PCRES 1993-042PLANNING COMMISSION RESOLUTION 93-042
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS
AND APPROVING A CONDITIONAL USE PERMIT TO ALLOW
CONSTRUCTION OF A SECOND STORY ADDITION AND
ENLARGEMENT OF THE EXISTING ONE STORY BUILDING.
CONDITIONAL USE PERMIT 93-008
LA QUINTA MEAT MARKET
(78-100 CALLE ESTADO)
WHEREAS, the Planning Commission of the City of La Quinta, California did
on the 26th day of October, 1993, and the 9th day of November, 1993 hold duly noticed Public
Hearings to consider the request of the La Quinta Meat Market for approval of a Conditional
Use Permit to allow construction of a second story addition and enlargement of the existing one
story building in the C-V-N Zone located at the northeast corner of Avenida Bermudas and Calle
Tampico, more particularly described as:
A PORTION OF THE SOUTH HALF OF SECTION 30, T5S, R7E, S.B.B.M.
WHEREAS, said Conditional Use Permit is categorically exempt per Section
15303(c) of the California Environmental Quality Act because the change of use of the property
and enlargement of the existing building will not exceed an occupant load of 30 persons; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any,
of all interested persons desiring to be heard, said Planning Commission did find the following
facts and reasons to justify approval of said Conditional Use Permit:
1. The proposed use will not be detrimental to the health, safety, or general welfare of the
community.
2. The Conditional Use Permit, as conditioned, is consistent with the zoning requirements
and intent of the C-V-N zone and Downtown Village Specific Plan.
3. That the environmental impacts associated with the development of this project can be
mitigated through the approval conditions imposed upon it.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
Commission in this case.
RESOPC.116 1
2. That it does hereby approve Conditional Use Permit 93-008 for the reasons set forth in
this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 9th day of November 1993, by the following vote, to wit:
AYES: Commissioners Adolph, Ellson, Marrs, Abels, Chairwoman Barrows
NOES: None
ABSENT: None
ABSTAIN: None
KATIE BARROWS, Chairwoman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
RESOPC.116 2
PLANNING COMMISSION RESOLUTION 93-042 EXHIBIT "A"
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 93-008
LA QUINTA MEAT MARKET
NOVEMBER 9, 1993
* Added by staff on 11-5-93
** Modified by Planning Commission on 11-9-93
*** Deleted by the Planning Commission on 11-9-93
GENERAL
1. The development shall comply with the approved exhibits and the following conditions,
which shall take precedence in the event of any conflicts.
2. The approved conditional use permit shall be used within one year of the approval date;
otherwise, it shall become null and void and no effect whatsoever. "Be used" means the
beginning of substantial construction which is contemplated by this approval, not
including grading, which is begun within the one-year period and is therefore diligently
pursued to completion. Extensions of time may be requested prior to expiration pursuant
to Municipal Code requirements if the extension request is made one month prior to the
expiration date. The expiration date shall be November 9, 1994.
3. Outside lighting shall be shielded and directed so as not to shine directly upon
surrounding adjoining property or public rights -of -way. Lighting plans including light
pole heights (10 feet) and light types shall be reviewed and approved by the Planning
Director prior to issuance of a building permit. Lighting shall comply with the Outdoor
Lighting Control Ordinance.
4. Adequate trash facilities shall be constructed as approved by the Planning and
Development Department prior to issuance of building permit. Plan to be reviewed for
acceptability by applicable trash company (Waste Management of the Desert) prior to
City review.
5. Prior to the issuance of a building permit for construction of any building or use
contemplated by this approval, the Applicant shall obtain permits and/or clearances from
the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department (grading permit and improvement
permit)
o Planning and Development Department, & Building & Safety Department
o Coachella Valley Water District
CONAPRVL.102 1
Conditions of Approval
Conditional Use Permit 93-008
November 9, 1993
o Desert Sands Unified School District
o Imperial Irrigation District
o Riverside County Health Department
The applicant is responsible for any requirements of the permits or clearances from these
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtain City approval and signatures on the plans.
Evidence of said permits or clearances from the above -mentioned agencies shall be
presented to the Building Division at the time of the application for a building permit for
the use contemplated herewith.
6. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of a building permit.
7. Prior to issuance of any building permits, the Applicant shall submit to the Planning and
Development Department for review and approval by the Design Review Board, a
preliminary plan (or plans) showing the following:
a. Landscaping, including plan types, sizes, spacing, locations, and irrigation system
for all landscape areas. Desert or native plant species, drought resistant planting
materials, and drip emitter irrigators shall be incorporated into the landscape plan.
b. Location and design detail of any proposed and/or required walls.
Preparation of the detailed landscape and irrigation plans shall be in substantial
conformance with the approved conceptual landscape plan on file with the Planning and
Development Department. The final plans submitted shall include the acceptance
stamps/signatures from the Riverside County Agricultural Commissioner's Office and
Coachella Valley Water District (CVWD).
8. Handicap access, facilities and parking shall be provided per Federal, State and local
requirements.
9. All construction and graded areas shall be watered at least twice daily during construction
to prevent the emission of dust and blowsand.
10. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
CONAPRVL.102 2
Conditions of Approval
Conditional Use Permit 93-008
November 9, 1993
IMPROVEMENT AGREEMENT
11. At the time of issuance of an encroachment permit for the work contemplated hereunder,
the applicant shall pay cash or provide security in guarantee of public improvements.
A. Current Improvements: Construction of sidewalks along the street frontage of the
development and construction/reconstruction of drive entries - secure in the
amount of approved estimates for this work.
B. Deferred Improvements: 2.24% of the cost to design and construct a traffic
signal at Ave Bermudas and Calle Tampico. This improvement will be
constructed by others at a future date. Security shall remain in place until the
improvement is constructed and the Applicant's share has been paid.
DEDICATIONS
12. The applicant shall dedicate public street right of way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable specific plans,
and as required by the City Engineer.
Dedications required of this development include:
A. Corner cutback at intersection of Tampico and Bermudas
Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall
conform with Riverside County Standard Drawings #800, #801, and #805 respectively
unless otherwise approved by the City Engineer.
GRADING
14. Prior to occupation of the project site for construction purposes, the Applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance with
Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the
Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient
to guarantee compliance with the provisions of the permit.
DRAINAGE
15. Nuisance water produced by this development shall be retained on -site. In design of
retention facilities, the percolation rate shall be considered to be zero unless the applicant
provides site -specific data that indicates otherwise.
CONAPRVL.102 3
Conditions of Approval
Conditional Use Permit 93-008
November 9, 1993
A trickling sand filter and leachfield of a design approved by the City Engineer shall be
installed to percolate nuisance water. The sand filter and leach field shall be sized to
percolate 22 gallons per day per 1,000 square feet of drainage area.
16. The development shall be graded to permit storm flow in excess of retention capacity to
flow out of the development into the adjacent streets. The development shall be graded
to receive storm flow from adjoining property at locations that have historically received
flow.
STREET AND TRAFFIC IMPROVEMENTS
17. Improvement plans for all on- and off -site driveways and parking lots shall be prepared
by a registered civil engineer. Improvements shall be designed and constructed in
accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as
approved by the City Engineer.
Pavement sections shall be based on a Caltrans design procedure and shall consider soil
strength and anticipated traffic loading. The minimum pavement section for entry drives
and parking areas shall be 3.0" a.c./4.50" a.b.
18. The following improvements shall be constructed:
A. OFF -SITE STREETS
1. Sidewalk along both street frontages of the property. Sidewalk
construction shall include a wheelchair ramp at the corner of Calle
Tampico and Avenida Bermudas including necessary removal and
replacement of curbing.
B*. ON -SITE IMPROVEMENTS
1. The one-way entry drive along the north side of the building shall be a
minimum of 18' wide. The inside turn radius at the northeast corner of
the building shall be a minimum of 15'.
2. This development shall reconstruct the driveway opening as necessary on
Calle Tampico to match the parking lot configuration of this development
and the Circle K development east of this property.
01,111100*011 NO
CONAPRVL.102 4
Conditions of Approval
Conditional Use Permit 93-008
November 9, 1993
19. Access points and turning movements of traffic shall be restricted as follows:
A. Avenida Bermudas - within 100' to 124' north of south property line.
B. Calle Tampico - within 42' to 66' east of east property line.
FEES AND DEPOSITS
20. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the
applicant makes application for the plan checks and permits.
MISCELLANEOUS
21. Plans for on -site and off -site grading, drainage, sidewalks, parking lots and entries, and
lighting shall be submitted to the Engineering Department for plan checking and are not
approved for construction until signed by the City Engineer.
DESIGN REVIEW BOARD REQUIREMENTS
22. Incandescent uplighting shall be used for the parkway landscaping. The fixtures shall
meet the provisions of the City's Outdoor Lighting Ordinance. The lighting should
include glare control features which will help direct the light to the trunk of the tree.
The lights should be located either on the ground or eight feet off the ground mounted
to the trunk of the tree.
23. The trash enclosure dimensions shall be a minimum size of 8-feet by 15-feet and include
a separate pedestrian access. Landscaping should be used around the refuse area.
24. The sidewalk on Calle Tampico shall be either six to eight feet wide to allow both
pedestrian and bikeway traffic on this primary arterial street. The sidewalk on Avenida
Bermudas shall be six feet wide. The requirements of the Engineering Department shall
be met.
25. The final sign program and landscape plan shall be reviewed by the Design Review
Board prior to issuance of a building permit.
26. A street tree program shall be incorporated into the project for both street frontages.
The trees shall be spaced at 20-feet intervals. The program shall consist of palms or
canopy trees (e.g. Jacaranda, Willow, Olive or other type of tree which is either colorful
or feathery in texture).
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Conditions of Approval
Conditional Use Permit 93-008
November 9, 1993
27. All landscaping areas shall be irrigated by drip irrigation methods where possible and all
nuisance water shall be retained on -site within the landscape areas or by other approved
methods (e.g., drywell).
28. The decorative concrete paving used to accent the driveway entry on Calle Tampico shall
be textured concrete and colored to add attention to this area.
29. All exposed wood beams shall be made of rough sawn lumber with decorative exposed
rafter trails. The beams should not be painted or stuccoed.
30. The architectural materials and colors of the building shall be architecturally compatible
(i.e., identical architecture, colors, and/or materials) with the Village Specific Plan
Design Goals. Cement plaster texture used on building shall be of a decorative nature
and approved by the Planning and Development Department prior to issuance of a
building permit.
31. One on -site handicap space shall be required (A.D.A. standards 8-foot ramp plus 8-foot
wide parking space).
32. The windows and doors on the first floor level shall be single, small -pane division
openings (e.g., French doors, casement opening windows). The windows and doors shall
be recessed into the building not less than six inches. A stuccoed plant -on detail should
be added around these facilities to add character to the proposal. The frames shall be
wood, but metal will be allowed if it is painted a dark color.
33. All roof mounted mechanical equipment shall be screened by the decorative stucco
parapet per Municipal Code requirements.
34. Recessed lighting shall be used along the covered pedestrian walkway for security and
safety reasons.
35. Low profile decorative lighting shall be used on the east side of the building in the
parking lot for patron safety if the facility is to be open during evening hours. Fixtures
shall be approved by the Planning and Development Department prior to issuance of a
building permit.
36. The underside of the pedestrian arcade shall be wood planking or exterior plaster.
37. No portion of the building (e.g., building eaves, etc) shall encroach into the City's right-
of-way.
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Conditions of Approval
Conditional Use Permit 93-008
November 9, 1993
39. The pedestrian walkway (on -site) adjacent to the west side of the building shall be
eliminated in order to increase the landscaping area along Avenida Bermudas.
40". Fifty percent (50%) of the parking area shall be shaded by tree cover. Triangular planter
areas shall be incorporated at the end of each of the on -site parking spaces to allow trees
to be planted in the parking lot area.
... .. .... .. .
Raised six inch concrete curbing shall be used to construct the parking lot planter on the
east property line. Concrete wheel -stops shall be used.
CONAPRVL.102