PCRES 1997-051PLANNING COMMISSION RESOLUTION 97-051
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CTTY COUNCIL APPROVAL OF
SITE DEVELOPMENT PERMIT 97-603 FOR THE
DEVELOPMENT PLANS FOR FIVE AUTOMOBILE
DEALERSHIPS
CASE NO.: SITE DEVELOPMENT PERMIT 97-603
APPLICANT: STAMKO DEVELOPMENT CO.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
8" day of July, 1997, hold a duly noticed Public Hearing to review the development plans for five (5)
auto dealerships located at the southeast comer of Adams Street and Highway 111, more particularly
described as:
A PORTION OF THE SOUTHWEST AND NORTHWEST
1/4 SECTION OF 29, T5S, R7E
WHEREAS, said Site Development Permit has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution
83-63). The Community Development Department has prepared an Environmental Impact Report
under Environmental Assessment 97-337 for this project which states the project will not have a
significant impact on the environment based on mitigation measures, 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 make
the following mandatory findings of approval to justify a recommendation for approval of said Site
Development Permit 97-603:
The proposed car dealerships are consistent with the City's General Plan in that the property
is designated Mixed/Regional Commercial (M/RC). The Land Use Element (Policy 2-3.1)
of the 1992 General Plan Update allows automobile sales/services as a conditional use. The
project is consistent with the goals, policies and intent of the La Quinta General Plan Land
Use Element (Chapter 2) provided conditions are met.
2. The proposed auto dealerships are consistent with the goals and objectives of the La Quinta
Centre Specific Plan in that the project is a permitted use and will comply with the
development standards and design guidelines provided conditions are met.
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Planning Commission Resolution 97-051
3. The development auto dealerships will be consistent with the City's Zoning Code and the La
Quinta Centre Specific Plan provided conditions are met.
4. The site design of the proposed project is compatible with the high quality of commercial
development on Highway 111.
5. The landscape design along Highway 1 l I generally conforms with the City's Highway I 1 l
Landscape Design Guidelines. The Adams Street landscape setback is also of a high quality
landscape design.
6. The architectural design of the project is compatible with development on Highway 1 I I in
that it is a similar scale of other developments in the area; the building materials will be
aesthetically pleasing, and provide a blend of varied surfaces and variety of textures, provided
conditions are met.
The sign design of the project will provide building identity using common elements of size,
color, and materials.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
That the above recitations are true and constitute the findings of the Planning Commission in
this case;
That it does recommend approval to the City Council of Site Development Permit 97-603 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 City
Planning Commission, held on the 8' day of July, 1997, by the following vote, to wit:
AYES: Commissioners Butler, Kirk, Seaton, Tyler, Woodard and Chairman Abels.
NOES: None.
ABSENT: Commissioner Gardner.
ABSTAIN: None.
SUES/ABELS, Chairman
of La Ouinta. California
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Planning Commission Resolution 97-051
ATTEST:
3RMAIYI, Community Development Director
Quetta, California
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RESOLUTION 97-051
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 97-603 - FIVE AUTO DEALERSHIPS
JULY 8, 1997
1. The development shall comply with the La Quinta Centre Specific Plan,
Specific Plan 97-029 (on file in the Community Development Department), the
approved exhibits and the following conditions, which shall take precedence
in the event of any conflicts with the provisions of the Specific Plan.
2. Exterior lighting for the project shall comply with the City's "Dark Sky" Lighting
Ordinance. Lighting Plans shall be approved by the Community Development
Department Director prior to issuance of building permits. All exterior lighting
shall be down -shining and provided with shielding to screen glare from adjacent
streets and residential property to the north and east to the satisfaction of the
Community Development Department Director. Parking lot light standards shall
be a maximum of 24-feet in height. All lights shall be shielded; specifically
those light fixtures along the east property line (Parcels 5, 6, & 7) adjacent to
Adams Street.
3. Provide adequate trash and recycling areas for each phase for approval by the
Community Development Department Director prior to issuance of a Certificate
of Occupancy. The plan will be reviewed for acceptability by applicable trash
company prior to review by the Community Development Department Director.
4. Prior to issuance of any grading or building permits, or ground disturbance,
mitigation measures as recommended by the Archaeological Assessment for
the site shall be completed at the applicant/developer's expense. This consists
of having an archaeological monitor on site during grading and earth
disturbance operations. A final report shall be submitted prior to issuance of
the Certificate of Occupancy of the first building.
5. Handicap access, facilities and parking shall be provided per State and local
requirements.
6. Prior to any site disturbance being permitted, including construction,
preliminary site work and/or archaeological investigation, the project developer
shall submit and have approved a Fugitive Dust Control Plan (FDCP), in
accordance with Chapter 6.16 of the La Quinta Municipal Code. The plan shall
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Planning Commission Resolution 97-051
Conditions of Approval - Recommended
Site Development Permit 97-603 - Five Auto Dealerships
July 8, 1997
define all areas proposed for development and shall indicate time lines for
phasing of the project, and shall establish standards for comprehensive control
of both anthropogenic and natural creation of airborne dust due to development
activities on site. Phased projects must prepare a plan that addresses control
measures over the entire build -out of the project (e.g., for disturbed lands
pending future development).
7. Construction shall comply with all local and State building code requirements
as determined by the Building and Safety Director.
8. Prior to issuance of any land disturbance permit, the applicant shall pay the
required mitigation fees for the Coachella Valley fringe -Toed Lizard Habitat
Conservation Program, as adopted by the City, in the amount of $600 per acre
of disturbed land.
9. Prior to the issuance of a grading permit, the applicant shall prepare and submit
a written report to the Community Development Director demonstrating
compliance with those Conditions of Approval and mitigation measures of SP
97-603, and EA 97-337. Prior to the issuance of a building permit, the
applicant shall prepare and submit a written report to the Community
Development Director demonstrating compliance with those Conditions of
Approval and mitigation measures of SP 97-603 and EA 97-337. The
Community Development Director may require inspection or other mitigation
monitoring measures to assure such compliance.
10. All roof and wall mounted mechanical -type equipment shall be installed or
screened with architecturally compatible material so as not to be visible from
surrounding properties and streets to the satisfaction of the Community
Development Director and/or Planning Commission. Working drawings
showing all proposed equipment and how they will be screened shall be
submitted and approved prior to issuance of a building permit.
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Planning Commission Resolution 97- 051
Conditions of Approval - Recommended
Site Development Permit 97-603 - Five Auto Dealerships
July 8, 1997
11. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
12. The applicant shall comply with all conditions of approval of the underlying
Tentative Parcel Map 28525 which conditions are included herein by reference.
13, Unless otherwise provided herein, these conditions shall apply to development
of both the overall site and to individual sites within the auto mall and
commercial center
14. Prior to the issuance of grading, improvement or building permits, the
applicant shall obtain permits and/or clearances from the following public
agencies:
- Fire Marshal
- Public Works Department (Grading Permit, Improvement Permit)
- Community Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District (CVWD) (Water & Sewer)
- Imperial Irrigation District (IID) (Electricity)
- California Regional Water Quality Control Board (NPDES Permit)
Caltrans
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include
a copy of the application for the Notice of Intent with grading plans submitted
for plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of an approved Storm Water Pollution Protection
Plan.
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Conditions of Approval - Recommended
Site Development Permit 97-603 - Five Auto Dealerships
July 8, 1997
IMPROVEMENT PLANS
15. Project improvement plans submitted to the City for plan checking shall be
submitted on 24" x 36" media in the categories of "Rough Grading, "Precise
Grading," " Streets & Drainage," and "Landscaping." All plans except precise
grading plans shall have signature blocks for the City Engineer. Precise grading
plans shall have signature blocks for the Community Development Direct and
the Building Official. Plans are not approved unless, and until, they are signed.
"Street and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. If water and sewer plans are
included on the street and drainage plans, the plans shall have an additional
signature block for the Coachella Valley Water District (CVWD). The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's
signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
16. Individual site improvement plans (not including street or public facility
construction) shall be submitted on 24" x 36" media. Plans for individual site
improvements may be combined on a single plan provided excess clutter
doesn't affect readability.
Individual site plans shall include all. hardscape, drainage and landscape
improvements. Plans for parking areas and interior circulation routes shall
include traffic striping and pavement markings, signing, pedestrian facilities,
trash receptacles, and other features which may affect the safe flow of
vehicles and pedestrians.
All plans (except precise grading plans, if separate) shall have signature blocks
for the City Engineer. Precise grading plans shall have signature blocks for
Community Development Director and the Building Official. Plans are not
approved for construction until they are signed.
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Site Development Permit 97-603 - Five Auto Dealerships
July 8, 1997
If water and sewer plans are included on plans to be approved by the City
Engineer, the plans shall have an additional signature block for the Coachella
Valley Water District (CVWD). The combined plans shall be signed by CVWD
prior to their submittal for the City Engineer's signature.
17. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the
applicant may acquire standard plan and/or detail sheets form the City.
18. Improvements to be made or agreed upon shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
GBADIH
19. Prior to occupation of the project site or any individual site for construction
purposes, the applicant shall submit and receive approval of a fugitive dust
control plan prepared in accordance with Chapter 6.16, LQMC. 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.
20. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interimlandscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
21. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil
engineer or surveyor, that lists actual building pad elevations for the building
lots. The document shall list the pad elevation approved on the grading plan,
the as -built elevation, and the difference between the two, if any. The data
shall be organized by lot number and shall be listed cumulatively if submitted
at different times.
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Conditions of Approval - Recommended
Site Development Permit 97-603 - Five Auto Dealerships
July 8, 1997
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 96.03 and
the following:
22. Stormwater falling on site during the peak 24-hour period of a 100-year storm
shall be retained within the development unless otherwise approved by the City
Engineer. The tributary drainage area shall include streets within the
development and extend to the centerline of public streets adjacent to the
development..
23. 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.
24. A trickling sand filter and leachfield or other percolation system approved by
the City Engineer shall be installed to percolate nuisance water. The system
shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage
area.
25. Retention basin slopes shall not exceed 3:1 on private property, 5:1 on public
property. Retention depth shall not exceed six feet on private property, two
feet on public property.
26. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
27. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet
and into the historic drainage relief route.
28. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
29. If the applicant proposes drainage of stormwater to off -site locations, the
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Site Development Permit 97-603 - Five Auto Dealerships
July 8, 1997
applicant may be required to design and install first -flush storage, oil/water
separation devices, or other screening or pretreatment method(s) to minimize
conveyance of contaminants to off -site locations. If the drainage will directly
or indirectly enter public waterways, the applicant and, subsequently, the
Property Owners' Association, shall be responsible for any sampling and
testing of effluent which may required under the City's NPDES Permit or other
city- or area -wide pollution prevention program and for any other obligations
and/or expenses which may arise from the such discharge of the
development's stormwater or nuisance water. The CC & Rs for the
development shall reflect the existence of this potential obligation.
30. The applicant shall provide facilities, approved by the City Engineer, which
intercept and percolate nuisance water. The facilities shall be sized to
percolate 22 gallons per day per 1,000 square feet of drainage area. For
design purposes, the maximum percolation rate of native soils shall be two
inches per hour. The percolation rate shall be considered zero unless the
applicant provides site -specific data which demonstrates otherwise.
31. For individual auto sales & service sites and other sites where stormwater
contaminants are typically produced or deposited, all washdown water and
runoff from service, fueling and used -vehicle storage areas shall be routed
through oil/water separation devices approved by the City prior to disposal in
retention/percolation facilities. The applicant and, eventually, the Property
Owner's Association, shall schedule regular inspections of the separation
devices to ensure that accumulations of petroleum products and contaminated
runoff are pumped from the devices and disposed of in accordance with law
32. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, and retention basins shall be prepared by a licensed landscape
architect.
Landscape and irrigation plans shall be approved by the Community
Development Department. Landscape and irrigation construction plans shall be
submitted to the Public Works Department for review and approval by the City
Engineer. The plans are not approved for construction until they have been
approved and signed by the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner.
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Site Development Permit 97-603 - Five Auto Dealerships
July 8, 1997
33. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way.
34. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no
lawn or spray irrigation within 5-feet of curbs or sidewalks along public streets.
35. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
36. The applicant shall provide landscape improvements in the perimeter setback
areas along S.R. 111 and on the east side of Adams Street. Undulating
mounding shall be an average minimum of 3 feet in height.
37. If the landscape and lighting designs permit, clusters of trees shall be proposed
around each light pole along the east perimeter wall, adjacent to Adams Street
(Parcels 5, 6, & 7).
38. The tree sizes be specified on the landscape plan as a mix of 24 inch box, with
a minimum of 2-1/2" to 3" diameter as measured 6" from grade and 36 inch
box, with a minimum of 4" diameter as measured 12" from grade.
39. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
40. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction
to be able to furnish and sign accurate record drawings.
41. 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 applies for plan checking and permits.
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Planning Commission Resolution 97- 051
Conditions of Approval - Recommended
Site Development Permit 97-603 - Five Auto Dealerships
July 8, 1997
42. 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 plan checking and permits.
FIRE MARSHAL
43. Schedule E fire protection approved Super fire hydrants, (6" x 4"'x 2'/2" x 2'/:")
will be located at each street intersection spaced not more than 330 feet apart
in any direction with any portion of any frontage more than 165 feet from a fire
hydrant.
44. The water mains shall be capable of providing a potential fire flow of 5000
g.p.m. and an actual fire flow available from any two hydrant's shall be 2500
g.p.m. for a 2-hour duration at 20 p.s.i. residual operating pressure.
45. Prior to recordation of the final map, applicant/developer will furnish one
blueline copy of the water system plans to Fire Department for
review/approval. Plans will conform to the fire hydrant types, location and
spacing, and the system will meet the fire flow requirements. Plans will be
signed/approved by a registered civil engineer and the local water company
with the following certification: "I certify that the design of the water system
is in accordance with the requirements prescribed by the Riverside County Fire
Department."
46. The required water system including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building material
being placed on an individual lot.
RI ul DINGS/FACILITIES
47. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the
Fire Department for approval of mounting location/position and operating
standards. Special forms are available from the Riverside County Fire
Department for ordering the Key Switch. This form must be authorized and
signed by that office for the correctly coded system to be purchased.
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Planning Commission Resolution 97-051.
Conditions of Approval - Recommended
Site Development Permit 97-603 - Five Auto Dealerships
July 8, 1997
48. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on -site improvements.
49. Prior to issuance of building permits, the rear elevations of buildings on Parcels
1, 2, and 3 shall be revised to include additional design treatment and
articulation such as trellises, stepped parapets, pilasters, etc., for approval by
the Community Development Director.
50. Prior to issuance of a building permit for Parcel 5, the proposed parapet wall
surrounding the roof parking area shall be increased to 5'/z' in height. Lighting
shall be mounted on the interior of the parapet wall and no lighting shall be
allowed that extends above the parapet wall.
51. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project.
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