wasn't that concerned about the sign as
submitted since it is not as large as one of the big box signs.
Vice Chairperson Barrows asked staff if Option One is within the sign
program, and without a size problem. Staff replied Option One would
require approval of the adjustments to have the increase in the sign
ordinance.
Commissioner Wilkinson asked what the size adjustment would be. Staff
explained what the adjustments would need to be to receive approval to
allow signage on the east elevation . Commissioner Wilkinson asked if a
sign would be allowed on the east application under the current sign
program. Staff said no.
Planning Manager Sawyer said the first sign adjustment would be to
allow the applicant to locate on the east side of the building and the
second adjustment would be to allow a wall sign of more than 50 square
feet. He then went on to explain the appropriate sections of the Sign
Code.
Applicant's representative, Mr. Sackett explained how the sign was
measured explaining the dimensions included the cabinet.
Commissioner Wilkinson was concerned as to how much more square
footage would have to be allowed.
Vice Chairperson Barrows asked about an exhibit for Option Two. Staff
said they did not have an exhibit that showed the dimensions. Planning
Manager Sawyer said the approved signage was included in the original
sign program and would be similar to that which was shown on the
overhead screen.
Commissioner Wilkinson said the wraparound would have a better
finished look than Option Two, which would have exposed edges.
Commissioner Quill asked if there would be stone behind the sign. Mr.
Sackett said yes.
Vice Chairperson Barrows said the sign was attractive and she did not
have a problem with it.
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Planning Commission Minutes
March 25, 2008
There being no further discussion, it was moved and seconded by
Commissioners Quill/Wilkinson to adopt Minute Motion 2008-010
approving Sign Application 2007-1165, Amendment No. 1 as
recommended with the following amendment:
a. Delete Recommendations 2 and 3 and accept all others.
Unanimously approved.
Commissioner Engle rejoined the meeting.
VII. BUSINESS ITEMS:
A. Discussion of the upcoming Planners Institute Conference, March 26-
28, 2008. A report will be given at the next meeting.
B. Discussion of the April 15t City Council meeting which will include the
Eden Rock project. Modifications were made to the project following
the Planning Commission's recommendations. The reductions
requested were included and a description of all the changes was
given. A report will be given to the Commission at their April 81h
meeting.
C. Vice Chairperson Katie Barrows stated she will be unable to attend
the April 8t" meeting.
Vill. CORRESPONDENCE AND WRITTEN MATERIAL: None
IX. COMMISSIONER ITEMS: None
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Quill/Engle to adjourn this regular meeting of the Planning Commission to a regular
meeting to be held on April 8, 2008. This regular meeting was adjourned at 8:07 p.m.
on March 25, 2008.
Respectfully submitted,
Carolyn Walker, Executive Secretary
City of La Quinta, California
E
PH #A
PLANNING COMMISSION
STAFF REPORT
DATE: APRIL 8, 2008
CASE NO: SPECIFIC PLAN 2002-062, AMENDMENT #2, SITE DEVELOPMENT
PERMIT 2007-898
APPLICANT: REGENCY MARINITA LA QUINTA, LLC
ARCHITECT: KTGYGROUP, INC.
REQUEST: 1.) CONSIDERATION OF DEVELOPMENT GUIDELINES AND
PRINCIPALS TO ALLOW DEVELOPMENT OF A RETAIL
SHOPPING CENTER ON 10.79 ACRES
2.) CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING
PLANS FOR 90,441 SQUARE FOOT SHOPPING CENTER
LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED
WARING DRIVE
SURROUNDING
LAND USES: NORTH:
RESIDENTIAL USES ACROSS FRED WARING DRIVE
SOUTH:
RESIDENTIAL USES
EAST:
COMMERCIAL USES IN THE CITY OF INDIO ACROSS
JEFFERSON STREET
WEST:
PARK, RETENTION BASIN AND CVWD WELL SITE
WITH RESIDENCES FURTHER BEYOND TO THE WEST
zilkw0flil`LTd 4 d Y fe11
REVIEW: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED
THAT THE REQUEST HAS BEEN PREVIOUSLY ASSESSED IN
CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2002-
462 PREPARED FOR SPECIFIC PLAN 2002-062 AND SITE
DEVELOPMENT PERMIT 2002-754 WHICH WERE CERTIFIED BY
THE CITY COUNCIL ON JUNE 20, 2004. NO CHANGED
CIRCUMSTANCES OR CONDITIONS ARE PROPOSED, OR NEW
INFORMATION HAS BEEN SUBMITTED WHICH WOULD TRIGGER
THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL
REVIEW PURSUANT TO PUBLIC RESOURCES CODE SECTION
21166.
ZONING: CN (NEIGHBORHOOD COMMERCIAL)
GENERAL PLAN
DESIGNATION: NC (NEIGHBORHOOD COMMERCIAL)
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BACKGROUND:
The 10.7 + acre project site is in the northern part of the city (Attachment 1). The site
is rectangular in shape with approximately 815 feet of frontage on Jefferson Street and
572 feet on Fred Waring Drive. There are existing single family residences immediately
to the south with a retention basin, park and CVWD well site immediately to the west
(Attachment 2).
The site is vacant except for some desert shrubs and small trees. High power utility
lines run along the Fred Waring Drive frontage. An existing 5.5 to 6 foot high block wall
surrounds the site on the west and south property lines.
Previously, Specific Plan 2002-062 and Site Development Permit 2002-754 were
approved in January 2004 for this property. In November 2005, Specific Plan
Amendment #1 and Tentative Parcel Map 33803 were approved for the site. The
previously approved Site Development Permit was not amended at that time and has
now expired. The Tentative Parcel Map has also now expired. The applicant is now
proposing a new design for the shopping center, necessitating an amendment to the
Specific Plan and a new Site Development Permit.
SPECIFIC PLAN:
As noted, a Specific Plan was approved in January 2004 to allow a shopping center
with a maximum floor area of 113,173 square feet. At the same time Site Development
Permit 2002-754 was approved for a 102,402 square foot shopping center (Attachment
3).
In November 2005, an amended Specific Plan was approved for the site revising several
aspects of the project including reducing the allowable maximum square footage of
building area to 111,470 square feet.
The currently proposed Specific Plan provides for a retail project with a maximum floor
area of 91,000 square feet (Attachment 4). The plan contained in the proposed. Specific
Plan and proposed by the current Site Development Permit shows 90,441 square feet of
floor area in five structures (Attachment 4 - figure 6). The project is proposed to be
constructed in one phase. Uses noted in the Specific Plan include a market (Fresh &
Easy food store), drug store (CVS) with two drive-thru lanes, hardware store (OSH),
bank with drive-thru lane, and smaller retail, or restaurant uses. The bank drive-thru lane
is proposed to be screened from Jefferson Street by a four foot high wall.
As required the Specific Plan includes the proposed land uses, intensity of use, and
development standards the project will be developed under. The Specific Plan notes that
a sign program will be submitted at a later date.
As a part of the Specific Plan approval, the applicant is requesting the following
allowable deviations to the Zoning Code requirements (Attachment 4 - pages 7 and 8):
FA
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1. Drive-thru lanes for the proposed bank and drug store. The Zoning Code does not
permit drive-thru uses in the Neighborhood Commercial zone.
2. In lieu of the 70 foot on -site throat at the two driveway entries on Jefferson
Street and Fred Waring Drive, the plan specifies deceleration lanes will be
provided on both Jefferson Street entries to provide for back-up traffic that will
not impede through traffic lanes. It should be noted these deceleration lanes
were installed with the recent Jefferson Street improvements.
3. The landscape setback requirement from an open space or park district is 15 feet.
They are proposing a minimum 5 feet along the west property line adjacent to the
park/retention basin for the Monticello subdivision. A review of the plans
indicates the 5 foot setback is only for a short portion of the property near the
south end of the site adjacent to the adjoining property's retention basin. It
enlarges to 10 feet for approximately 150 feet where it then expands to at least
30+ feet for the balance of the west property line which is approximately 340
feet.
TENATATIVE PARCEL MAP:
The Tentative Parcel Map approved in 2005 divided the approved SDP 2002-754
buildings into individual parcels with a common parking lot parcel. That parcel map was
not recorded and has now expired. A new parcel map has not been applied for.
SITE DEVELOPMENT PERMIT:
Site Design:
The proposed shopping center includes five separate structures with the largest
comprised of a 42,500 square foot OSH hardware, a 13,928 square foot Fresh & Easy
food store, and several in -line businesses (Shops 2) between them, consisting of 4,500
square feet, near the west property line (Attachment 5 -sheet 2.1). Additionally, there
is a 13,013 square foot freestanding CVS drug store near the northeast corner of the
site at the intersection, and three pads buildings proposed. The majority of the parking
spaces will be between the main structure and Jefferson Street. Two retention basins
are shown; one at the southeast corner of the site and one along the west property line,
near Fred Waring Drive.
Pad "A", near the middle of the Jefferson Street frontage is proposed to be a 4,500
square foot bank and will have a drive-thru lane between the building and street. A
screen wall for the drive-thru lane is shown.
Shops 1, consisting of up to four businesses with 5,000 square feet, is shown near the
south property line in front of OSH.
Shops 3 is a freestanding pad with up to 7,000 square feet and up to five businesses.
3
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The space identified as an OSH hardware store will have an enclosed indoor drive-in
lumber department at the south end of the store. At the north end of the store, adjacent
to Shops 2, will be their garden department. The front and rear of the garden section
will be a part of the building fagade and have a recessed shade cloth over the unroofed
interior.
Circulation and Parking:
The shopping center will have two driveway access points on each street (Attachment 5
- sheet 2.1). On Jefferson Street the entries will connect to the main parking area. The
westerly Fred Waring Drive driveway is primarily for access to the rear loading areas of
OSH hardware and the Fresh & Easy food store. There will be some parking in this rear
area. The second driveway will enter the site between the drug store and Shops 3 and
run along the front of the main structure. The freestanding drugstore will have a loading
area located at the northwest corner of the building.
Parking is provided at a ratio of one space per 250 square feet for the 90,441 square
foot center, as allowed by the Zoning Code. This requires 362 spaces which is the
number of spaces proposed (Attachment 5 - Sheet 2.1).
Architecture:
The project is designed in a Spanish -Mediterranean style utilizing a combination of flat,
shed, gable and hip roofs (Attachment 5 - sheets 6.1-6.6 ). Each building will have at
least one tower feature extending above the main roof height. Arcades will be provided
over most business entry doors and adjacent windows, with some metal awnings used
over windows where there is no arcade. Some building sides will be provided with false
popout arcades.
Roof heights vary to provide varying building masses. Generally, the flat roofs are 20'
to 22' in height. Tower structures vary from 32' to 42' at the top of the OSH tower.
Exterior materials will consist of fine sand float finish plaster walls, accent stone veneer,
and concrete tile roofs. Roof tile will be a blend of red to red -gray with brown to rust
stone veneer. Building walls will be more than one color with colors varying from beige
to soft greens. Metal awnings will be dark green or a brown rust color (Attachment 5 -
sheet 11).
The building elevations show sign locations using generic names, except for the known
major tenants. A detailed sign program will be submitted at a later date (Attachment 5
- sheets 6.1-6.6 ).
The applicant has indicated that roof mounted equipment will be placed behind the
parapet wall and not visible and not be readily visible from ground level.
El
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Landscaping:
A preliminary landscaping plan has been submitted for the site (Attachment 5 - sheet
2.2). The plant palette consists of primarily desert and other low water use plants.
Trees include the Tipu tree, Chitalpa, Mexican Blue Palm, Pindo Palms, Willow Acacia,
and Palo Verde. Shrubs include plants such as Cassias, Brittlebrush, Ocotillo, Red
Yucca, and Deer Grass. No turf is proposed to be used.
Because residential uses exist to the south landscaped setbacks of at least 25 feet are
provided adjacent to this property line for screening and buffering. A wider portion of
this area adjacent to Jefferson Street and in front of Shops 1 is provided as a retention
basin. This area is proposed to be planted with Lantana and 36" box size trees for
buffering.
Most of the landscaped area along the west property line adjacent to the existing
park/retention basin well site, except behind OSH, is shown in groundcover, gravel and
trees. The widest part of this area on the north end is proposed as a retention basin.
Within the parking lot, 24" or 36" box size trees in planters with shrubs, groundcover
and decomposed granite will be provided.
The General Plan identifies the intersection of Fred Waring Drive and Jefferson Street as
a Secondary Gateway entry into the City. The previously approved project and existing
Specific Plan reserved the Fred Waring Drive and Jefferson Street corner of their project
for a City entry monument. The current proposed plan also provides an area of
unspecified size for this monument, but does not include its design which is determined
by the City.
A 20 foot deep landscape easement and 8 foot meandering sidewalk is required and
provided for along both fronting streets.
Lighting:
The plans include down shining box lighting fixtures in the parking lot area. The Specific
plan notes the poles will be a maximum of 18' high. The poles will be 15 feet high on a
three foot high concrete base (Attachment 5 - sheets 9.0-9.1). All fixtures near the
south property line will be shielded to minimize lighting impacts on adjacent residences.
Grading:
There are eight existing residences immediately to the south of this property
(Attachment 2). The finish floor grade difference between Shops 1 and the nearest
residence (75 feet away) will be approximately 4 feet with the residences finish floor
lower than that of Shops 1. The finish floor grade difference between the OSH
hardware store and the adjacent residence (121 feet away) to the south will be
approximately 3.8 feet again with the residences finish floor lower than that of OSH
hardware.
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ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE (ALRC) ACTION:
The ALRC reviewed this proposal at its meeting of February 6, 2008 (Attachment 6).
The ALRC voiced concerns about a number of items, such as the extensive use of turf,
delivery access, and energy conservation. They also discussed the Staff recommended
Conditions. These pertained to the following major items:
• Providing additional plaster popouts on the sides of the buildings to improve the
appearance and provide better shading.
• Decreasing building heights to no more than 22 feet within 150 feet of the
streets to comply with the image corridor requirements.
• Constructing trellises out of metal.
• Reducing the use of turf throughout the project.
• Replacing inappropriate trees and increasing tree, shrub and planter sizes.
• Providing berming and screening of parking areas and drive-thru lanes.
• Reserving an area at the street intersection corner for a City entry monument.
• Providing additional planters along store front sidewalk areas.
The ALRC recommended approval subject to the attached Conditions of Approval
prepared by Staff (Attachment 7).
The applicant has addressed all of the ALRC recommended Conditions by revising the
plans except for Number 12 (Attachment 7). Number 12 requires that the front door
walkway areas of all buildings be provided with small planters for shrub, groundcover,
vines, decomposed granite and where possible small growing trees to the satisfaction of
the Planning Director. The applicant states they question the viability of planting small
planters and introduction of irrigation water adjacent to building foundations.
ANALYSIS:
Specific Plan:
The Specific Plan as proposed to be amended reflects the guidelines and development
standards for the proposed shopping center.
The proposed deviations from the Zoning Code requirements contained in the Specific
Plan pertain to allowing two drive-thru uses, driveway entry throats, and perimeter
landscaping. Drive-thru restrictions provided in the Neighborhood Commercial Zone
District exist to minimize impacts on adjacent sensitive uses, such as residential. In this
case, the residential uses are approximately 400 feet from the nearest drive-thru lanes
and thus will not have a negative impact on them.
The west property line abuts a park and retention basin area for the Monticello
subdivision. Therefore, Staff believes a minimum 5 foot landscaped setback for a small
portion of the west property line is acceptable. The 5 foot setback is only for a short
portion of the property near the south end of the site adjacent to the adjoining property's
retention basin. It enlarges to 10 feet for approximately 150 feet where it then expands
6
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to at least 30+ feet for the balance of the west property line which is approximately
340 feet.
Site Development Permit:
Design concerns that Staff had originally were reported to the ALRC and addressed
during their review as noted in the ALRC Action section above.
Since the ALRC meeting, the applicant has revised the plans to reflect the ALRC
recommended revisions where applicable, with the exception of one (Attachment 7 -
Number 12). This condition requires that some planters be provided in the front of the
buildings near the front doors. This is proposed in an attempt to soften the harshness of
the adjacent concrete walks and building facades. In some cases this can be achieved
by providing planter pockets for vines on columns or blank walls, or in larger areas
providing planters for small shrubs and groundcover (plants and/or decomposed granite)
or trees to provide the required shade for parking spaces. The applicant contends that it
is not desirable to have irrigation next to building; however, Staff believes this is not a
valid argument. Providing planters adjacent to or near buildings has been done in
projects of all types throughout the City and the use of drip or emitter irrigation
successfully limits the irrigation distribution.. Therefore, Staff believes the recommended
planters should be provided.
During final preparation of this report, the architect submitted alternate building
elevations for the freestanding CVS drugstore near the intersection of Jefferson Street
and Fred Waring Drive (Attachment 8). The revisions affect all four sides of the building
and primarily modify the columns, overhangs, and arcades. The ALRC has not reviewed
these new elevations. Staff believes that while the revised design is essentially
"compatible" with the project, the original elevations are architecturally superior and
more attractive and therefore, should be constructed (Attachment 5 - sheet 6:6). The
revised elevations remove some columns and arcades that minimize the architectural
design and provide blank wall space. The location of this building near the intersection
of two major streets entering the City requires high quality design and architecture. The
applicant will present their justification for changing the elevations at the hearing.
The recommended Conditions of Approval include a Public Works Department
requirement for a focused Traffic Study for the area adjacent to the site and the Dune
Palms Road/Fred Waring Drive intersection to be submitted prior to approval of any
improvement plans or issuance of any permits. Should the study find it needed,
additional traffic improvements or dedications may need to be provided on Fred Waring
Drive.
A sign program in compliance with Zoning Code requirements will need to be submitted
and approved by the Planning Commission prior to issuance of first building permit.
Due to the adjacent residential properties, outdoor and parking lot lighting will be closely
reviewed and shielding and recessed down shining box fixtures will be confirmed.
7
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Cart return corral locations and design are not shown and will need to be reviewed and
approved by the Planning Director prior to approval of precise grading and landscaping
plans.
Final trash enclosure locations, size and designs require approval by Burrtec Waste and
Recycling Services and the Planning Director prior to approval of the Precise Grading
Plan.
In order to maximize perimeter planting areas, Staff recommends spaces be a minimum
depth of 17 feet with a 2 foot overhang adjacent to and part of the perimeter planting
areas.
A 4 foot high screen wall and berm combination is proposed to screen the Pad A (bank)
drive-thru lane. Staff recommends the screening wall be 5 feet high with the ends
stepped down.
SDP 2202-754 which was approved for the prior 102,400 square foot center on this
site had a restriction that no deliveries are allowed between 9 pm and 8 am for the uses
closest to the south property line which abuts residential uses. This restriction should
be imposed on this project to minimize impacts on the adjacent homes.
As a reminder of Zoning Code requirements, Staff has added a Condition that prohibits
temporary and permanent outdoor display of goods for sale and storage unless approved
as a special temporary sale event.
The existing walls to the south appear to vary in height from approximately 5 to 6 feet.
Staff recommends that the final on -site grading provide a wall height of 6 feet where
possible.
Roof mounted equipment for commercial projects normally is hidden behind thee parapet
walls. The applicant has indicated that will be the case for this project. Staff
recommends that supplemental screening is needed in some areas it be compatible with
the building architecture, materials and design and not appear as an afterthought.
The City entry monument location will be provided at the corner of Jefferson Street and
Fred Waring Drive within the perimeter landscape area. The specific size and dimensions
of this is to be determined by the City prior to approval of the precise grading plans and
final landscaping plans. Additionally, electrical and water stub outs will need to be
provided by the applicant and the land will need to be transferred to the City if deemed
necessary.
NEIGHBORHOOD MEETING:
The applicant states they had a neighborhood meeting with residents surrounding the
project site for them to review the proposed project plans. The applicant can provide
information on that meeting.
8
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PUBLIC NOTICE:
This map application was advertised in the Desert Sun newspaper on March 28, 2008.
All property owners within 500 feet of the site were mailed a copy of the Public
Hearing notice as required by the La Quinta Municipal Code. As of this writing, no
comments have been received.
FINDINGS:
The Specific Plan and Site Development Permit findings needed for a positive
recommendation to the City Council, as required by the Zoning Ordinance, can be made
as noted in the attached Resolutions, subject to the recommended Conditions of
Approval.
RECOMMENDATION:
Adopt Resolution 2008- , recommending to the City Council approval of
Specific Plan 2002-062, Amendment #2, subject to the recommended
Conditions of Approval.
2. Adopt Resolution 2008- , recommending to the City Council approval of
Site Development Permit 2007-898, subject to the attached Conditions of
Approval.
Attachments:
1. Location Map
2. Aerial map of site and surrounding uses
3. Site plan of previously approved shopping center — SDP 2002-754
4. Specific Plan document
5. Site Development Permit project plans
6. ALRC minutes for the meeting of February 6, 2008
7. ALRC recommended Conditions of Approval
8. Alternate CVS drugstore Building Elevations
Transmitted by:
Stan Sawa, Principal Planner
I
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PLANNING COMMISSION RESOLUTION 2008-
A RESOLUTION OF THE OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A SPECIFIC PLAN AMENDMENT TO
ALLOW A RETAIL SHOPPIING CENTER ON 10.79 ACRES
CASE NO.: SPECIFIC PLAN 2002-062, AMENDMENT #2
REGENCY MARINITA LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 8T" day of April, 2008, hold a duly noticed Public Hearing to
consider a request by Regency Marinita La Quinta, LLC for approval of a Specific
Plan Amendment amending the project for property located at the southwest corner
of Jefferson Street and Fred Waring Drive in the Neighborhood Commercial zoning
district on property more particularly described as:
APN 604-0521-005
WHEREAS, the Planning Department published a public hearing notice
in the Desert Sun newspaper on March 28, 2008, for the Planning Commission
meeting as prescribed by the Municipal Code with public hearing notices mailed to
all property owners within 500 feet of the site; and
WHEREAS, the La Quinta Planning Department has determined that
the request has been previously assessed in conjunction with Environmental
Assessment 2002-462 prepared for Specific Plan 2002-062 and Site Development
Permit 2002-754 which were certified by the City Council on June 20, 2004. No
changed circumstances or conditions are proposed, or new information has been
submitted which would trigger the preparation of a subsequent environmental
review pursuant to Public Resources Code Section 21166.
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said
Planning Commission did make the following Mandatory Findings to justify a
recommendation to the City Council for approval of said Specific Plan Amendment:
1. The proposed Specific Plan Amendment is internally consistent with the
goals, objectives, and policies of the existing Specific Plan and General Plan
in that it will result in promoting commercial development in a balanced,
varied and logical manner that is compatible with the neighborhood.
2. Approval of the Specific Plan Amendment will not create conditions
materially detrimental to the public health, safety, and general welfare in that
10
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Planning Commission Resolution 2008-
Specific Plan 2002-062, Amendment #2
Regency Marinita La Quinta, LLC
Adopted:
the resulting project will provide adequate building and landscaped setbacks,
is well designed, and will comply with all applicable City, County, State and
Federal requirements.
3. The Specific Plan Amendment is suitable and appropriate for the property in
that it will allow construction of a retail shopping center on a site that is
zoned for such a use.
4. Approval of the Specific Plan Amendment is warranted because the
proposed uses will provide the surrounding residential uses with services that
presently do not exist in the immediate vicinity. The commercial use
proposed under the Specific Plan has been designated for such use prior to
development of the surrounding uses and has been designed to minimize
impacts on adjacent uses.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of
said Planning Commission in this case; and
2. That it does hereby recommend to the City Council approval of Specific Plan
2002-062, Amendment #2 for the reasons set forth in this Resolution and
subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 81" day of April, 2008, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
PAReports - PC\2008\04-08-08\sp 2002-062 sdp 2007-898 Madnite\sp pc res.doc 11
Planning Commission Resolution 2008-
Specific Plan 2002-062, Amendment #2
Regency Marinita La Quinta, LLC
Adopted:
ED ALDERSON, Chairman
City of La Quinta, California
I_1111i11*319
LES JOHNSON, Planning Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL — RECOMMENDED
SPECIFIC PLAN 2002-062, AMENDMENT #2
REGENCY MARINITA, LA QUINTA, LLC
ADOPTED:
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 Specific Plan Amendment. 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. Within 30 days of final approval of this Specific Plan Amendment by the City
Council, two draft revised copies of this Specific Plan incorporating the following
Conditions of Approval in the appropriate sections shall be submitted to Planning
Department for approval. Upon approval of the draft Specific Plan Amendment by
the Planning Department, five copies of the final Specific plan shall be submitted to
the Planning Department.
3. Specific tenants identified in the Specific plan may be changed to other tenants
provided they are allowable uses in the Neighborhood Commercial zone and the
Zoning Code required parking is provided.
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PLANNING COMMISSION RESOLUTION 2008-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF DEVELOPMENT PLANS
FOR CONSTRUCTION OF A 90,441 SQUARE FOOT RETAIL
SHOPPIING CENTER ON 10.79 ACRES
CASE NO.: SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8th day of April, 2008, hold a duly noticed Public Hearing, to consider the
request of Regency Marinita La Quinta, LLC, to approve the development plans for a
90,441 square foot retail shopping center in the Neighborhood Commercial zoning
district, for property located on the southwest corner of Jefferson Street and Fred
Waring Drive, more particularly described as:
APN 604-521-005
WHEREAS, the Planning Department published a public hearing notice in
the Desert Sun newspaper on March 28, 2008, for the Planning Commission meeting
as prescribed by the Municipal Code with public hearing notices mailed to all property
owners within 500 feet of the site; and
WHEREAS, the Architecture and Landscaping Review Committee did on
the 6th day of February, 2008, at a regular meeting, adopted Minute Motion 2008-08,
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 recommending
approval of said Site Development Permit:
1. The General Plan, Zoning Map, and Specific Plan designate the project area as
Neighborhood Commercial. The proposed commercial 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, height limits, design, parking,
setbacks, lighting, landscaping and land use.
14
Planning Commission Resolution 2008-
Site Development Permit 2007-898
Regency Marinita La Quinta, LLC
Adopted:
3. The La Quinta Planning Department has determined that the request has been
previously assessed in conjunction with Environmental Assessment 2002-462
prepared for Specific Plan 2002-062 and Site Development Permit 2002-754
which were certified by the City Council on June 20, 2004. No changed
circumstances or conditions are proposed, or new information has, been
submitted which would trigger the preparation of a subsequent environmental
review pursuant to Public Resources Code Section 21166.
4. The Spanish Mediterranean 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 residential and commercial development and with the
quality of commercial design prevalent in the City and in compliance with the
architectural standards in the applicable Specific Plan in that the adjacent homes
to the north, south and west and commercial project to the east in Indio all
utilize a similar architectural style, materials and colors.
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. The project
complies with Zoning Code requirements and are similar to comparable projects
on Highway 111.
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. Planting design,
materials and sizes are similar to that used in other newer commercial projects.
Planting along the west boundary and especially to the south where homes are
immediately adjacent are provided with shrubs and large trees to provide
screening between the project and adjacent uses.
P:\reports-pc\2008\4-8-08\sdp 2007-898\sdp pc reso.doc 15
Planning Commission Resolution 2008-
Site Development Permit 2007-898
Regency Marinita La Quinta, LLC
Adopted:
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 2007-898 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 8th day of April, 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
P:\reports-pc\2008\4-8-08\sdp 2007-898\sdp pc reso.doc , . 16
PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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. 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
• South Coast Air Quality Management District 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
plans, the applicant shall furnish proof of such approvals when submitting those
improvements plans for City approval.
A project -specific NPDES construction permit must be obtained by the applicant; who
then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB")
17
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007.898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a
grading or site construction permit by the City.
3. 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 for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -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.
18
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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.
4. This Site Development Permit is valid for two years from the City Council date of
approval, unless an extension is applied for and granted by the Planning Commission
pursuant to Section 9.200.080 of the La Quinta Municipal Code.
5. 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).
PROPERTY RIGHTS
6. 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 CC&R's for the development
or other agreements as approved by the City Engineer.
7. The applicant shall offer for dedication 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.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Jefferson Street (Major Arterial, 120' ROW) — The standard 60 feet
from the centerline of Jefferson Street for a total 120-foot ultimate
developed right of way except an additional variable right of way
dedication at the existing Fred Waring Drive intersection required by the
constructed Jefferson Street Improvements CIP 2000-019 measured 65
feet west of the centerline of Jefferson Street, unless said right of way
has already been dedicated. Also, additional variable right of way
dedication for a deceleration/right turn only lane at the existing north
entry drive constructed pursuant to the Jefferson Street Improvements
CIP 2000-019 measured 77 feet west of the centerline of Jeflerson
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
Street and additional variable right of way dedication for a
deceleration/right turn only lane at the existing south entry drive
constructed pursuant to the Jefferson Street Improvements CIP 2000-
019 measured 67.5 feet west of the centerline, unless said right of way
has already been dedicated.
2) Fred Waring Drive (Major Arterial, 120' ROW) — The standard 60 feet
from the centerline of Fred Waring Drive for a total 120-foot ultimate
developed right of way except an additional variable right of way
dedication at the existing Jefferson Street intersection required by the
constructed Jefferson Street Improvements CIP 2000-019 measured 69
feet south of the centerline of Fred Waring Drive to accommodate dual
left turn lanes, three through lanes, a bike lane and a deceleration
lane/right turn only lane. The exclusive right turn only lane shall be for
the length of the project frontage to accommodate improvements
conditioned under STREET AND TRAFFIC IMPROVEMENTS.
Additionally, an additional variable right of way dedication on Fred
Waring Drive at the proposed easterly access drive measured sixty nine
feet south of the centerline of Fred Waring Drive and length to be
determined by a traffic study prepared for the applicant by a licensed
traffic engineer per Engineering Bulletin # 06-13. As a minimum, the
required right of way shall be for a length from the westerly access
drive to accommodate improvements conditioned under STREET AND
TRAFFIC IMPROVEMENTS.
As the Focused Traffic Study for the proposed development has not
been submitted and mitigation measures have not been established for
Fred Waring Drive or Dune Palms Road, the applicant may be required
to dedicate additional right of way based on the aforementioned study
to accommodate improvements as required by the City Engineer.
Additional right of way at the corner of Fred Waring Drive and Jefferson
Street to provide a free right turn movement lane for eastbound Fred
Waring Drive to southbound Jefferson Street per the Focused Traffic
Study may be required of this Site Development Permit and as approved
by the City Engineer. The design shall be performed by a Licensed
Traffic Engineer and approved by the City Engineer.
9. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans and the Focused Traffic Study required for this Site Development Permit.
Pursuant to this requirement, the Applicant shall include in the Off -Site Street
submittal packet for map checking, an offsite street geometric layout, drawn at 1 "
20
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
equals 40 feet, detailing the following design aspects: median curb line, outside curb
line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and
bus stop turnout(s). The geometric layout shall be accompanied with sufficient
professional engineering studies to confirm the appropriate length of all proposed turn
pockets and auxiliary lanes that may impact the right of way dedication required of
the project and the associated landscape setback requirement.
10. The applicant shall create perimeter landscaping setbacks along all public rights -of -
way as follows:
A. Jefferson Street and Fred Waring Drive (Major Arterial) - 20-foot from the
R/W-P/L. The applicant shall supplement the landscaped set back as needed to
reflect the new right of way configurations for deceleration lanes and bus
turnouts as constructed and per the Focused Traffic Study as approved by the
City Engineer.
The listed setback depth shall be the average depth where a meandering wall design
is approved.
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 on the Final
Map.
11. 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.
12. Direct vehicular access to Jefferson Street and Fred Waring Drive from lots with
frontage along Jefferson Street and Fred Waring Drive is restricted, except for those
access points identified on the Site Development Permit Conceptual Grading Plan, or
as otherwise conditioned in these conditions of approval. Pursuant to the afore
mentioned, requirements or mitigation measures of the Focused Traffic Study as
approved by the City Engineer may require additional design changes.
13. 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
14. The applicant shall comply with the provisions of LOMC Sections 13.24.060 (Street
21
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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.
15. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
11 Jefferson Street (Major] Arterial; 120'R/W):
No additional widening of the west side of the street along all frontage
adjacent to the Site Development Permit site boundary to its ultimate width on
the west side as specified in the General Plan is required as the Jefferson
Street Improvements CIP 2000-019 has performed the necessary widening
unless the Focused Traffic Study required of this Site Development Permit
requires additional street improvements.
Other improvements required of the applicant in the Jefferson Street right-of-
way and/or adjacent landscape setback areas include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
c) Establish a benchmark in the Jefferson Street right of way and
file a record of the benchmark with the County of Riverside.
d) Bus turnout and bus shelter as required (if required) by SunLine
Transit and approved by the City Engineer.
e) Modification of the existing Traffic Signal System as required by
the Focused Traffic Study required of this Site Development
Permit and/or as required by the City Engineer.
22
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
2) Fred Waring Drive(Major Arterial; 120'R/W):
Widen the south side of the street along all frontage adjacent to the Site
Development Permit boundary to its ultimate width on the south side as
specified in the General Plan and the requirements of these conditions. The
south curb face shall be located fifty one feet (51') south of the centerline,
except at locations where additional street width is needed to accommodate:
a) An exclusive right turn only lane on Fred Waring Drive at the
Jefferson Street intersection. The south curb face shall be
located sixty feet (60') south of the centerline. The exclusive
right turn only lane shall be for the length of the project frontage
unless the traffic study shows otherwise, as approved by the
City Engineer. The design shall be performed by a Licensed
Traffic Engineer and be approved by the City Engineer.
b) In addition to 2a above, a deceleration/right turn only lane into
the project shall be constructed on Fred Waring Drive at the
proposed easterly access drive unless the traffic study shows
otherwise, as approved by the City Engineer. The
deceleration/right turn only lane shall be for a length extending
from the proposed westerly access drive to a variable dedication
as approved by the City Engineer.
c) Reconstruct the median opening at the proposed westerly access
drive to accommodate large truck turning radius as required by
the City Engineer.
d) The dual left turn lane on Fred Waring Drive at the Jefferson
Street intersection has been constructed by the Jefferson Street
Improvements CIP 2000-019. The south curb face shall be
located sixty feet (60') of the centerline.
Other required improvements in the Fred Waring Drive right-of-way and/or
adjacent landscape setback area include:
e) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
23
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
f) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves.with respect to the curb line that either touches
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
g) Modification of the existing Traffic Signal System as required by
the Focused Traffic Study required of this Site Development
Permit and/or as required by the City Engineer.
B. PROJECT FAIR -SHARE IMPROVEMENTS (OFF -SITE PUBLIC STREETS)
1) Dune Palms Road.
a) Per the Focused Traffic Study required of this Site Development
Permit, the applicant shall design and construct mitigation
measures evaluated as contributory to this project as required by
the City Engineer. If permitted by the City Engineer in lieu of the
design and construction of said improvements, the applicant may
pay his fair -share for the improvements. The amount of the
applicant's fair share for the above mentioned improvements
shall be as approved by the City Engineer. The applicant shall pay
to the City of La Quinta this fair share prior to the issuance of the
grading permit.
The applicant shall extend improvements beyond the subdivision boundaries to ensure
they safely integrate with existing improvements (e.g., grading; traffic control devices
and transitions in alignment, elevation or dimensions of streets and sidewalks).
The applicant is responsible for construction of all improvements mentioned above.
16. 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:
Major Arterial 6" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
17. 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.
18. General access points and turning movements of traffic are limited to the following:
A. Jefferson Street.
1) Primary entry (southerly portion of site): Right turn movements in and
out and left turn movements in are permitted. Left turn movement out is
restricted. Appropriate signing and striping shall be provided. The
applicant shall redesign and reconstruct the existing access drive and
median island and associated signing and striping to provide 20 feet of
paved surface as required by the Riverside County Fire Department and
subject to the review and approval of the Riverside County Fire
Department and the City Engineer.
2) Secondary entry (northerly portion of site): Right turn movements in and
out are permitted. Left turn movements in and out are restricted.
Appropriate signing and striping shall be provided. The applicant shall
redesign and reconstruct the existing access drive and the proposed
median island and associated signing and striping to provide 20 feet of
paved surface as required by the Riverside County Fire Department and
subject to the review and approval of the Riverside County Fire
Department and the City Engineer. The median island shall be extended
west past the proposed access drives to Pad A and the Drug Store Pad.
B. Fred Waring Drive.
3) Primary entry (easterly portion of site): Right turn movements in and out
are permitted. Left turn movements in and out are restricted.
Appropriate signing and striping shall be provided. The design of access
drive and any proposed median island and associated signing and
striping to provide 20 feet of paved surface as required by the Riverside
County Fire Department and subject to the review and approval of the
Riverside County Fire Department and the City Engineer.
4) Secondary entry (westerly portion of site): Right turn movements in and
out and left turn movement in are permitted. Left turn movement out is
25
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
restricted. Appropriate signing and striping shall be provided.
C. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks.
19. 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
20. 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.
C. Building access points shall be shown on the Precise Grading Plans to better
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be shown
on the Precise Grading Plan.
E. 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.
F. 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. A minimum of
20 feet on each side of approach drives shall be provided where divided by
median islands and as approved by the City Engineer and Riverside County Fire
Department.
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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. In particular, non
curvilinear access drives may require redesign to eliminate sight distance and traffic
conflict issues.
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)
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.
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.
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, 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.
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
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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 Rough Grading Plan
1 "
40'
Horizontal .
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
D. Off -Site Street Improvement/Storm Drain Plan (Jefferson Street and Fred
Waring Drive 1 " = 40' Horizontal, 1 " = 4'
Vertical
E. Off -Site Signing & Striping Plan
1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s) (drawn
at 20 scale) that show the meandering sidewalk, mounding, and berming
design in the combined parkway and landscape setback area.
F. On -Site Commercial Precise Grading Plan
1 " = 20' Horizontal
NOTE: D through F to be submitted concurrently.
G. Traffic Signal Modification Plan* 1" = 20' Horizontal
* Per the Focused Traffic Study required of this Site Development and/or as required
by the City Engineer.
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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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project limits, or
a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top
Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover,
or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2007 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.
In addition to the normal set of improvement plans, an "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 "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.
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. 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
29
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDS
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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.
IMPROVEMENT SECURITY AGREEMENTS
30. When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common on -
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the occupancy of permanent buildings
within such latter phase, or as otherwise approved by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the development
of the project, or call upon the surety to complete the improvements.
31. Depending on the timing of the development of this Site Development Permit, and the
status of the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of its
costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Site Development Permit.
D. Secure the costs for future improvements that are to be made by others or this
Site Development Permit.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction or by the
issuance of the 20 % Building Permit.
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the issuance of any permit
related thereto, reimburse the City for the costs of such improvements.
32. Should the applicant fail to construct the improvements for the development, or fail
to satisfy its obligations for the development in a timely manner, the City shall have
the right to halt issuance of building permits, and/or final building inspections,
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements.
r;RAnINr;
33. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
34. 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.
35. 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).
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 and Precise Grading Plans that a soils
report has been prepared in accordance with the California Health & Safety Code §
17953.
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDS
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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.
36. 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.
37. 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 way 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.
38. 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
Conceptual Grading Plans, unless the pad elevations have other requirements
imposed elsewhere in these Conditions of Approval.
39. Building pad elevations of perimeter lots shall not differ by more that one foot higher
from the building pads in adjacent developments.
40. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
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.
41. 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
Site Development Permit Conceptual Grading Plans, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance finding
review.
42. 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.
32
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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.
liG
43. 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 1 hour, 3 hour, 6 hour or 24 hour
event producing the greatest total run off. The proposed underground storage system
piping layouts, overflow strategy and design is subject to the City Engineer's review
and approval.
44. 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.
45. 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.
46. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
47. No fence or wall shall be constructed around any retention basin unless approved by
the Planning Director and the City Engineer.
48. 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 or as approved by the City
Engineer.
49. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which directly falls onto the setback) will
33
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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).
50. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
51. 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.
52. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
53. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
54. 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.
55. 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
56. The City will conduct final inspections of habitable buildings only when the buildings
have parking lot improvements and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control devices,
pavement markings and street name signs. If on -site streets in residential
developments are initially constructed with partial pavement thickness, the applicant
shall complete the pavement prior to final inspections of the last ten percent of
homes within the development or when directed by the City, whichever comes first.
34
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PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
LANDSCAPE AND IRRIGATION
57. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans).
58. The applicant shall provide landscaping in the required setbacks, retention basins, and
common lots. Said landscaping shall be constantly maintained by the center owner
with damaged, dead or dying plant material immediately replaced with healthy plant
material of equivalent size.
59. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
60. The final landscaping and irrigation plans shall be prepared by a licensed landscape
professional, be reviewed by the Architecture and Landscape Review Committee 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 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.
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. Final
plans shall include all landscaping associated with this project.
NOTE: Plans are not approved for construction until signed by both the Planning
Director.
61. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director.
62. 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.
63. The front and side walkway areas of all buildings shall be provided with small
planters for shrub, groundcover, vines, decomposed granite and where possible small
growing trees to the satisfaction of the Planning Director.
p\reports-pc\2008\4-8-08\sp 2002-062 marinita\sdp pc coa.doc 35
PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
64. The parking lot surface shall be screened by minimum earthen berming of three feet
height or a decorative masonry wall of equivalent height to the satisfaction of the
Planning Director.
PUBLIC SERVICES
65. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer and in particular, the bus turnout
and bus shelter with water and power connection as required by SunLine Transit on
Jefferson Street south of the most northerly access drive to the Site Development
Permit site and as approved by the City Engineer.
MAINTENANCE
66. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
67. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, underground
and above ground retention basin and facilities and sidewalks.
FEES AND DEPOSITS
68. 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.
69. 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).
70. Applicant shall pay the applicable mitigation fees, related to the Multi -Species Habitat
Conservation Plan program, as in effect and at the appropriate point in the permit
process.
FIRE DEPARTMENT:
71. The Fire Department requires the listed fire protection measures be provided in
accordance with the City of La Quinta Municipal Code and/or the Riverside County
Fire Department Fire Protection Standards. Final conditions will be addressed when
complete buildings plans are reviewed:
72. Provide or show there exists a water system capable of delivering a fire flow 2750
p\reports-pc\2008\4-8-08\sp 2002-062 marinita\sdp pc coa.doc 36
PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
gallons per minute for a four hours duration at 20 psi residual operating pressure,
which must be available before any combustible material is placed on the
construction site.
73. Approved accessible on -site super fire hydrant(s) (6x4 2 %: x 2 '/s ) shall be less than
25 feet measured along vehicle travel. Fire hydrants shall provide the required fire
flow.
74. 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.
75. 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.
76. 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.
77. 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.
78. 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.
79. 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.
80. Display street numbers in a prominent location on the address side of building(s)
and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in
p\reports-pc\2008\4-8-08\sp 2002-062 marinita\sdp pc coa.doc 37
PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
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.
81. 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. 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.
82. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more heads.
Valve monitoring, water -flow alarm and trouble signals shall be automatically
transmitted to an approved central station, remote station or proprietary monitoring
station. 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 based fee, to the Fire Department for
review and approval prior to installation. Guideline handouts are available from the Fire
Department.
83. Install a portable fire extinguisher, with a minimum rating of 2A-106C, 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.
84. A UL 300 hood/duct fire extinguishing system must be installed over the cooking
equipment. The extinguishing system must automatically shutdown gas and /or
electricity to all cooking appliances upon activation. A C-16 licensed contractor must
submit plans, along with the current permit fee, to the Fire Department for review and
approval prior to installation. Alarm system supervision is only required if the building
has an existing fire alarm system.
85. 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.
p\reports-pc\2008\4-8-08\sp 2002-062 marinita\sdp pc coa.doc
38
PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA OUINTA, LLC
ADOPTED:
86. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking
shall be installed per the 2001 California Building Code.
87. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside of
door.
88. Access shall be provided to all mechanical equipment located on the roof as required
be the Mechanical Code.
89, 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
90. 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 this office
for ordering the Key Switch.
91. The Proposed project will have a cumulative adverse impact on the Fire Department's
ability to provide an acceptable level of service. These impacts include an increase in
the number of emergency and public service calls due to the increased presence of
structures, traffic and population. The project proponents/developers will be
expected to provide for a proportional mitigation to these impacts via capitol
improvements and/or impact fees
92. Nothing in our review shall be construed as encompassing structural integrity.
Review of this plan does not authorize or approve any omission or deviation from all
applicable regulations. Final approval is subject to field inspection. All questions
regarding the meaning of the code requirements should be referred to Fire
Department at 760-863-8886.
PLANNING DEPARTMENT
93. The originally submitted drug store building elevations shall be constructed..
94. A sign program in compliance with Chapter 9.160 of the Zoning Code shall be
submitted for Planning Commission approval prior to issuance of first building permit.
95. Exterior parking lot lights shall be be at a height not exceeding 18 feet above finish
grade with fixtures down shining box type fixtures with flush or recessed lenses.
Lights shall use low pressure sodium bulbs. Building mounted lights shall be down
shining box type fixtures with flush or recessed lenses and low pressure sodium
39
p\reports-pc\2008\4-8-08\sp 2002-062 marinita\sdp pc coa.doc
PLANNING COMMISSION RESOLUTION 2008-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-898
REGENCY MARINITA LA QUINTA, LLC
ADOPTED:
bulbs. Lighting fixtures adjacent or near residential areas shall be provided with
down hanging shields as required by the Planning Director.
96. Locations of cart returns shall be approved by the Planning Department and shown
on the precise grading plans. Returns shall not be placed in required parking spaces.
97. Location of trash and recycling enclosures shall be approved by the Planning Director
and Burrtec Waste and Recycling Services prior to approval of precise grading plan.
98. Parking spaces adjacent to perimeter landscaping shall be a minimum 17 feet long
with a two foot landscaped overhang (added to the perimeter landscaping) provided.
99. The screen wall adjacent to the drive-thru lane of Pad A shall be a minimum 5 feet
high from the drive-thru lane finish grade. The ends of the wall shall be stepped
down to the satisfaction of the Planning Director.
100. Deliveries to Shops 1, Fresh & Easy food store, and OSH Hardware or subsequent
tenants shall not occur between 9 pm and 8 am.
101. Temporary and permanent storage and display of goods for sale or rent, etc., outside
the buildings shall not be permitted unless specifically approved by permit.
102. The final grading for the area adjacent to the wall along the south property line shall
provide a minimum existing wall height of six feet measured from the project side,
where possible.
103. All roof -mounted mechanical equipment shall be fully screened, preferably by the
building walls. If not, screening shall be installed using compatible architectural
materials and treatments, in a manner so that the equipment is not visible from
surrounding properties and streets. Working drawings showing all such equipment
and locations shall be submitted to the Building and Safety Department along with
construction plan submittal for building permits. Method and design of screening
must be approved by the Planning Department prior to any issuance of building
permits related to structures requiring such screening.
104, The specific size, shape, and dimensions of the area for the City entry monument is
to be determined by the City prior to approval of the precise grading plans or approval
of the final landscaping plans, whichever occurs first. Additionally, electrical and
water stub outs shall be provided by the applicant for the monument. The land for
the monument shall be transferred to the City to the satisfaction of the Planning
Director if deemed neccessary.
40
p\reports-pc\2008\4-8-08\sp 2002-062 marinita\sdp pc coa.doc
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ATTACHMENT 4
SEE SPECIFIC PLAN DOCUMENT
ATTACHMENT 5
SEE LARGE PROJECT PLANS
ATTACHMENT 6
FILE COPY
Architecture and Landscaping Review Committee
February 6, 2008
approved during the Site Development/abt
ce Committee
Member Fitzpatrick asked if there wasea provided for
loading. Assistant Planner Ceja said conthe loading area
had been addressed and resolved. Comber Fitzpatrick
asked if the paving was going to coincidruction and asked
about the completion date. Assistant a suggested the
applicant respond to his concerns.
3. Applicant's representative, Clint K x of Komar Development, said
they are looking at paving in a month -and -a -half and landscaping
would follow that. Applicant plained they would be coordinating
the construction with Costc to minimize inconvenience to them.
Committee Member Fitzpa ick asked if Costco had any complaints
with them and the applic t said they did not.
4. Committee Member obbitt said the step outs on the end parking
spaces were great as they would help keep people from stepping in
and on, the land aping.
5. Committee ember Bobbitt suggested the Barbara Karst variety of
Bougainvill as as a substitute for the San Diego Red variety on the
columnsXs it would hold up better.
6. It moved and seconded by Committee Members Bobbitt/Arnold to
ad t Minute Motion 2008-007, recommending approval of Final
L dscaping Plans 2007-027, as recommended and amended:
!a. C e : Additional landscaping shall be added to the
east elevation.
B. Site Development Permit 2007-898; a request of Regency Marinita La
Quinta, LLC for consideration of architecture and landscaping plans for
a neighborhood shopping center of 90,441 square feet located at the
southwest corner of Jefferson and Fred Waring.
1. Principal Planner Stan Sawa presented the information
contained in the staff report, a copy of which is on file in the
Planning Department.
2. Committee Member Fitzpatrick said he was concerned about
physical separation between the proposed buildings and
residences and the park to the west. He then noted there was a
six foot fence separating them. He thought the plan was well
done but difficult to follow. He suggested the plan eleva4-Tns
Architecture and Landscaping Review Committee
February 6, 2008
be laid out more clearly for the Planning Commission
presentation. He liked the southern exposure and the
entrances. He commented on reduction of turf comment in the
staff report. Staff said there was more turf than was usually
seen on most projects. The water concerns of the last few
years dictated a cutback of turf, especially in retention basins.
3. Committee Member Fitzpatrick asked if the retention basin area
could be utilized for another use. Staff explained the conditions
regarding the turf reduction and the fact they were encouraging
the applicant to cut back on the turf.
4. Committee Member Fitzpatrick asked about the City monument
that was slated to be located at the corner. Staff said this area
was set aside as a reminder for the applicant to allow for the
monument to be included. Committee Member Fitzpatrick
asked what the monument would be. Staff said it would be
similar to the current pieces at the entrances to the City.
5. Committee Member Fitzpatrick asked about the building's
interior design. Staff said they don't usually include interior
layouts in the information provided to the ALRC .
6. Committee Member Fitzpatrick asked if an 18-wheeler would fit
in the back to load and unload. Staff said the design was laid
out so the trucks would be able to load and unload and then
demonstrated the practical application on the plans. Committee
Member Fitzpatrick asked if there was a minimum radius for
trucks as he was especially concerned about the southwest
corner. Staff replied the Public Works Department had that
information, had reviewed the plans, and did not express
concern.
7. Committee Member Fitzpatrick asked about exterior lighting.
Staff said they did not mention lighting because it was usually
addressed at the Planning Commission level.
8. Committee Member Fitzpatrick said negotiating the plans had
been difficult for him since there were no cross references on
elevations or pads. He said it would be easier if all plans
submitted were adjusted at the ALRC level so the Planning
Commission could understand them better when they receive
them. Staff said they will make sure everything was clear when
it went to the Planning Commission. Committee Meer ber
Architecture and Landscaping Review Committee
February 6, 2008
Fitzpatrick reiterated that staff did not have a problem with
lighting. Staff said the parking lot lights would be limited to a
shorter height and shielded.
9. Committee Member Fitzpatrick asked if staff was satisfied there
were enough spaces, especially for disabled. Staff said the
applicant was in compliance.
10. Committee Member Fitzpatrick said plans were to be stamped
by a licensed landscape architect and asked if the requirements
were the same for an architect. Staff replied the Building &
Safety Department made sure that requirement was met at plan
check.
11. Committee Member Fitzpatrick wanted to know why they were
making a distinction between an architect versus licensed
landscape architect. Planning Manager Sawyer said the Building
Department reviews the building plans and checks for
architect's credentials. The Planning Department checks the
landscape architect's credentials. Committee Member
Fitzpatrick was concerned the designs were done by a
professional architect. Staff said that was part of the overall
application process as is the Architecture and Landscaping
Review Committee.
12. Committee Member Fitzpatrick asked if there were any LEEDs
certifications involved in this project. Staff replied not that they
were aware of, but the applicant could answer that question.
13. Michael Flynn, KTGY Group, the licensed architect for the
applicant, introduced himself and said he would be signing
these plans. They are looking at a number of sustainable
elements; one of which was shading with sufficient overhangs
as well as the limited usage of glass. They believe they can
achieve LEED certification on this project. He described the
materials which would be used in the project. He said they
have gone through the list, are in good shape, and have
registered the project for possible LEED certification.
14. Committee Member Arnold commented on the size of the
islands and the step outs. He asked if the step outs would be
included in the islands in the parking lots. Principal Planner
Sawa said he wasn't sure if the applicant designed it that way
but thinks Public Works requires it. Committee Member Wold
Architecture and Landscaping Review Committee
February 6, 2008
was concerned about people stepping on the landscaping
plants.
15. Committee Member Arnold was concerned about the width of
the islands. Committee Member Bobbitt replied the size of the
islands does not allow for the proper growth of the root
structure of the trees and they will not survive. He said the
long thin islands don't look like they can sustain trees. Staff
replied they are required to be six feet wide.
16. Committee Member Arnold asked why they were putting in turf
instead of ground cover. Rick Stokes, of Land Solutions, was
introduced and said they have been working with staff on the
choice of ground cover. Committee Member Arnold said it
would be less costly to use Decomposed Granite (DG) and
lantana, and the applicant would save on water and
maintenance. Grass is high in maintenance and water usage.
17. Committee Member Arnold said there was turf alongside the
Fresh & Easy building. Staff said they included a condition
requesting DG and plants instead of turf.
18. Committee Member Bobbitt commented on the problems
involved with Chilean Mesquites and Queen Palms. Staff said
there was a concern for those two types of trees but wasn't
sure if the Committee Members wanted to eliminate those
species altogether. Committee Member Bobbitt said Queen
Palms will die within a couple of years or look terrible. The soil,
temperature extremes, everything works against them. They
will look good for a while and then they begin to decline. The
applicant is usually long gone by then. The owner of the
property will not know and he strongly recommends against
using the Queen Palms. He suggested a variety of Fan Palms.
He was also concerned about ground covers since they look
good at first but when it gets hot they don't look as well. He
did not want to deny usage of specific plants, but suggested
the applicant be careful about placement.
19. Committee Member Bobbitt asked about the recommended
three to five foot pop outs and asked if staff was going to work
out those dimensions with the applicant. Staff replied they
would.
20. Committee Member Bobbitt referenced Condition No..0 13
Architecture and Landscaping Review Committee
February 6, 2008
regarding the Date Palms being deleted from the palette if
proposed. Staff replied they were on the plant palette but not
on the plans and suggested they not be used.
21. Committee Member Bobbitt said he does like some use of turf
as it cuts down on dust problems.
22. Committee Member Fitzpatrick asked if staff was concerned
about the conditions being addressed before going to the
Planning Commission. Staff replied they would make sure all
conditions and comments were included in the information for
the Planning Commission.
23. Committee Member Fitzpatrick asked about plans for the
monument. Staff said the plans allowed for placement of a
monument, but it had not been designed as yet. Committee
Member Fitzpatrick said he wanted to see what these plans
would look like once they were revised. Staff said the
Committee Members would see the final landscaping plans.
24. Committee Member Fitzpatrick was concerned about the
numbering and key systems on the plans. Rick Stokes,
applicant's representative, said the plans were taken from
various sources and consequently created different numbering
systems. These would be revised and re -numbered for the
Planning Commission. The items brought up would not be
noticeable once the plans are revised and updated. He pointed
to the plans and described how the trucks would be turning and
addressed various other concerns the Committee Members had
voiced. They would eliminate any plants which had not been
approved for the plant palette. They would be eliminating any
items that staff had requested be deleted and clean up the
plans.
25. Committee Member Fitzpatrick said he would like to see future
plans finalized and cleaned up when they were presented to the
ALRC. Mr. Stokes said he was not familiar with the planning
process in La Quinta, but the next project he did in La Quinta
would be done better.
26. Committee Member Fitzpatrick said somebody needed to
address this at an earlier stage. The Committee should not be
rubber stamping plans without those plans being finalized. He
requested a referenced, organized set of plans. 51
Architecture and Landscaping Review Committee
February 6, 2008
27. Committee Member Fitzpatrick commented on the turf reduction
and said there should be a specific amount (ratio) listed. He did
not feel confident moving the project forward without seeing
the finalized plans.
28. Committee Member Fitzpatrick asked about the monument
design and asked if the City would be designing it. Rick Stokes,
applicant's representative, said he was not involved in the
design. Staff said it would be handled through another
department in the City. Rick Stokes said the applicant would
provide a nice, landscaped place for the monument.
29. Committee Member Fitzpatrick asked if there was a
standardized design. Staff said previous monuments had been
standardized, but future monuments would have to consider
new water efficiency standards. Committee Member Fitzpatrick
asked if the Planning Commission should be advised there were
some issues with the monument. Planning Manager Sawyer said
there was identification on the plan noting the placement of the
monument.
30. Committee Member Bobbitt said, as a point of clarification, the
Committee was only allowed to see these plans one time. They
didn't have a working set of landscape plans so he didn't
understand how these issues would be resolved. This
Committee is an advisory committee only. He gave a brief
history of the original seven -member committee and how it
evolved into a three -member committee. He said it is not part
of the Committee's charter to have preliminary plans come
back.
31. Committee Member Fitzpatrick asked if the Committee could
deny the plan. Committee Member Bobbitt said they could do
that. Planning Manager Sawyer said they were working on this
at a staff level and he had some of the same questions the
Committee brought up. He wanted to point out some of the
conditions were presented as discussion points to obtain the
ALRC's input. So they were draft conditions that staff was still
working on and wanted the Committee's input. The plans
needed to be finalized. They would take care of this before the
presentation to the Planning Commission.
32. Committee Member Fitzpatrick asked if there was a list of
52
Architecture and Landscaping Review Committee
February 6, 2008
conditions that the architectural designers had addressed and
staff could make the Committee aware of prior to sending this
to the Planning Commission.
33. Committee Member Arnold asked if the plans were revised after
the Committee makes their recommendations. Planning Manager
Sawyer said in most cases that would be true and explained the
process of approval. Staff would continue to work with the
applicant until the Planning Commission submission to address
those conditions that were question marks. But it is a two-way
street as the applicant has to agree to the conditions. Planning
Manager Sawyer said staff only has a certain amount of time to
process the applications and the applicant may not want to
make the changes.
34. Committee Member Arnold added it is the Committee's job to
make suggestions/recommendations. It is then up to the
applicant to incorporate the changes. Planning Manager Sawyer
explained the procedures and time constraints involved.
35. Committee Member Fitzpatrick wanted to know how the
Committee Members could make sure changes were made.
Planning Manager Sawyer said they will be reflected in the
minutes and discussed with the applicant. They would
encourage them to make the adjustments. Staff is currently
working on a new format that would address the issue of
including a key.
36. Committee Member Fitzpatrick said he would like to see the
plans organized prior to submittal to the Planning Commission.
Michael Flynn, KTGY Group architect, said they have no
problem with addressing the conditions presented and would
comply prior to Planning Commission presentation. Mr. Stokes
said it is their commitment to address those issues before they
go to the Planning Commission.
37. Committee Member Fitzpatrick said the plans should include the
things discussed today and acknowledge those items be
included in conditions to the Planning Commission. Staff
explained the procedure to include the information.
38. It was moved and seconded by Committee Members
Bobbitt/Arnold to adopt Minute Motion 2008-008
recommending approval of the Site Development Permit 2007-
898 as recommended. Unanimously approved. 53
ATTACHMENT 7
ALRC RECOMMENDED CONDITIONS OF APPROVAL
FEBRUARY 6, 2008
SP 2002-062, AMENDMENT #2
SDP 2007-897
REGENCY MARINITA LA QUINTA, LLC
1. Plaster popouts on the building sides where they are not beneath an
arcade shall be increased in depth to 3' to 5' to the satisfaction of the
Planning Director.
2. Shop 3 and Pad "A" (2) buildings shall reduce the height of the main
flat roof areas to a maximum 22' within 150' of the ultimate street
right-of-way line.
3. Trellis structures shall be color finished metal tube structures.
4. Turf in the large areas adjacent to the south and west property lines
shall be reduced and replaced with decomposed granite and planting to
the satisfaction of the Planning Director.
5. The Chilean Mesquite trees shall be deleted and replaced with a
substitute tree to the satisfaction of the Planning Director.
6. The trees adjacent to the existing residences along the south side of
the project, along the street perimeters, and within the middle of the
parking lot tree wells shall be a minimum 36" box size.
7. Tree wells in the parking lot areas shall be a minimum 6'x6' clear.
8. The street perimeter landscaping, where possible, shall be provided
with 1' to 3' berming, especially in the area against the drive-thru
screen wall where the berming shall be provided against the outside of
the wall.
9. The Final landscaping and irrigation plans shall be prepared by a
licensed landscape professional, be reviewed by the Architecture and
Landscape Review Committee 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 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
54
Agriculture Commissioner prior to submittal of the final plans to the
Planning Department.
10. The landscaped area at the intersection of Fred Waring Drive and
Jefferson Street shall be reserved for a City entry monument to the
satisfaction of the Planning Director. Planting around the monument
shall be provided by the developer.
11. The planter area immediately north of Fresh & Easy shall be planted
with a combination of small and large shrubs, groundcover and
decomposed granite with no turf used to the satisfaction of the
Planning Director.
12. The front door walkway areas of all buildings shall be provided with
small planters for shrub, groundcover, vines, decomposed granite and
where possible small growing trees to the satisfaction of the Planning
Director.
13. The Date Palm tree shall be deleted from the plant palette and plan if
proposed to be used.
14. Shrubs along the street perimeters shall be a minimum 5 or 15 gallons
in size.
55
SEE 11" X 17" PLAN
ATTACHMENT 8
56