PCRES 1998-056PLANNING COMMISSION RESOLUTION 98-056
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT OF A 3,832 SQUARE FOOT RESTAURANT
ON THE NORTH SIDE OF HIGHWAY 111, 740 FEET WEST
OFJEFFERSON STREET
CASE NO.: SITE DEVELOPMENT PERMIT 98-623
APPLICANT: KERR PROJECT SERVICES FOR THE IHOP CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 2e day of July, 1998, hold a duly noticed Public Hearing to consider the
request of the International House of Pancakes (IHOP) Corporation for a 3,832 square foot
restaurant in the Regional Commercial District within Jefferson Plaza Shopping Center
(Specific Plan 96-027), more particularly described as:
Assessor's Parcel Numbers 649-020-022 AND -023
WHEREAS, the Architecture and Landscape Review Committee did on the
15°i day of July, 1998, review SDP 98-623 for compliance with City development
standards, and voted to recommend to the Planning Commission approval of the project
with conditions; and,
WHEREAS, said Site Development Permit request complies with the
requirements of "The Rules to Implement the California Environmental Quality Act of 1970"
as amended by Resolution 83-68, in that a Negative Declaration of Environmental Impact
(Environmental Assessment 96-325) was certified by the City Council under Resolution 96-
71 for the Jefferson Plaza Shopping Center on September 17, 1996 (i.e., Specific Plan 96-
027 and Conditional Use Permit 96-028). Therefore, no further environmental review is
necessary for Site Development Permit 97-623 because the building site was analyzed for
environmental impacts under EA 96-325; 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, findings, and reasons to justify approval of Site Development Permit 98-
623:
The project is consistent with the General Plan, Specific Plan and Zoning Code.
The City's General Plan Land Use Element designates this site as Mixed Regional
Commercial with a nonresidential overlay. This designation provides for
commercial uses including restaurants as proposed. The development of the site
with an indoor dining restaurant is consistent with the other applicable elements
such as the Circulation Element, Environmental Conservation (Archaeological,
Water Conservation and Arts in Public Places policies), Infrastructure and Public
Services Element, Environmental Hazards Element, and Air Quality Element and
the provisions of Specific Plan 96-027 and the Zoning Code. The subject property
as well as the adjacent properties are zoned for commercial uses. Therefore,
development of the subject property with commercial uses will be compatible with
adjacent properties provided the applicable conditions as recommended by staff are
complied with.
resopc0p6231HOP-25
Planning Commission Resolution 98-056
Site Development Permit 98-623
IHOP Restaurant
2. The architectural design of the project, including but not limited to the architectural
style, scale, building mass, materials, colors, architectural details, roof style, and
other architectural elements are compatible with surrounding development and with
the quality of design prevalent in the City.
Interesting building elements are proposed by the applicant, including tiled tower,
flanking columns, patio covers, and awnings to accentuate the exterior facades.
Materials used are primarily stucco with flat tile roofing. A desert colors scheme
has been chosen for the project. The architectural elements of the building are
compatible with the design elements of the Home Depot building in Phase I of
Jefferson Plaza. The proposed project will not create any conditions which are
materially detrimental to the public health, safety, and general welfare of the City's
citizens. The proposed conditions ensure architectural compatibility between this
project and the existing Home Depot building and Specific Plan 96-027.
3. 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 enclosure, lighting, and other site design elements are
compatible with surrounding development and with the quality of design prevalent
in the City.
This pad site was designated for development under Specific Plan 96-027. The site
has access to the parking areas proposed with Phases I and II of Jefferson Plaza,
but not direct access to Highway 111. Adequate on -site parking for this site is
proposed on the west side of the building. The parking lot, as designed, complies
with the required design standards of the City. Pedestrian walkways and bicycle
storage areas are provided to enhance the project's site elements. Project lighting
will be shielded to reduce glare and highlight curtain building elements (i.e., blue
awnings, etc.). The design elements of the proposed project, along with the
recommended conditions, ensure required City design standards are met.
4. The landscaping for the project has been designed to comply with the design
parameters of Specific Plan 96-027 and the Zoning Code.
Native plant materials are proposed ensuring active growth is maintained properly.
Parking lot trees and perimeter site landscaping improvements are adequate to
provide proper shading of hardscape areas and complement the building facades.
The project, as conditioned, complies with the design requirements of Specific Plan
96-027 and the Zoning Code.
5. The sign program is consistent with Chapter 9.160 of the Municipal Code and the
sign program for the Shopping Center.
Two building mounted illuminated signs are proposed on the south and east sides
of the building. The location, design, and number of signs is consistent with the
adopted sign program for the Shopping Center. An adjustment for the south
resopcsdp623IHOP-25
Planning Commission Resolution 9M56
Site Development Permit 98-623
IHOP Restaurant
building mounted signs is necessary to enhance the signs readability from Highway
111 and comply with corporate signing needs of this nationally recognized tenant.
No impacts are anticipated by approval of the signing request because the signs
will be constructed to meet the City requirements, proper electric facilities will be
provided, exposed light sources will not be permitted, and the guidelines and
standards of the Jefferson Plaza Sign Program will be met.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
The above recitations are true and correct and constitute the findings of the
Planning Commission in this case;
2. The Planning Commission does hereby approve Site Development Permit 98-623
because it is in compliance with the provisions of Specific Plan 96-027 and the
Municipal Code.
3. The project has been assessed under Environmental Assessment 96-325 for which
a Mitigated Negative Declaration has been certified, and the mitigation measures
identified are hereby required to be met.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 28' day of July, 1998, by the following vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler.
NOES: None
ABSENT: None
ABSTAIN: None
ROBERT T. TYLER, Chairman
City of La Quinta, California
Evw-r*II
resopcsdp6231HOP-25
PLANNING COMMISSION RESOLUTION 98-056
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 98-623 (IHOP RESTAURANT)
JULY 28, 1998
+ Modified by the Planning Commission on July 28, 1998
CONDITIONS OF APPROVAL
t��
Upon approval by the Planning Commission, the City Clerk is authorized to file
these Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply (i.e., Assessor's Parcel Numbers 649-
020-022 and -023).
2. The Site Development Permit shall be used (beginning of construction) by July 28,
2000, pursuant to Section 9.200.080 of the Municipal Zoning Code, unless a one
year time extension is granted, prior to expiration.
3. The proposed restaurant development shall comply with all applicable conditions
of Specific Plan 96-027.
4. All exterior lighting shall be down -shining and provided with shielding to screen
glare from adjacent streets to the satisfaction of the Community Development and
Building and Safety Departments pursuant Section 9.100.150 (Outdoor Lighting)
of the Zoning Code. Parking lot light standards shall match those used in the
construction of Phase 1 of the Shopping Center and not exceed 25-feet in overall
height pursuant to Condition 2 of Specific Plan 96-027.
5. Prior to the issuance of a grading, improvement or building permit, 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
Caltrans
• Riverside County Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
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.
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Planning Commission Resolution 98-056
Site Development Permit 9"23 (]HOP Corporation)
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.
6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
Improvements plans submitted to the City for plan checking shall be submitted on
24" X 36" media. Plans shall be submitted in the categories of "Grading, Paving
and Drainage, Precise Grading and Plot Plan," and "Landscaping." The "Precise
Grading and Plot Plan" shall have signature blocks for the Community Development
Director and the Building Official. All other plans shall have signature blocks for the
City Engineer. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall include sidewalk and parking lot improvements.
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 include landscape improvements, irrigation, and
landscape lighting.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
8. 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 from the City.
GRADING
9. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
10. Prior to occupancy of the project 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.
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Planning Commission Resolution 98-056
Site Development Permit 98-623 (IHOP Corporation)
11. A grading plan, which may be combined with the on -site paving and drainage plan,
shall be prepared by a registered civil engineer and must meet the approval of the
City Engineer prior to issuance of a grading permit. The grading plan shall conform
with the recommendations of the soils report and shall be certified as adequate by
a soils engineer or an engineering geologist. The applicant shall submit a copy of
the soils report with the grading plan.
12. 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. The document shall list the
pad elevation approved on the grading plan, the as -built elevation, and the
difference between the two, if any.
13. Stormwater drainage shall comply with the approved Hydrology Plan for the
Jefferson Plaza Shopping Center.
14. Nuisance water shall be retained and disposed of on -site in an approved facility.
The facility shall be designed to infiltrate five gallons per day per 1,000 square feet
(of landscape area) and to accommodate a surge rate of three gallons per hour per
1,000 square feet.
15. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of surface improvements. The applicant shall
provide certified reports of utility trench compaction tests for approval of the City
Engineer.
16. Improvements shall include all appurtenances such as traffic signs, channelization
markings and parking lot striping.
17. Pavement sections shall be based on a Caltrans design for a 20-year life and shall
consider soil strength and anticipated traffic loading (including site and building
construction traffic). The minimum pavement section for on -site paving shall be 3.0"
a.c./4.50" a.b.
The applicant shall submit mix designs for aggregate base materials, Portland
cement concrete and asphalt concrete, including complete mix design lab results,
for review and approval by the City. Construction operations shall not be scheduled
until mix designs are approved.
LANDSCAPING
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Planning Commission Resolution 98-056
Site Development Permit 98-623 (IHOP Corporation)
18. Landscape and irrigation plans shall be prepared by a licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation plans for perimeter setbacks 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.
19. Slopes shall not exceed 3:1 in landscape areas.
20. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
21. Landscaping within the Jefferson Plaza Shopping Center shall be commonly
maintained under a single maintenance contract pursuant Condition 59 of Specific
Plan 96-027.
22. Landscape materials shall be maintained as planted in perpetuity. Any dead or
missing landscaping shall be replaced within 30 days to pursuant Condition 58 of
SP 96-027.
23. Prior to building permit issuance, the applicant shall submit to the Community
Development Department for review and approval a landscape and irrigation plan
showing the following:
A. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of aboveground utility structures
pursuant to Condition 56 of SP 96-027.
B. The applicant shall provide landscape improvements matching those
installed for Phase 1 of the Shopping Center. African Sumac and Crape
Myrtle trees shall be installed in the parking lot area to match existing Phase
1 Shopping Center improvements.
C. Landscaping, including plant types, sizes, spacing, locations, and irrigation
system for all landscape areas consistent with the provisions of Chapter 8.13
of the Municipal Code.
D. Parking lot trees shall be 24" box tree or larger with 2-1/2" to 3" diameter
(caliper) trunks pursuant to Condition 60 (D) of SP 96-027. Newly planted
trees shall be staked with lodge poles to prevent damage from gusts of wind,
etc.
CONDPCSDP623THOP-25/RESOPCSDP623.25 Page 4
Planning Commission Resolution 98-056
Site Development Permit 98-623 (IHOP Corporation)
E. The parking lot shall be screened by using a combination of berms, walls,
and landscaping so that the vehicles will not be visible from Highway 111,
consistent with requirements identified in SP 96-027 (i.e., Condition 61) and
Chapter 9.150 (Parking) of the Zoning Ordinance. Landscaping hedges
shall be a minimum thickness of two feet wide and 42-inches high within 12
months after initial installation.
F. The final landscape plan shall be designed to comply with the Highway 111
Design Guidelines.
G. + Landscaping to the north of the trash enclosure shall be 50% desertscape
24. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
FEES AND DEPOSITS
25. 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.
26. Prior to on -site grading or building permit issuance, Fringe -Toed Lizard mitigation
fees shall be paid to the City (i.e., $600.00/acre).
27. A plan check fee must be paid to the Fire Department at the time building plans are
submitted.
28. 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 building
permits.
FIRE MARSHAL
29. Complete building plans will be required for review and approval by the Fire
Department prior to issuance of building permits.
30. Fire hydrants in accordance with Coachella Valley Water District (CVWD) Standard
W-33 shall be located at each street intersection spaced not more than 330 feet
apart in any direction with no portion of any lot frontage more than 165 feet from a
fire hydrant. Minimum fire flow shall be 2,000 g.p.m. for a 2-hour duration at 20 psi.
Blue dot reflectors shall be mounted in the middle of the streets directly in line with
the fire hydrants.
CONDPCSDP623IHOP-26IRESOPCSDP623-25 Page 5
Planning Commission Resolution 98-056
Site Development Permit 98-623 (IHOP Corporation)
31. Prior to the issuance of a building permit, the applicant/developer shall furnish one
blue line copy of the water system plans to the Fire Department for review and
approval. Plans shall conform to the fire hydrant types, location and spacing, and
the system shall meet the fire flow requirements. Plans must be signed 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."
32. 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.
33. Final conditions will be addressed when building plans are reviewed. All questions
regarding the meaning of these conditions should be referred to the Fire
Department Planning and Engineering staff at (760) 863-8886.
34. Developer 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. The City of La Quinta shall have the right to select its defense counsel in
its sole discretion.
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